Area median income and Section 8 in Port Arthur, TX: what the numbers mean for you

Last updated 2026-07-10

What is the area median income for Port Arthur, TX?

HUD calculates area median income for the Beaumont-Port Arthur-Orange metropolitan statistical area (MSA), not for Port Arthur as a standalone city. That MSA covers Jefferson, Orange, and Hardin counties. For fiscal year 2024, HUD set the median family income for that area at $82,300 for a household of four. ^[1]

That number anchors almost every affordability calculation in the region. FHA loan limits, Low-Income Housing Tax Credit rents, and Section 8 eligibility all start from it. If you've heard someone say "50% AMI" or "80% AMI," they mean 50% or 80% of that $82,300 baseline, adjusted up or down for household size.

HUD adjusts the figure by family size using a standard formula. A one-person household gets a lower threshold, a six-person household gets a higher one. The adjustments aren't exactly proportional to size. HUD uses its own multipliers, so you can't just divide $82,300 by four and multiply by your household count. The actual figures for each household size are published in HUD's income limits data tables each spring. ^[1]

The AMI also shifts year to year. The Beaumont-Port Arthur MSA median family income was $78,200 in FY2022 and $80,900 in FY2023, so the trend has been upward. ^[1] That matters because higher AMI figures generally raise the income ceilings for eligibility, potentially letting more families qualify, but they can also push up Fair Market Rents, which affects how far a voucher stretches.

How does AMI determine Section 8 income limits in Port Arthur?

AMI sets three income bands that decide who qualifies. The housing choice voucher program uses these thresholds, defined in 42 U.S.C. § 1437a and implemented at 24 CFR Part 5, Subpart F: ^[2]

• Low income: at or below 80% of AMI
• Very low income: at or below 50% of AMI
• Extremely low income: at or below 30% of AMI (or the federal poverty level, whichever is higher)

For the Beaumont-Port Arthur MSA in FY2024, the very low income limit for a four-person household works out to about $41,150, and the extremely low income limit is roughly $24,700. ^[1] Those are the two thresholds that matter most for voucher access.

Why? HUD requires that at least 75% of new voucher admissions go to extremely low-income families. ^[10] A family at 60% AMI counts as "low income" but won't get priority over families at 30% AMI when slots are scarce. The Port Arthur Housing Authority, like every PHA, has to follow that targeting rule even when local demand from moderate-income families runs high.

The income limits below give you the full picture for FY2024. These come straight from HUD's published data for the Beaumont-Port Arthur-Orange, TX HUD Metro FMR Area. ^[1]

Household size	30% AMI (extremely low)	50% AMI (very low)	80% AMI (low)
1 person	$17,300	$28,850	$46,150
2 persons	$19,800	$33,000	$52,750
3 persons	$22,250	$37,100	$59,350
4 persons	$24,700	$41,150	$65,900
5 persons	$26,700	$44,450	$71,200
6 persons	$28,650	$47,700	$76,450

Note: These figures reflect HUD's FY2024 income limits for this MSA. Verify current-year figures at HUD's income limits tool before relying on them for applications. ^[1]

What are the Section 8 Fair Market Rents for Port Arthur?

Fair Market Rents (FMRs) are HUD's estimate of what a modest unit rents for in a given market, including utilities, at the 40th percentile of recent movers. They're set at the county or MSA level under 24 CFR Part 888. ^[4] For Jefferson County, which contains Port Arthur, HUD's FY2024 FMRs are:

Unit size	FY2024 FMR
Efficiency (0-BR)	$776
1-bedroom	$841
2-bedroom	$1,041
3-bedroom	$1,404
4-bedroom	$1,672

Source: HUD FY2024 Fair Market Rents, Jefferson County, TX ^[4]

Those FMR numbers set the outer boundary for what a PHA can approve as a payment standard. A payment standard is the maximum subsidy the housing authority will pay toward rent and utilities, and it must land between 90% and 110% of the published FMR under normal rules. ^[5] PHAs can request HUD approval to go up to 120% in high-cost areas.

Say the Port Arthur Housing Authority sets its two-bedroom payment standard at 100% of FMR. That's $1,041 per month. If a landlord charges $1,200 with utilities included, the voucher holder pays the $159 difference on top of their normal 30% of income share. If the gap gets too large, the family either finds a cheaper unit or negotiates with the landlord.

