Arizona Section 8 income limits: what you need to qualify in 2025

Last updated 2026-07-10

How does HUD set Arizona Section 8 income limits?

HUD publishes new income limits every spring under 24 CFR Part 5, Subpart F. The agency calculates a median family income for each metropolitan statistical area and non-metro county, then sets program thresholds as fixed percentages of that figure. For the Housing Choice Voucher program, three cutoffs do the work:

• Extremely Low Income (ELI): 30% of AMI
• Very Low Income (VLI): 50% of AMI
• Low Income: 80% of AMI

The eligibility ceiling for a voucher is 50% of AMI ^[1]. Earn more than that and you can't get on the list at all. Inside the eligible pool, federal law makes PHAs issue at least 75% of new vouchers each fiscal year to ELI households at or below 30% AMI ^[2]. That single rule is why the lowest-income applicants often move through waitlists fastest.

HUD also runs a "hold harmless" policy that stops limits from dropping year over year even when an area's median income falls ^[1]. That matters in smaller Arizona counties where wage data bounces around. Limits are adjusted annually, usually posted in April, and take effect for new determinations soon after. Verify the current year's figures at HUD's income limits query tool before you rely on any third-party number, this article included.

What are the 2025 income limits for Phoenix (Maricopa County)?

Phoenix sits in the Phoenix-Mesa-Chandler MSA, which covers Maricopa and Pinal counties. HUD's FY 2025 limits for the area are below ^[1].

Household Size	30% AMI (ELI)	50% AMI (VLI)	80% AMI (Low)
1 person	$18,700	$31,200	$49,950
2 people	$21,400	$35,650	$57,100
3 people	$24,050	$40,100	$64,250
4 people	$26,700	$44,550	$71,300
5 people	$28,850	$48,100	$77,050
6 people	$31,000	$51,650	$82,800
7 people	$33,150	$55,200	$88,500
8 people	$35,300	$58,750	$94,250

The Phoenix Housing Department and Maricopa County's Human Services Department both run vouchers in this metro, and each uses these same HUD figures as the eligibility ceiling ^[3]. A family of four earning $45,000 a year is over the VLI limit and can't get a voucher from a standard HCV program. A single person at $32,000 is over the line too.

"Income" for HUD purposes is more than wages. It includes child support, Social Security, pension payments, and most recurring cash. HUD Handbook 4350.3 spells out the full inclusion and exclusion rules ^[4]. Overtime, tips, and net self-employment income all count. Student financial aid is mostly excluded for adult students.

What are the income limits for Tucson and Pima County?

Tucson's AMI runs lower than Phoenix's, so the dollar thresholds are lower even though the percentage structure is identical. Same math, smaller numbers. HUD's FY 2025 figures for the Tucson MSA (Pima County) are below ^[1].

Household Size	30% AMI	50% AMI	80% AMI
1 person	$15,850	$26,400	$42,250
2 people	$18,100	$30,150	$48,250
3 people	$20,350	$33,950	$54,300
4 people	$22,600	$37,700	$60,300
5 people	$24,400	$40,700	$65,150
6 people	$26,200	$43,700	$69,950

Pima County has a lower median wage base, so a family of four at $38,000 in Tucson is over the VLI limit. That same family in Phoenix has about $6,000 of headroom. The Tucson Housing Authority (branded TEP Housing) and Pima County run separate programs, and each pulls from these same HUD tables ^[5].

This is the part that trips people up online. A Phoenix-area table shows higher dollar thresholds than a Tucson table, and both are right. The percentage of AMI matches. The underlying AMI is just different.

How do income limits in Flagstaff and rural Arizona counties compare?

Flagstaff surprises people every time. Coconino County's AMI runs higher than Phoenix's because housing costs and wages around Flagstaff sit above the state average ^[1]. So the 50% AMI threshold is higher in Flagstaff in dollar terms, even though the same percentage rule applies statewide.

HUD publishes separate limit tables for:

• Flagstaff MSA (Coconino County)
• Lake Havasu City-Kingman MSA (Mohave County)
• Prescott Valley-Prescott MSA (Yavapai County)
• Sierra Vista-Douglas MSA (Cochise County)
• Yuma MSA (Yuma County)
• Non-metro areas for each remaining county (Apache, Graham, Greenlee, La Paz, Navajo, Santa Cruz, and others)

For rural and non-metro counties, HUD uses statewide non-metro figures when the county-level sample is too small to be statistically reliable. The practical result: a household in Navajo County or Apache County faces a lower dollar threshold than one in Flagstaff, even when those areas sit close together on a map ^[1].

