Every year, HUD releases new income limits that determine who qualifies for Section 8 and other housing assistance programs. The 2026 numbers are out, and they've changed quite a bit from last year. Let me walk you through what it all means.

What Are HUD Income Limits?

In simple terms, HUD income limits are the maximum amount your household can earn and still qualify for housing assistance. These limits vary based on where you live and how many people are in your household.

HUD uses something called Area Median Income (AMI) as the baseline. They then set different limit categories as percentages of that AMI:

• Extremely Low Income (ELI): 30% of AMI — highest priority for vouchers
• Very Low Income (VLI): 50% of AMI — standard Section 8 eligibility
• Low Income: 80% of AMI — eligible for some programs

Why 2026 Limits Matter

The 2026 income limits increased in most areas — some significantly. This means more families may now qualify who didn't before. If you applied and were denied last year, it's worth checking again.

Here's what changed nationally:

• Average increase of 5-8% in metro areas
• Some high-cost areas saw 10%+ increases
• Rural areas had smaller adjustments (2-4%)

2026 Income Limit Examples

Let me show you real numbers for a 4-person household at the Very Low Income (50% AMI) level:

• San Francisco, CA: $78,550 — yes, you can earn nearly $80K and qualify
• New York City: $62,950
• Los Angeles: $52,350
• Houston, TX: $43,900
• Phoenix, AZ: $45,100
• Rural areas: $31,000-38,000 typically

The huge variation exists because housing costs vary so dramatically. HUD adjusts limits so the program works in both expensive and affordable markets.

How Household Size Affects Your Limit

Larger households get higher income limits. Here's how it scales from the 4-person base:

• 1 person: 70% of the 4-person limit
• 2 persons: 80%
• 3 persons: 90%
• 4 persons: 100% (base)
• 5 persons: 108%
• 6 persons: 116%
• 7 persons: 124%
• 8 persons: 132%

So if the 4-person VLI limit in your area is $50,000, a single person would need to earn under $35,000, while a family of 6 could earn up to $58,000.

What Income Counts (and What Doesn't)

HUD counts most regular income sources:

Counted: Wages and salaries, Social Security and SSI, pensions and retirement, unemployment benefits, child support received, regular cash gifts, rental income, interest and dividends.

NOT Counted: Food stamps (SNAP), one-time payments (tax refunds, inheritance), foster care payments, student financial aid for tuition/books, income of live-in aides, temporary emergency assistance.

How to Find Your 2026 Income Limits

The quickest way is to use our income limits lookup tool. Just enter your ZIP code and household size, and you'll see the exact limits for your area.

You can also check HUD's official database at huduser.gov, but our tool is usually faster and shows you how the limits compare to previous years.

What If You're Over the Limit?

If your income exceeds the Very Low Income limit:

• You probably won't qualify for a new voucher
• Some PHAs have limited Low Income (80% AMI) slots
• If you already have a voucher, you can keep it even if your income rises — until you hit the over-income threshold (typically 120% of AMI)

Income limits are just one factor. Even if you qualify income-wise, waitlists in most areas are long. But checking your eligibility is the first step.

→ Look up 2026 income limits for your area