FMRs for this MSA have jumped in recent years, tracking post-pandemic rent pressure across Southeast Texas. The two-bedroom FMR was $858 in FY2021. ^[4] That's a roughly 21% climb to FY2024, which outpaced wage growth for many low-income households in the area.

Who administers Section 8 in Port Arthur and how do you apply?

The Port Arthur Housing Authority (PAHA) is the local PHA that runs Section 8 vouchers in the city. It operates under HUD oversight and follows the agency's regulations at 24 CFR Part 982. ^[5]

PAHA's waiting list has been closed for long stretches, which is common for Southeast Texas PHAs. As of this writing, confirm directly with PAHA whether the list is open. You can also check HUD's PHA contact database for their current phone and address. ^[6] Families on the list get ranked by preference categories, which typically include residency in the jurisdiction, elderly or disabled household members, and veterans status.

Can't get on PAHA's list? Jefferson County residents may also be served by the Texas Department of Housing and Community Affairs (TDHCA), which runs a statewide Housing Choice Voucher program. TDHCA's waiting list has different open/closed cycles than local PHAs. ^[7] Checking open Section 8 waiting lists across both local and state sources doubles your chances of getting into the system.

One thing people overlook: even if you're on a waiting list in another city, you may be able to use a voucher in Port Arthur through the portability process under 24 CFR § 982.353. ^[5] That matters if you have family in Port Arthur or a job offer there but can't get onto PAHA's own list.

How does a Port Arthur landlord calculate what rent a voucher will cover?

Landlords new to the program often assume the voucher covers whatever they charge. It doesn't. The amount HUD pays is capped by the payment standard the local PHA has set, and the tenant's share can't exceed 40% of adjusted monthly income in the initial lease term under 24 CFR § 982.508. ^[5]

Here's the math in practice. Say the PAHA payment standard for a two-bedroom is $1,041 (100% of FMR). A family's adjusted gross income is $18,000 per year, so their monthly income is $1,500. Their required contribution is 30% of that, or $450 per month. The voucher covers the difference between the payment standard and $450, which is $591. If you as the landlord charge $1,050, the tenant pays $459 (still under 40% of monthly income, so it passes), and HUD pays $591. Charge $1,200, and the tenant is on the hook for $609, which is 40.6% of monthly income, and the PHA flags it.

Landlords decide whether to accept vouchers voluntarily. Texas law doesn't prohibit source-of-income discrimination at the state level, so a Port Arthur landlord can legally decline voucher holders, though some municipalities have local protections. Once you agree to participate, you sign a Housing Assistance Payments (HAP) contract with the PHA, and that contract governs rent increases, inspection requirements, and lease terms.

For landlords weighing the program, VoucherReady's landlord kit walks through the HAP contract specifics, inspection checklists, and rent increase timelines in one place. The payment certainty from a government direct-pay arrangement is the main draw. The inspection and paperwork overhead is the main cost. Be honest with yourself about which side of that ledger wins for your property.

What HUD income categories matter most for Southeast Texas renters?

Four income bands come up constantly in rental assistance programs, and they're worth knowing cold if you're applying for anything in Jefferson County.

"Area median income" (100% AMI) is the baseline. "Low income" (80% AMI) qualifies you for many LIHTC properties but not vouchers by itself. "Very low income" (50% AMI) is the main voucher eligibility threshold. "Extremely low income" (30% AMI) gets you priority placement on most waiting lists.

For a family of three in the Beaumont-Port Arthur MSA in FY2024, those thresholds run roughly $59,350 at 80% AMI, $37,100 at 50% AMI, and $22,250 at 30% AMI. ^[1] If your household income sits between $22,250 and $37,100 for a three-person family, you qualify for the voucher program in theory but won't get the 75% priority. Under $22,250, you're in the priority tier.

"Income" for HUD purposes includes wages, Social Security, child support, net rental income, and most regular cash payments. It excludes certain earned income disregards for newly employed family members, which can be significant if someone in your household just started a job after a stretch of unemployment. The full list of inclusions and exclusions is in 24 CFR § 5.609. ^[2]

One often-missed point: HUD adjusts these limits annually, usually in the April-to-June window. If you're close to a cutoff, check the current year's limits at HUD's income limits page rather than trusting a number you heard last year. ^[1]

Can you port a Section 8 voucher into or out of Port Arthur?