If you're in rural Arizona, check USDA Rural Development income limits alongside HUD's table. The USDA Section 515 and Section 8 programs serve rural areas under slightly different income definitions, and some rural Arizonans qualify for USDA rental assistance who don't qualify for HUD programs, or the reverse ^[6].

How does Arizona compare to Section 8 income limits in Boston and DC?

Readers often land here after searching Boston Section 8 income limits or DC Section 8 income limits to compare cities. The comparison teaches something useful.

Boston's AMI (the Boston-Cambridge-Quincy MSA) is one of the highest in the country. HUD's FY 2025 50% AMI limit for a four-person household in Boston tops $70,000, more than 50% above Phoenix's figure ^[1]. That doesn't make Boston more generous. It reflects Boston's much higher wages and rents. The voucher subsidy runs larger in dollars because fair market rents are higher, and so does the competition for every slot.

DC's figures (the Washington-Arlington-Alexandria MSA) are similarly high. A family of four at 50% AMI in DC clears $75,000, so households that would be far over the limit in Arizona can still qualify in the DC metro ^[1].

Here's the catch. Higher income limits in expensive cities don't make vouchers easier to get. Waitlists in Boston and DC run years long or sit closed entirely. Arizona PHAs, especially smaller ones like Yuma or Sierra Vista, sometimes have shorter or open waits. The income limit is the floor of the conversation, not the whole thing. Finding open Section 8 waiting lists matters as much as knowing whether you qualify.

Here's a direct comparison for a family of four at 50% AMI:

Metro	50% AMI (4-person)
Phoenix, AZ	$44,550
Tucson, AZ	$37,700
Flagstaff, AZ	~$52,400
Boston, MA	~$72,200
Washington, DC	~$75,900

Sources: HUD FY 2025 Income Limits ^[1].

What counts as income when Arizona PHAs check your eligibility?

This is where a lot of applications stumble. HUD's definition of "annual income" under 24 CFR 5.609 is broader than most people expect ^[4]. The full list includes:

• Wages, salaries, tips, overtime, and commissions (gross, before taxes)
• Net income from business or self-employment
• Social Security, SSI, and SSDI payments
• Pension and annuity income
• Alimony and child support (if currently paid)
• Unemployment compensation
• Welfare assistance in cash
• Armed Forces pay
• Net income from real property

Excluded from the calculation: income earned by children under 18, lump-sum inheritances or insurance settlements, medical reimbursements, student financial aid (for adult students), earned income tax credits, and sporadic gifts ^[4].

For self-employed applicants, Arizona PHAs usually average income over the prior two years when it's irregular. If your second year jumped hard, expect the PHA to look at both and possibly use the higher figure.

Household composition counts as much as income. HUD counts every person who will live in the unit, even a member who earns nothing. A family of five with one earner making $47,000 qualifies at 50% AMI in Phoenix (the 5-person limit is $48,100) ^[1]. That same earner in a household of two does not, because the 2-person limit is $35,650.

Which Arizona housing authorities administer Section 8 vouchers?

There is no single Arizona Section 8 program. The Arizona Department of Housing (ADOH) runs a state-level voucher program mostly covering rural and small-city areas, while the big metro PHAs operate on their own ^[7].

Key Arizona PHAs:

• Phoenix Housing Department (City of Phoenix): serves city of Phoenix residents. Runs its own waitlist.
• Maricopa County Human Services Department: covers unincorporated Maricopa County and some municipalities.
• Mesa Housing Authority: separate from Phoenix, serves Mesa.
• Tucson Housing Authority (TEP Housing): Pima County's largest voucher issuer.
• Pima County Community Development: covers unincorporated Pima County.
• Arizona Department of Housing (ADOH): statewide rural program.
• Flagstaff Housing Authority, Yuma Housing Authority, Prescott Housing Authority: smaller municipal programs.

Each PHA sets its own waitlist schedule, keeps its own preferences (veterans, working families, homeless households), and runs its own eligibility review. You can apply to several PHAs at once, which is worth doing if you live near a border between two jurisdictions ^[3].

