Last fact-check: July 27, 2026 · Primary source: HUD (HUD User) · General information, not an eligibility determination
Quick answer
HUD income limits for FY2026 are area-specific — there is no single national dollar figure. HUD sets limits for every county and metro area from Area Median Income in three tiers: Extremely Low (about 30% of AMI or the poverty guideline, whichever is higher), Very Low (50%) and Low (80%). FY2026 limits took effect May 1, 2026. Look up your own area and household size on HUD’s official tool.
Key takeaways
- Limits vary by county/metro AND household size — always check your own area.
- FY2026 increases were capped at 10% per area this year.
- Any article quoting one national “HUD income limit” is mistaken.
The three tiers
| Tier | Definition | Typical use |
|---|---|---|
| Extremely Low Income | Greater of 30% of area median income or the federal poverty guideline, capped at the Very Low limit | Deepest-need priority, including voucher targeting |
| Very Low Income | At or below 50% of area median income | Core voucher and public-housing threshold |
| Low Income | At or below 80% of area median income | Broader affordable-housing programs |
What changed for FY2026
FY2026 limits became effective May 1, 2026 — a month later than usual, because the Census Bureau’s underlying survey data was released in late January 2026. HUD’s FY2026 methodology caps each area’s year-over-year increase at the greater of 5% or twice the change in national median family income, subject to a 10% absolute ceiling — and the 10% ceiling is the binding cap this year. The national median family income for FY2026 is $107,900. Decreases are floored at 5%.
Household size matters
Within each tier, limits scale by family size: the four-person figure is the base, smaller households get a percentage of it and larger households get more. HUD’s lookup tool shows the exact dollar limit for your area and each household size from one to eight people.
How to look up your area’s limit
Open HUD’s income-limits dataset, select your state, then your county or metro area, and read the limits for your household size across the three tiers. Rely on the official tool rather than secondhand numbers — limits change every year and differ by area.
Assets can matter too: under the HOTMA law, housing assistance also applies a net family asset limit, adjusted annually. Confirm the current figure with your public housing agency when you apply.
Related guides
- Housing Assistance 2026 Guide
- Section 8 Housing Choice Voucher Guide
- Public Housing Eligibility 2026
- Federal Poverty Level chart
Official sources
- HUD User — FY2026 Income Limits (lookup)
- HUD — FY2026 Income Limits statement
- HUD — FY2026 methodology
Editorial status: This guide has been checked against the cited official sources. Independent subject-matter review has not been completed. The tier definitions, May 1, 2026 effective date, FY2026 cap methodology and $107,900 national median were checked against the linked HUD documents on July 27, 2026. Your PHA makes the eligibility determination. The Guru Gazette is independent and is not affiliated with HUD.
[…] guideline), the deepest-need households are prioritized. To see where your income falls, review our HUD Income Limits 2026 […]
[…] the full breakdown of income tiers, see our HUD Income Limits 2026 guide. To go deeper on each program, read the Section 8 Housing Choice Voucher Guide and Public […]