Yes. Portability is a right under federal law, not a favor the PHA grants. Under 24 CFR § 982.353, a voucher holder who has met the initial lease-up requirement (generally 12 months, though PHAs can waive it) can move anywhere in the country where a PHA has a program. ^[5]

If you hold a voucher from another city and want to move to Port Arthur, you contact your current PHA (the "initial PHA") and tell them you want to port. They notify PAHA (the "receiving PHA"), which then processes your voucher under their local payment standards and inspection requirements. Your rent limit shifts to PAHA's payment standards, not the ones from your original city. That helps you if you're moving from a high-cost city, or hurts you if Port Arthur's payment standard is lower than what you had elsewhere.

Porting out works the same way in reverse. If you're on PAHA's program and want to move to Houston or Dallas, you request a portability transfer from PAHA after satisfying the 12-month residency requirement. The receiving PHA can either administer your voucher themselves or bill PAHA for the HAP payments.

Some PHAs in Texas absorb incoming portable vouchers into their own program, meaning they become your new PHA. Others bill back to the originating PHA. That billing arrangement stays invisible to you as the tenant but affects how quickly things get processed. The moving and porting section of HUD's regulations is dense. Your case manager at the PHA can walk through the specific steps.

How do HUD inspection requirements work for Section 8 rentals in Port Arthur?

Every unit rented with a Housing Choice Voucher must pass a Housing Quality Standards (HQS) inspection before the HAP contract starts, then pass periodic reinspections, typically annually. ^[5] HQS is defined at 24 CFR § 982.401 and covers 13 performance areas including sanitary facilities, food preparation space, space and security, thermal environment, illumination, structure and materials, interior air quality, water supply, lead-based paint, and site and neighborhood conditions. ^[5]

In practice, a Port Arthur landlord needs functional plumbing, adequate heat (central air isn't required but heating must work), no exposed wiring, working smoke detectors, and windows that open from the inside for egress. The checklist isn't onerous for a well-maintained property. Problems usually show up in older housing stock: galvanized pipes with low pressure, window locks painted shut, or panel boxes with double-tapped breakers.

If a unit fails, the landlord gets a deadline to fix the deficiency, usually 24 hours for life-threatening items and 30 days for everything else. HAP payments can be suspended if the landlord doesn't cure the problems. That's the enforcement stick HUD hands tenants, and it works.

Some PHAs in Texas have moved to biennial inspections or landlord-self-certification models under a HUD alternative inspection option. Confirm PAHA's current inspection cycle directly with them, since it can change based on their local administrative plan.

What other affordable housing options exist in Port Arthur beyond Section 8?

The voucher program is the most portable option, but it's not the only one. Port Arthur has several affordable housing developments built with low income housing tax credit financing, which are income-restricted at 60% or 50% AMI without requiring a voucher. Those units keep their own waiting lists and income verification, but you don't need to be on a PHA's voucher list to qualify.

Public housing is separate from vouchers. PAHA manages conventional public housing units where the PHA owns the building and you pay income-based rent directly. Eligibility rules resemble the voucher rules, but the process differs, and the units are fixed locations rather than the tenant-based portability of a voucher.

For seniors, Section 202 Supportive Housing for the Elderly and Section 811 for people with disabilities are HUD housing programs that fund specific properties. ^[9] Low income senior housing developments often have separate, faster-moving waiting lists than the general voucher program in Jefferson County.

Homeless prevention and rapid rehousing funds also flow through Jefferson County via the Continuum of Care program. If you're currently unhoused or at imminent risk, contacting the Southeast Texas Regional Planning Commission's housing department may connect you to those resources faster than a standard voucher waitlist.

VoucherReady's tenant tools can help you spot which programs are accepting applications in Jefferson County right now, so you can apply to several options at once rather than waiting on a single list.

How has the Beaumont-Port Arthur AMI changed over time and why does it matter?

The Beaumont-Port Arthur MSA median family income has climbed steadily over the past decade, tracking broader Texas economic growth plus local recovery from Hurricane Harvey (2017) and the insurance and construction activity that followed. HUD's AMI figures are derived from Census Bureau American Community Survey data, blended with current-year trend adjustments. ^[1]

Rising AMI is a mixed bag for low-income renters. On the good side, the income limits that decide eligibility rise with AMI, so a family that would have been just over the income limit in a lower-AMI year might now qualify. The extremely low income limit for a family of four went from roughly $21,200 in FY2022 to $24,700 in FY2024, a real shift. ^[1]

On the bad side, FMRs also tend to rise with AMI and market conditions. Higher FMRs don't automatically mean higher payment standards, because PHAs have to formally update their administrative plans. If a PHA lags, voucher holders find their maximum subsidy falling behind actual rents, and the number of units where the voucher works without breaking the 40% income rule shrinks.