To understand the full housing section 8 program picture in Arizona, HUD's PHA contact list is the most reliable directory. The housing authority page on this site walks through how to find and contact your local office.

Does Arizona have any preference categories that affect who gets a voucher first?

Yes, and this matters as much as the income limit. Under 24 CFR 982.207, PHAs may set local preferences that move certain applicants up the waitlist ^[8]. Qualify for a preference and you can jump a big chunk of the line even with moderate income, as long as you stay below the 50% AMI ceiling.

Common Arizona PHA preferences:

• Homeless or at risk of homelessness: the Phoenix Housing Department gives strong preference to households referred through the Coordinated Entry system.
• Veterans: many Arizona PHAs run HUD-VASH (Veterans Affairs Supportive Housing), a separate voucher track that prioritizes homeless veterans ^[9].
• Working families: some smaller PHAs prefer households with at least one full-time worker.
• Elderly or disabled households: common across most Arizona PHAs.
• Victims of domestic violence: protected under VAWA, with explicit preference categories at many PHAs.

The 75% ELI requirement and local preferences work together. A homeless family at 30% AMI almost always gets prioritized over a working family at 45% AMI on most Arizona waitlists. That's by design. HUD built the system to push resources toward the deepest poverty.

If you're near the top of the income limit and outside every preference category, the honest answer is that you may wait a very long time even while technically eligible.

How often do Arizona Section 8 income limits change, and how does that affect existing voucher holders?

HUD updates income limits once a year, usually in April. The update draws on the American Community Survey (ACS) five-year estimates and, since 2016, a revised methodology that CPI-adjusts recent data to keep it current ^[1].

For applicants, the change bites at two moments: when you apply and at annual recertification. If limits rise, some households that were over-income become newly eligible. If limits fall, which is rare thanks to the hold-harmless policy, no current voucher holder loses their voucher on the spot.

For existing voucher holders, annual recertification is the income-review moment. Under 24 CFR 982.516, PHAs must reexamine household income and composition at least once a year ^[10]. If a household's income climbs above 80% of AMI at recertification, the PHA sets the tenant's share to the full contract rent for 180 days (the 180-day grace period) before terminating assistance. Some PHAs phase this in more gradually.

In practice, very few Arizona voucher holders lose a voucher to rising income, because the thresholds sit high enough relative to typical wage growth. The more common exit is voluntary. A tenant's income rises enough that they choose to move without assistance.

How do income limits connect to what you actually pay in rent?

Income limits decide eligibility. Your rent contribution is a separate calculation. Once you're eligible and holding a voucher, your share is generally 30% of your adjusted monthly income ^[10]. The voucher covers the gap between that 30% and the lesser of the actual rent or the PHA's payment standard, which comes from HUD's Fair Market Rents for the area.

So a family earning $30,000 a year pays roughly $750 a month toward rent (30% of $2,500 monthly income). If the unit rents for $1,400 and the payment standard is $1,350, the voucher covers about $600 and the tenant pays $800. Notice that lands above the clean 30% figure, because the tenant absorbs the $50 gap between actual rent and the payment standard.

This is why income limits and payment standards matter together. If you're close to the 50% AMI ceiling, your personal share is higher, and you're nearer the point where market-rate housing is within reach without help. HUD's rental assistance page lays out the full framework.

VoucherReady's free income-limit lookup finds your metro's current AMI fast if you'd rather skip HUD's Excel files.

Landlords weighing whether to accept vouchers should read these limits too. The housing choice voucher program page explains how payment standards and rent reasonableness checks work from the owner's side.

What happens if your income changes after you apply or receive a voucher?

Income changes in either direction require reporting. Most Arizona PHAs make household members report an income increase within 10 to 30 days, depending on the PHA's administrative plan. Failing to report counts as fraud and can end in termination plus repayment of overpaid assistance.

If your income rises above the 50% AMI limit while you're still on the waitlist, most PHAs won't automatically drop you when the bump is minor and temporary. But once you're reassessed and clearly over-income, you're off the list. The determination date is when you reach the top of the list, not when you first applied.

If income drops after you hold a voucher, report it right away. The PHA lowers your tenant share, and that can take effect within the same lease year. You don't have to wait for annual recertification to get relief from an income drop.

For seasonal or gig income, PHAs usually use a 12-month average or the most recent 12 months of verified income. If you work Arizona's construction or hospitality seasons, bring documentation of both your busy-season and off-season earnings so the PHA can project your annual income accurately.

