HUD FY2026 income limits by county and household size
Updated October 2026
Each year HUD estimates the median family income for every metro area and nonmetro county from Census survey data, then sets income limits that housing programs use to decide who qualifies. The “50%” and “80%” labels are starting points, not exact percentages: HUD caps and floors the limits so that they move gradually, uses the U.S. median where local incomes are very high, and never sets the extremely low limit below the federal poverty guideline. That is why Los Angeles County’s 80% limit for four ($133,250) is more than 80% of its $108,100 median: HUD adjusts for high housing costs.
HUD starts from the very low income (50%) limit for four people and adjusts for household size: 70% of it for one person, 80% for two, 90% for three, 108% for five, 116% for six and so on, rounded up to the next $50. The low (80%) limit follows the same steps; the extremely low limit is the greater of 30% of median (similarly adjusted) and the poverty guideline, but no more than the very low limit. Four-person limits for FY2026, from HUD’s file Section8-FY26.xlsx:
| Place | Median family income | Extremely low (30%) | Very low (50%) | Low (80%) |
|---|---|---|---|---|
| Los Angeles County, CA | $108,100 | $50,000 | $83,300 | $133,250 |
| Cook County, IL (Chicago) | $121,500 | $36,450 | $60,750 | $97,200 |
| King County, WA (Seattle) | $164,400 | $49,300 | $82,200 | $116,650 |
| Honolulu County, HI | $133,400 | $46,200 | $77,000 | $123,200 |
| Barbour County, AL (rural) | $69,900 | $33,000 | $37,100 | $59,350 |
| Travis County, TX (Austin) | $134,400 | $40,300 | $67,200 | $106,800 |
In rural Barbour County the 30% limit for four ($33,000) equals the 2026 poverty guideline, because 30% of the local median would be lower.
Pick the state and type the county (or the town in New England). Household size is everyone who will live in the unit, including children. Income is the household’s total gross annual income expected over the next 12 months from all sources: wages, self-employment, Social Security, pensions, child support and similar. Housing programs annualize current income rather than using last year’s tax return.
| Household (FY2026) | Very low limit | Low limit | Category |
|---|---|---|---|
| Family of 4, $95,000, Los Angeles County | $83,300 | $133,250 | low income (80%) |
| Single adult, $28,000, Barbour County, AL | $26,000 | $41,550 | low income (80%) |
| Household of 6, $70,000, Cook County | $70,500 | $112,800 | very low income (50%) |
| Couple, $80,000, King County, WA | $65,800 | $93,350 | low income (80%) |
| Family of 3, $45,000, Travis County, TX | $60,500 | $96,150 | very low income (50%) |
The same income lands in different categories in different places: $70,000 for six people in Cook County is very low income, while $80,000 for a couple in King County is low income.
Extremely low (30%): housing agencies must give at least 75% of new vouchers each year to households at or below it. Very low (50%): the general income ceiling for Housing Choice Vouchers and most public housing admissions. Low (80%): the upper limit for public housing and many HOME-funded and down-payment assistance programs. 60%: Low-Income Housing Tax Credit apartments usually use 60% limits, which HUD publishes separately as Multifamily Tax Subsidy Project (MTSP) limits; 120% of the very low limit, shown in the calculator, is a rough guide ($99,960 for four in Los Angeles County). Programs run by states and cities may use other percentages.
HUD uses median family income (families of two or more related people) for the area, projected forward to the fiscal year, while news stories usually quote Census median household income, which includes single people living alone and runs lower. HUD also defines areas its own way, sometimes splitting a metro into several “HUD Metro FMR Areas.”
It does not determine eligibility for a specific property or program. Each program sets its own income definition, asset rules and preferences, and LIHTC properties use the MTSP limits rather than the Section 8 limits shown here. Waiting lists are often closed or long. The housing authority, property manager or program administrator makes the final determination.
Using the median instead of the limit for your household size. Using last year’s tax return when the program wants expected income for the next 12 months. Leaving out household members’ income, such as an adult child’s job. Using last year’s limits: FY2026 limits apply from May 1, 2026. Assuming 80% means 80% of the median; HUD’s adjustments can push the limit above or below it.