For landlords, rising AMI and FMRs generally make the voucher program more attractive over time, because the HAP payment they collect increases. A landlord who signed a HAP contract at the $858 two-bedroom FMR in FY2021 now rents in a market where the FMR is $1,041, and can request a rent increase at lease renewal, subject to PHA approval and a rent reasonableness determination under 24 CFR § 982.507. ^[5]

What should a Port Arthur voucher holder do if their income changes?

Report it promptly. Under 24 CFR § 982.516, voucher holders must report income changes to the PHA within the time specified in the lease or the PHA's administrative plan, and most PHAs require reporting within 10 to 30 days. ^[5] Failing to report an increase can trigger repayment demands and, in serious cases, termination from the program for fraud.

If your income goes up, your share of rent goes up proportionally. The voucher covers less. Your housing stays stable as long as your income stays below 80% of AMI and you can afford your share.

If your income drops, your share falls and the voucher covers more, up to the payment standard. This is the stabilizer the program is built to provide: a job loss doesn't immediately turn into an eviction.

For families near the 50% AMI ceiling, an income bump above that line doesn't immediately end voucher assistance. HUD has provisions for continued assistance during income transitions, and PHAs can grant extensions in some cases. The key is to talk to your case manager before a problem develops rather than after.

Annual recertifications are the formal check-in point, where the PHA reviews income, family composition, and continued eligibility. Miss a recertification and you risk having your voucher suspended. Put the recertification date on your calendar the moment you get notice.

Frequently asked questions

What is the current area median income for Port Arthur, TX?

HUD calculates AMI for the Beaumont-Port Arthur-Orange metropolitan statistical area, not Port Arthur alone. For FY2024, the median family income for that MSA is $82,300 for a family of four. Limits for other household sizes are adjusted using HUD's standard multipliers and published each spring at HUD's income limits data page.

What is the income limit to qualify for Section 8 in Port Arthur?

The primary Section 8 eligibility threshold is 50% of AMI, which is about $41,150 for a four-person household in the Beaumont-Port Arthur MSA for FY2024. To get priority placement, you need to be at or below 30% AMI, roughly $24,700 for a family of four. HUD requires at least 75% of new voucher admissions go to the extremely low-income tier.

What are the Fair Market Rents for Port Arthur, TX in 2024?

HUD's FY2024 FMRs for Jefferson County (which covers Port Arthur) are: efficiency $776, one-bedroom $841, two-bedroom $1,041, three-bedroom $1,404, and four-bedroom $1,672. These are the caps from which the Port Arthur Housing Authority sets its payment standards, which can range from 90% to 110% of these figures.

Is the Port Arthur Housing Authority Section 8 waiting list open?

PAHA's waiting list has been closed for extended periods and opens infrequently. Confirm the current status directly with the Port Arthur Housing Authority or check HUD's PHA contact database. Texas TDHCA also runs a statewide voucher program with separate open/closed cycles, worth checking at the same time.

Can I use a Section 8 voucher from another city to rent in Port Arthur?

Yes. Federal portability rules under 24 CFR § 982.353 let voucher holders who have met the 12-month initial lease requirement move anywhere a PHA has a program. You notify your current PHA, they contact PAHA, and your voucher gets processed under Port Arthur's payment standards. Your subsidy amount may change because it resets to PAHA's local figures.

How does AMI affect how much rent my Section 8 voucher will cover?

AMI drives Fair Market Rents, which set the ceiling for the PHA's payment standard. Your subsidy equals the payment standard minus 30% of your adjusted monthly income. Higher AMI usually means higher FMRs and payment standards over time, but it also raises the AMI-based income eligibility floors. The two move together, so rising AMI doesn't automatically mean a bigger voucher for existing participants.

What happens if a Port Arthur landlord's rent is higher than the Section 8 payment standard?

The tenant pays the difference, but their total share can't exceed 40% of adjusted monthly income in the initial lease term under 24 CFR § 982.508. If the gap between the rent and payment standard pushes the tenant's share over that 40% cap, the PHA won't approve the unit. The tenant has to negotiate a lower rent or find a different unit within the payment standard.

Does Texas have source-of-income discrimination protection for Section 8 voucher holders?

No. Texas state law does not prohibit landlords from refusing to rent to housing voucher holders based on their payment source. Some individual cities have passed local ordinances with broader protections, but Port Arthur does not have one as of mid-2025. Landlord participation in the voucher program in Texas stays voluntary.

