Delaware Section 8 income limits: 2024-2025 guide

Last updated 2026-07-09

What are the Delaware Section 8 income limits for 2024?

Delaware uses the standard HUD formula. Income limits are set as percentages of the Area Median Income (AMI) for each county. Three tiers matter for the Housing Choice Voucher program: extremely low income (30% AMI), very low income (50% AMI), and low income (80% AMI). The 80% line is the eligibility ceiling. The 50% line is where most vouchers get targeted. The 30% line is the group PHAs must prioritize.

Delaware has three counties, each with its own AMI: New Castle (part of the Wilmington metro), Kent (the Dover metro), and Sussex (a rural county). Limits are not the same across the state. A family of four in Wilmington can earn more and still qualify than the same family in Georgetown.

Here are the HUD FY2024 income limits for Delaware by county and household size for the Very Low Income (50% AMI) tier, the number most people mean when they say "the Section 8 income limit" ^[1]:

Household Size	New Castle County	Kent County	Sussex County
1 person	$39,900	$33,150	$33,300
2 persons	$45,600	$37,900	$38,050
3 persons	$51,300	$42,600	$42,800
4 persons	$56,950	$47,300	$47,500
5 persons	$61,550	$51,100	$51,300
6 persons	$66,100	$54,850	$55,100
7 persons	$70,650	$58,600	$58,850
8 persons	$75,200	$63,250	$63,500

These figures come from the HUD FY2024 Income Limits data ^[1]. HUD updates them each spring. If you are applying in 2025, check HUD's income limits page directly. The numbers shift by a few percent most years.

The Low Income (80% AMI) limits mark the outer edge of eligibility, and they run considerably higher. For a family of four in New Castle County, the FY2024 80% AMI limit is about $91,100. In Kent County it is around $75,700, and in Sussex about $76,000 ^[1]. Come in below those figures and you can get on a waitlist. Exceed them and you are out.

How does HUD calculate the AMI for Delaware counties?

HUD publishes Area Median Income figures every year using American Community Survey (ACS) data from the Census Bureau, adjusted by the methodology described in HUD's Section 8 Income Limits Briefing Material ^[2]. The AMI is the midpoint income for a four-person household in a given area. Every other cutoff (30%, 50%, 80%) gets calculated from that anchor.

For New Castle County, HUD uses the Wilmington, DE-MD Metropolitan Statistical Area. This metro includes parts of Cecil County, Maryland, which pulls the AMI higher than the Delaware county alone would. That is one reason New Castle limits sit well above Kent and Sussex.

Kent County uses the Dover, DE Metropolitan Statistical Area. Sussex County is classified as a non-metropolitan area, which usually yields lower AMI figures than a metro designation.

One detail catches people off guard. HUD applies a "hold harmless" policy that keeps limits from falling year over year even when the underlying ACS data drops. If the local economy softens, the income limit holds flat rather than declining. That protects applicants: your eligibility does not evaporate during a recession ^[2].

Household size adjustments follow a fixed formula. The four-person limit is the base. Each additional person adds roughly 8% and each fewer person subtracts roughly 8%, with tweaks for very small households. The exact multipliers live in HUD's briefing materials if you want to check the math yourself ^[2].

What income counts toward the Section 8 limit in Delaware?

This question trips up more applicants than any other. The housing authority does more than glance at your W-2. Under 24 CFR Part 5, "annual income" for voucher purposes includes wages and salaries, net income from a business, interest and dividends, regular contributions from people outside the household (child support, alimony), Social Security and SSI, disability and pension income, and recurring gifts ^[3].

What does not count: lump-sum inheritances or insurance settlements, income earned by a full-time student beyond $480 per year, temporary or sporadic income, SNAP benefits, and certain earned income exclusions for people transitioning off welfare ^[3]. Those exclusions matter. A family with one full-time student and one wage earner can look very different on paper versus the income the PHA actually counts.

If you work irregular hours, the housing authority usually annualizes your recent pay. Say you earned $18,000 in the last six months. The PHA may project $36,000 for the year, even if you hit a slow stretch. Ask how the interviewing specialist is projecting your income before you assume you are over the limit.

Self-employment income is net of business expenses, not gross revenue. A sole proprietor who grosses $55,000 but has $20,000 in legitimate costs reports $35,000 for voucher purposes. Keep records. Housing authorities can and do ask for your Schedule C ^[3].

Which Delaware housing authorities administer Section 8 vouchers?