What should Arizona landlords know about income limits and tenant eligibility?

If you own Arizona rental property and are deciding whether to accept section 8 vouchers, the income-limit framework touches you indirectly. Your tenants clear an income eligibility review before they ever get a voucher, so you're not running that verification yourself.

Here's what you do need to know. Payment standards change by bedroom size and by which PHA issued the voucher. A Phoenix Housing Department voucher carries a different payment standard than an ADOH statewide voucher, even for the same unit on the same street. Before you assume what a voucher covers, ask the tenant for their voucher paperwork, which shows the payment standard and bedroom size.

Arizona has no statewide source-of-income (SOI) protection law, so landlords in Phoenix and most Arizona cities can legally decline vouchers without breaking fair housing law as of 2025 ^[11]. Some cities have gone the other way. Tempe's ordinance, passed in 2021, prohibits discrimination based on lawful source of income in housing ^[12]. Check your city's code before you assume no SOI protection applies.

For full landlord onboarding, including how inspections work and how to set up your HAP contract, the VoucherReady landlord kit covers the Arizona workflow in one place.

Finding section 8 houses for rent from the tenant side and accepting vouchers from the landlord side run on the same eligibility and payment-standard rules.

Frequently asked questions

What is the income limit for a single person to get Section 8 in Arizona?

For a single person in the Phoenix metro, the 50% AMI limit (the standard voucher ceiling) is about $31,200 in 2025. In Tucson it's around $26,400. In Flagstaff it runs higher, roughly $34,800. Each metro has its own figure based on HUD's Area Median Income calculation. Check HUD's income limits tool for your specific county before applying.

What is the income limit for a family of four for Arizona Section 8?

A four-person household in the Phoenix MSA must earn at or below $44,550 (50% AMI) to qualify for a Housing Choice Voucher as of FY 2025. In Tucson the equivalent limit is $37,700. If the family's income is at or below 30% AMI ($26,700 in Phoenix), they qualify at the Extremely Low Income tier and get priority under federal rules.

Does Arizona have its own Section 8 program separate from HUD?

Yes. The Arizona Department of Housing (ADOH) runs a state-level HCV program that mostly serves rural areas and smaller cities without a local PHA. Major metros like Phoenix, Tucson, Mesa, and Flagstaff have their own housing authorities. All programs use HUD-published income limits; the state doesn't set its own thresholds. You can apply to several programs at once.

How does HUD calculate the Area Median Income used for Arizona limits?

HUD uses American Community Survey five-year estimates, adjusted with a CPI-based factor to keep the data current. The calculation runs at the metropolitan statistical area level for metro areas and at the county or statewide non-metro level for rural areas. HUD publishes the methodology and documentation with each year's release, usually in April.

Can you make too much money to stay on the Section 8 waitlist in Arizona?

Yes. If your income rises above 50% of AMI before you reach the top of the waitlist, the PHA will find you ineligible when they review your application. If you already hold a voucher and your income rises above 80% AMI at annual recertification, you enter a 180-day grace period before assistance can end. Small income increases while on the waitlist rarely cause immediate removal.

Are Arizona Section 8 income limits different for seniors or disabled households?

The income thresholds are the same percentage of AMI regardless of age or disability. The income calculation differs, though: elderly and disabled households get a $480 annual deduction per dependent and a $400 household deduction, which lowers the income figure used for rent. These deductions don't change eligibility, but they do lower your monthly rent payment once you have a voucher.

How do Arizona's income limits compare to Boston Section 8 income limits?

Boston's limits run much higher in dollars. In FY 2025, a four-person household at 50% AMI in Boston can earn around $72,200 and still qualify, versus $44,550 in Phoenix. That reflects Boston's higher median wages and rents. The eligibility structure is identical (50% AMI ceiling, 30% AMI priority), but the underlying AMI figure is roughly 60% higher in Boston.

How do Arizona limits compare to DC Section 8 income limits?

Washington DC's 50% AMI for a four-person household is about $75,900 in FY 2025, compared to $44,550 in Phoenix. DC's high AMI reflects one of the most expensive housing markets in the country. Despite the higher dollar limits, DC's Section 8 waitlist has been closed for years. A higher income limit doesn't make vouchers easier to get in high-cost cities.

Does overtime or self-employment income count toward Arizona Section 8 income limits?

