Section 8 Income Limits 2026: How to Check If You Qualify
You’ve heard that Section 8 is only for people who earn almost nothing. But your friend in another city qualified with a higher income than yours. Online charts give numbers that don’t match each other.
That’s because Section 8 income limits 2026 are different in every area. HUD sets them for each metro area and county, based on the local median income. Most families must earn no more than 50% of that median, called “very low income.” HUD’s FY2026 limits took effect May 1, 2026. And once you’re in the program, the limit doesn’t apply the same way.
This guide explains the three income levels, shows real 2026 examples, and walks you through finding your own limit.
What are the Section 8 income limits for 2026?
Section 8 income limits 2026 depend on where you live and how many people are in your household. HUD sets three levels for each area: extremely low, very low (50% of the area median), and low (80%). Most new families must be at or below the very low limit. HUD’s FY2026 limits took effect May 1, 2026.
| Income level | What it means | Who it matters for |
|---|---|---|
| Extremely low income | About 30% of area median, or the federal poverty line if higher | 75% of new voucher admissions must be in this group |
| Very low income | 50% of area median | The main limit for most new families |
| Low income | 80% of area median | Only certain families, like those already assisted |
Sources: 24 CFR 982.201 and HUD USER’s FY2026 income limits page.
Takeaway: there’s no single national Section 8 income limit, only local ones.
What are some real 2026 income limit examples?
Here are FY2026 Section 8 income limits from HUD’s official table for five sample areas. The very low income column is the main limit for most new families who apply. The same household size can have far different limits in other cities. Limits follow local median income and housing costs.
| Area | 2026 median family income | 1 person, very low | 4 people, very low | 4 people, extremely low |
|---|---|---|---|---|
| Los Angeles-Long Beach-Glendale, CA | $108,100 | $58,300 | $83,300 | $50,000 |
| San Diego-Chula Vista-Carlsbad, CA | $130,900 | $61,250 | $87,450 | $52,450 |
| Phoenix-Mesa-Chandler, AZ | $112,400 | $39,350 | $56,200 | $33,700 |
| Birmingham-Hoover, AL | $104,100 | $36,450 | $52,050 | $33,000 |
| Little Rock-North Little Rock-Conway, AR | $93,700 | $32,800 | $46,850 | $33,000 |
Source: HUD FY2026 Section 8 Income Limits table.
Notice that Los Angeles has a lower median than Phoenix but higher limits. HUD adjusts limits for high housing costs. Also, in Birmingham and Little Rock, the 4-person extremely low limit is $33,000. That matches the 2026 federal poverty guideline for a family of four, which sets a floor.
Takeaway: always check your own area, because charts for other places can mislead you.
How do I find the Section 8 income limit for my area?
Go to HUD USER’s income limits page, choose FY2026, and pick your state and county or metro area. Find the row for “very low income” and the column for your household size. Compare that number to your household’s total yearly income before taxes. Your housing authority makes the final call on how your income is counted.
- Open HUD USER’s income limits page. Search “HUD income limits FY2026.”
- Choose your state and county. Some counties are part of a larger metro area.
- Find your household size. Count everyone who will live with you.
- Read the very low income limit. This is the main test for most families.
- Add up your yearly income. Include everyone’s wages, benefits, and other income.
- Ask your housing authority. It decides how your income is counted.
Your housing authority may also post its own income limit chart. If it does, that’s the chart it uses when you apply.
Takeaway: use your county’s very low income number, not a national average.
What counts as income for Section 8?
Housing authorities look at your household’s expected yearly income from all sources, before taxes. That usually includes wages, Social Security, SSI, unemployment, child support, and pensions. Some money isn’t counted, and some deductions lower your income for rent purposes. Your agency verifies income with outside sources, such as employers and benefit offices.
| Usually counted | Usually not counted or handled differently |
|---|---|
| Wages and tips | A live-in aide’s income |
| Social Security and SSI | Certain one-time lump sums, like some inheritances |
| Unemployment benefits | Income from children’s jobs, in many cases |
| Child support and alimony | Some education aid |
| Pensions and retirement payments | Certain government program payments |
Exact rules are in 24 CFR 5.609, and your agency applies them. When in doubt, report the income and let the agency decide. Hiding income can lead to repayment and termination. Our Section 8 repayment agreement guide explains what happens when income isn’t reported.
Takeaway: report everything, because the agency decides what counts.
