What is area median income (AMI)?
Area median income (AMI) is HUD's estimate of the median family income in a metro area or non-metro county. Housing programs set their income limits as a share of it: 30% (extremely low income), 50% (very low income) and 80% (low income). In FY2026 the median AMI across U.S. counties is $88,100.
Data: HUD FY2027 Fair Market Rents (effective October 1, 2026), FY2026 income limits (effective May 1, 2026). Spot-checked against the official sources on November 5, 2026 (results). Last site change: November 8, 2026 (changelog).
What does 80% AMI mean?
“80% AMI” is HUD's low-income limit: a household qualifies as low income if its total gross income is at or below that figure for its size. It is not simply 80% of the median: HUD adjusts each limit for household size (the four-person limit is the base) and caps or raises limits in very high- and low-cost areas, so the published table is what counts. Housing Choice Vouchers are generally limited to households at or below 50% AMI, and at least 75% of the families a housing authority admits each year must be extremely low income, at or below 30% (24 CFR 982.201). Tax-credit (LIHTC) apartments usually use 50% or 60% AMI limits from a separate HUD table.
AMI and income limits in the largest counties (FY2026)
| County | Median family income (AMI) | 30%, 4 people | 50%, 4 people | 80%, 4 people |
|---|---|---|---|---|
| Los Angeles County, CA | $108,100 | $50,000 | $83,300 | $133,250 |
| Cook County, IL | $121,500 | $36,450 | $60,750 | $97,200 |
| Harris County, TX | $104,000 | $33,000 | $52,000 | $83,200 |
| Maricopa County, AZ | $112,400 | $33,700 | $56,200 | $89,900 |
| San Diego County, CA | $130,900 | $52,450 | $87,450 | $139,900 |
| Orange County, CA | $138,600 | $55,850 | $93,050 | $148,850 |
| Miami-Dade County, FL | $89,800 | $40,850 | $68,100 | $109,000 |
| Kings County, NY | $104,300 | $50,900 | $84,800 | $135,700 |
| Dallas County, TX | $121,100 | $36,350 | $60,550 | $96,900 |
| Riverside County, CA | $106,500 | $36,900 | $61,500 | $98,400 |
| Clark County, NV | $98,200 | $33,000 | $52,750 | $84,400 |
| Queens County, NY | $104,300 | $50,900 | $84,800 | $135,700 |
| King County, WA | $164,400 | $49,300 | $82,200 | $116,650 |
| San Bernardino County, CA | $106,500 | $36,900 | $61,500 | $98,400 |
| Tarrant County, TX | $110,300 | $33,100 | $55,150 | $88,250 |
Most populous FMR/income-limit area of each county. Every county page has the full table for 1 to 8 people.
How HUD calculates AMI
- HUD starts from Census American Community Survey median family income for the area and trends it forward to the fiscal year.
- The area is the same metro area or non-metro county HUD uses for Fair Market Rents; New England uses town-based areas.
- Limits are published each spring and take effect for the fiscal year (FY2026 limits took effect on May 1, 2026).
Which income counts?
Gross annual income of all household members, before taxes, from wages, benefits and most other sources. Some income is excluded (for example earnings of full-time students who are dependents above a small amount). Your housing authority or property manager makes the final determination. To see what a voucher would pay at your income, use the Section 8 rent calculator.
Source:HUD Section 8 Income Limits FY2026 (effective May 1, 2026) and FY2025, details.