Yes, both count. HUD counts gross wages including overtime, tips, and commissions. For self-employment, PHAs use net income after business expenses. Income is calculated as the anticipated annual amount, so if you work overtime consistently, the PHA includes it. Self-employed applicants usually need to provide two years of tax returns for verification.

What happens if I receive a job offer after applying to Arizona Section 8?

Report income changes promptly, usually within 30 days per your PHA's administrative plan. If the new job pushes your income above 50% AMI, you may be removed from the waitlist when your eligibility is reviewed. If it keeps you under the limit, the change doesn't hurt you. Most PHAs review income only when you reach the top of the list, so a temporary increase mid-wait may not be reviewed right away.

Where do I find the official income limit table for my Arizona city or county?

Go straight to HUD's Income Limits page at huduser.gov. Use the query tool to pick Arizona and your county or metro area. HUD posts tables in Excel and PDF, updated each spring. Your local PHA website may post limits too, but cross-check with the HUD source since some PHA sites lag after the April release.

Can a landlord in Arizona refuse to rent to Section 8 tenants because of income limits?

Arizona has no statewide source-of-income protection law, so most Arizona landlords can legally decline vouchers. Tempe is a notable exception with a local ordinance prohibiting source-of-income discrimination in housing. Standard fair housing rules still apply: landlords cannot discriminate based on race, national origin, disability, familial status, sex, religion, or color. Check your city's municipal code for any local protections.

How does ADOH's rural Section 8 program differ from city programs?

The Arizona Department of Housing runs vouchers where no local PHA operates, covering rural counties like Apache, Navajo, Graham, Greenlee, La Paz, and Santa Cruz. HUD sets the income limits for those non-metro areas, and they're often lower than Phoenix or Flagstaff figures. The application, inspection, and payment process matches city programs; only the administering agency and local AMI figures differ.

What is the 75% rule for Arizona Section 8 vouchers?

Federal law makes Arizona PHAs issue at least 75% of newly available vouchers each fiscal year to households at or below 30% of AMI (Extremely Low Income). This is a national requirement under 24 CFR 982.201, not an Arizona-specific policy. It means ELI applicants move through waitlists faster regardless of when they applied, even if VLI households applied earlier.

Sources

1. HUD User, FY 2025 Income Limits Documentation: HUD publishes annual income limits by MSA and county, including 30%, 50%, and 80% AMI thresholds for all Arizona areas
2. HUD, 24 CFR Part 982 Section 201 - Eligibility and Targeting: 75% of new vouchers must go to ELI households (at or below 30% AMI) each fiscal year; eligibility ceiling is 50% AMI
3. City of Phoenix Housing Department, Housing Choice Voucher Program: Phoenix Housing Department administers HCV program using HUD-published income limits for the Phoenix-Mesa-Chandler MSA
4. HUD, 24 CFR Part 5 Subpart F - Section 5.609 Annual Income: Defines annual income inclusions and exclusions for HUD programs including wages, Social Security, child support, and business net income
5. Tucson Housing Authority (TEP Housing), About Our Programs: Tucson Housing Authority administers Section 8 vouchers in Pima County using HUD income limit tables for the Tucson MSA
6. USDA Rural Development, Multifamily Housing Programs: USDA Section 515 and Section 8 programs serve rural Arizona areas under separate income definitions from HUD's HCV program
7. Arizona Department of Housing, Rental Housing Programs: ADOH administers state-level HCV program for rural and small-city areas of Arizona not served by local PHAs
8. HUD, 24 CFR Part 982 Section 207 - Local Preferences: PHAs are authorized to establish local preferences including homeless status, veteran status, and working family status to prioritize waitlist placement
9. HUD, HUD-VASH Program Overview: HUD-VASH combines Housing Choice Voucher rental assistance with VA case management for homeless veterans
10. HUD, 24 CFR Part 982 Section 516 - Reexamination of Family Income and Composition: PHAs must reexamine household income at least annually; tenant rent contribution is generally 30% of adjusted monthly income
11. Arizona State Legislature, Arizona Revised Statutes Title 33 - Property: Arizona has no statewide source-of-income protection law; landlords in most Arizona cities may decline Section 8 vouchers without violating state fair housing law
12. City of Tempe, Fair Housing and Source of Income Ordinance: Tempe enacted a local ordinance in 2021 prohibiting discrimination based on lawful source of income in housing