Area Median Income by County 2026: HUD Income Limits
Most down payment assistance programs cap income at a percent of your area median income (AMI), adjusted for how many people live in your home. Pick your state and county to see HUD's official 2026 median and income limits, then enter your income to see where you stand. Nothing you type is sent or saved.
How to use these numbers
- 80% limit (HUD "low income"): many grants and forgivable loans, and HUD HOME-funded city and county programs, use this line.
- 50% limit (HUD "very low income"): some local programs reserve their biggest awards for households at or below it.
- 100% to 140% of AMI: many state housing finance agency programs use these higher caps. They publish their own tables, so check the program's page; the median above is the reference point.
- Programs switch to new HUD figures on their own schedule. If a program's page shows a different number, the program's number is the one that counts.
Next: see your state's programs and their income limits, run the eligibility checker, or estimate how much help you could get.
Source
U.S. Department of Housing and Urban Development, FY 2026 Income Limits ↗ (Section 8 income limits, Excel data ↗), effective May 1, 2026. 4,680 counties and New England towns. Median family income is HUD's FY2026 estimate for the HUD area the county belongs to, so counties in the same metro area share one median.
Information only, not a determination of eligibility. Each program sets its own income definition and limits; confirm with the program or a HUD-approved housing counselor ↗.
Common questions
What is area median income (AMI)?
Area median income is the middle family income for a metro area or county. HUD calls it median family income and publishes it every year. Down payment assistance programs often set their income limit as a percent of it, such as 80% or 120% of AMI, adjusted for household size.
Which year are these numbers from?
HUD's fiscal year 2026 income limits, effective May 1, 2026. HUD usually publishes new limits each spring, and programs switch to them on their own schedule, so a program may still use last year's table for a while.
Why doesn't 80% of the median match the 80% limit?
HUD adjusts its limits for high housing costs, state non-metro minimums and a national cap, so the published 80% (low income) limit often isn't exactly 80% of the median. HUD advises using the published limits rather than doing the math yourself, which is why we show HUD's own numbers.
My program uses 100%, 120% or 140% of AMI. Where do I find that?
HUD doesn't publish those levels in this table, and agencies calculate them differently. Use the table on the program's official page (each program page here links to it). The median shown here is a useful reference point.
What counts as household income?
Each program defines it, but most count the gross yearly income of everyone 18 or older who will live in the home. Some count only the borrowers. Check the program's rules or ask a HUD-approved housing counselor.
Is this lookup private?
Yes. The data loads as a plain file for your state and your inputs never leave your browser.
Free down payment aid updates
New, changed and closed down payment assistance programs, from official sources. Free. Unsubscribe anytime.