Can I lose Section 8 if I make too much money?
Not directly. Income limits apply when you’re admitted to the program, not every year after. But as your income rises, your rent share goes up and the agency pays less. If the agency’s payment drops to zero for 180 days, the contract ends automatically under 24 CFR 982.455. That’s how families leave the program once they no longer need help.
| Your situation | What happens |
|---|---|
| Applying for the first time | Your income must be within the limit |
| Already in the program and income goes up | Your rent share rises, but you aren’t removed for the income alone |
| The agency’s payment reaches $0 | The contract ends 180 days after the last payment |
| You lose income within those 180 days | Ask the agency to start payments again |
Report raises on time. Under 24 CFR 982.516, agencies must do an interim review when income rises 10% or more. Some earned income is an exception. Our Section 8 recertification guide covers reporting rules.
Takeaway: a raise won’t kick you out, but it will change your rent share.
Do income limits change if I move with my voucher?
Yes, they can. Under 24 CFR 982.201(b)(4), the income limit at admission is the one for the area where you’re first assisted. You can only use your voucher in an area where you’re income eligible. This matters most for new voucher holders who move to another area before leasing up.
If you’re already leased up and then move, your agency follows the portability rules. Ask both agencies how your income will be reviewed. Our Section 8 portability guide explains the full process.
Takeaway: if you plan to move right away, check the income limit in the new area too.
Section 8 income limits myths vs facts
Reddit and Facebook posts about Section 8 income limits 2026 often quote one national number or an old chart. Some say any raise gets you kicked off. Others say income limits don’t matter. We checked these claims against HUD’s FY2026 table and federal rules. Use this table before you decide whether to apply.
| What people say online | What the rules say |
|---|---|
| “There’s one income limit for the whole country.” | Limits are set for each area. |
| “A family of four must earn under $36,500 everywhere.” | In Los Angeles, the very low limit for four is $83,300. |
| “If you get a raise, you’re kicked off.” | Limits apply at admission; a raise changes your rent share. |
| “Only extremely poor families can apply.” | Most families qualify at or below 50% of area median. |
| “Your income limit stays the same if you move.” | You must be income eligible in the area where you lease up. |
| “Last year’s chart is still good.” | HUD updates limits each year; FY2026 took effect May 1, 2026. |
Takeaway: the right number is your area’s FY2026 limit for your household size.
Frequently asked questions
What is the income limit for Section 8 in 2026?
It depends on your area and household size. For most new families, the limit is 50% of the area median income, called very low income. For example, in Phoenix, it’s $56,200 for a family of four. Check HUD USER’s FY2026 table for your county.
What is the highest income to qualify for Section 8?
For most families, it’s the very low income limit, 50% of the area median. Some families, like those already in HUD programs, may qualify up to the low income limit of 80%. Your area’s numbers are in HUD’s FY2026 table.
When did the 2026 Section 8 income limits take effect?
HUD’s FY2026 Section 8 income limits took effect on May 1, 2026. HUD updates them each year. Your housing authority uses the current limits when it checks your eligibility. If you applied before May 1, ask which year’s limits applied to you.
How do I know if I qualify for Section 8?
Find your area’s FY2026 very low income limit for your household size. Compare it to your household’s total yearly income before taxes. If you’re at or below the limit, you may qualify. Your housing authority will verify income, citizenship status, and other rules.
Does Section 8 count my SSI or Social Security?
Yes. Social Security and SSI are usually counted as income. Some deductions apply, especially for elderly and disabled families, such as medical expense deductions. Your housing authority will tell you how your income and deductions are figured.
Can I lose Section 8 if my income goes up?
Not because of the income limit itself, which applies at admission. But your rent share rises as your income rises. If the agency’s payment drops to zero and stays there for 180 days, the contract ends automatically. Report raises on time.
Your next step
Look up your area’s FY2026 limit on HUD USER today and compare it to your household’s yearly income. Then contact your housing authority about open waiting lists. Already have a voucher? Read our guide on how to find landlords who accept Section 8. Browse all our guides.
This guide gives general information, not legal advice. Income rules vary by housing authority. Read how we check our facts, or report an error. Last reviewed: October 14, 2026.
Sources: HUD USER: Income Limits (FY2026) | HUD FY2026 Section 8 Income Limits table | 24 CFR 982.201, Eligibility and targeting (eCFR) | Also cited: 24 CFR 5.609, 982.455, 982.516.