What counts as income for Section 8 eligibility purposes in Port Arthur?

Under 24 CFR § 5.609, countable income includes wages, salaries, Social Security and SSI, child support, alimony, net rental income, regular cash gifts, and most periodic payments. Exclusions include certain earned income disregards for newly employed family members, foster care payments, and some disability-related income. A full list of inclusions and exclusions is in the HUD regulations.

How often do HUD income limits change for the Port Arthur area?

HUD updates income limits annually, typically publishing new figures in the April to June window each year. The Beaumont-Port Arthur MSA median family income has increased each year from FY2022 ($78,200) through FY2024 ($82,300). If you're close to an eligibility threshold, always check the current-year figures at HUD's income limits tool rather than using a prior-year number.

What inspection does a Port Arthur rental unit have to pass for Section 8?

All units must pass HUD's Housing Quality Standards inspection defined at 24 CFR § 982.401, covering 13 areas including sanitary facilities, heating, structural soundness, electrical safety, and smoke detectors. The initial inspection happens before the HAP contract starts. Annual reinspections follow. Life-threatening deficiencies must be corrected within 24 hours; other issues typically get a 30-day cure period.

Are there affordable housing options in Port Arthur besides Section 8 vouchers?

Yes. Port Arthur has LIHTC (Low-Income Housing Tax Credit) properties with income limits at 50% or 60% AMI that don't require a voucher. PAHA also manages conventional public housing with income-based rents. Section 202 (elderly) and Section 811 (disabled) HUD programs fund specific properties with their own waiting lists, which often move faster than the general voucher list.

What should I do if my income changes after I receive a Section 8 voucher in Port Arthur?

Report the change to PAHA within the timeframe in your lease or the PHA's administrative plan, usually 10 to 30 days. Income increases raise your share of rent; decreases lower it. Failing to report an increase can trigger repayment demands or program termination. Annual recertifications are the formal review point, but mid-year changes must be reported separately as they occur.

How do I find Section 8 houses for rent in Port Arthur that accept vouchers?

Start with PAHA's landlord list if they publish one. Platforms like Go Section 8 and HUD's resource locator list participating landlords by area. Driving the neighborhoods you want and calling property managers directly still works in a mid-size market like Port Arthur. Confirm the landlord is willing to go through PAHA's inspection process before you fall in love with a unit.

Sources

1. HUD, FY2024 Income Limits Documentation System: FY2024 median family income for the Beaumont-Port Arthur-Orange, TX HUD Metro FMR Area is $82,300 for a family of four; extremely low, very low, and low income limits by household size.
2. HUD, 24 CFR Part 5 Subpart F - Qualifications for and Factors Affecting Assistance: Income definitions and the 30%, 50%, and 80% AMI thresholds used for HUD assisted housing programs.
3. HUD, FY2024 Fair Market Rents Documentation System: FY2024 Fair Market Rents for Jefferson County, TX: efficiency $776, 1-BR $841, 2-BR $1,041, 3-BR $1,404, 4-BR $1,672.
4. HUD, 24 CFR Part 982 - Section 8 Tenant-Based Assistance: Housing Choice Voucher Program: Governs payment standards (§ 982.503), rent burden cap of 40% at initial lease (§ 982.508), HQS inspections (§ 982.401), portability (§ 982.353), rent reasonableness (§ 982.507), and annual recertification (§ 982.516).
5. HUD, PHA Contact Information: Official contact database for the Port Arthur Housing Authority and all local PHAs.
6. Texas Department of Housing and Community Affairs, Housing Choice Voucher Program: TDHCA administers a statewide Housing Choice Voucher program in Texas with separate waiting list cycles from local PHAs.
7. HUD, Multifamily Housing - Section 202 Supportive Housing for the Elderly: Section 202 funds supportive housing specifically for elderly households as a separate program from the voucher program.
8. U.S. Code, 42 U.S.C. § 1437a - Rental Payments: Statutory basis for the low-income, very low-income, and extremely low-income category definitions at 80%, 50%, and 30% of AMI, and the requirement that at least 75% of new voucher admissions go to extremely low-income families.
9. HUD, FY2022 and FY2023 Income Limits Documentation System (historical): Beaumont-Port Arthur MSA median family income was $78,200 in FY2022 and $80,900 in FY2023, showing upward trend to FY2024's $82,300.