Delaware is small, but it runs several separate Public Housing Authorities. The main ones:

Wilmington Housing Authority (WHA) serves Wilmington city residents. Its income limits follow the New Castle County (Wilmington MSA) figures ^[1].

Delaware State Housing Authority (DSHA) is the statewide PHA and covers areas without a local authority. It runs a large share of the state's vouchers, especially in Kent and Sussex counties ^[5].

Housing Authority of the City of Newark serves Newark.

Dover Housing Authority serves Dover and parts of Kent County.

Each authority keeps its own waitlist and may set its own local preferences (veterans, working families, people experiencing homelessness). The income limits are HUD-set and no local PHA can change them, but preferences decide who moves up faster. Check each authority's current preference policy before you pick where to apply.

You can apply to multiple waitlists at once in Delaware. The state does not prohibit it. If more than one authority calls you, accept one and withdraw from the rest. No penalty for keeping your options open.

What are the extremely low and very low income limits that determine who gets vouchers first?

Federal law requires PHAs to issue at least 75% of new vouchers to households at or below 30% of AMI, which HUD calls the Extremely Low Income limit ^[6]. That is not optional. Fall below the 75% target and HUD can step in. What it means in practice: being at 50% AMI makes you technically eligible, but most actual vouchers go to people at or below 30%.

Here are the FY2024 Extremely Low Income (30% AMI) limits for Delaware ^[1]:

Household Size	New Castle County	Kent County	Sussex County
1 person	$23,950	$19,900	$20,000
2 persons	$27,350	$22,750	$22,850
3 persons	$30,750	$25,600	$25,700
4 persons	$34,150	$28,400	$28,500
5 persons	$36,900	$30,700	$30,800
6 persons	$39,650	$32,950	$33,100

HUD sets the 30% AMI floor at no lower than the federal poverty guideline for a given household size, so the Extremely Low Income limit sometimes gets bumped above a pure 30% calculation ^[2]. That is why the per-person figures occasionally look oddly high next to the state poverty rate.

Income between the 30% and 50% lines means a longer wait. Above 50% but below 80%, expect the longest wait, and in some areas you may never get called before your income changes. My honest advice: apply anyway if you are eligible. Life changes.

How do Delaware income limits compare to Georgia Section 8 income limits?

Readers ask how Delaware stacks up against other states, and Georgia is a useful contrast because its metro and rural AMIs swing hard.

In Georgia, the Atlanta-Sandy Springs-Roswell MSA has a 4-person Very Low Income (50% AMI) limit of roughly $54,800 for FY2024, a touch below New Castle County, Delaware at $56,950 ^[1]. Georgia limits outside Atlanta drop fast. Rural Georgia counties often sit in the $29,000 to $35,000 range for a 4-person household at 50% AMI, far below even Delaware's lowest county (Sussex at $47,500). Georgia sets its limits at the MSA or non-metro county level exactly as Delaware does, using the same HUD methodology.

The mechanics match: 30%, 50%, and 80% AMI tiers, plus the 75% targeting rule for extremely low income families. Georgia's income limit for a single person in the Atlanta metro is about $38,350 at 50% AMI for FY2024, against $39,900 in New Castle County ^[1]. Those are close. Smaller Georgia metros, though, pull the limits much lower than anything in Delaware, because rural Georgia counties have significantly lower median incomes.

If you are thinking about porting a voucher between the two states, the payment standards and rent limits differ even where income eligibility is similar. Verify the receiving PHA's payment standards separately. The housing section 8 program portability rules are federal; the dollar amounts are local.

How do you apply for a Section 8 voucher in Delaware and what documents do you need?

Applications open only when a housing authority's waitlist is accepting new names. Delaware's major waitlists open and close on short notice, sometimes with only a few days' warning. The open Section 8 waiting lists page on VoucherReady tracks current openings by state.

When a list opens, you usually apply online through the PHA's portal or in person at the office. DSHA, WHA, and the other Delaware authorities have mostly shifted to online applications, though paper alternatives are usually available for people with disabilities or no internet access.

Documents to have ready:

• Social Security cards or documents for all household members
• Birth certificates for all household members
• Government-issued photo ID for the head of household
• Most recent tax returns (federal, and Delaware state if applicable)
• Recent pay stubs (last 4 to 6 weeks)
• Bank statements (last 2 to 3 months)
• Documentation of any other income: Social Security award letters, pension statements, child support orders
• Current lease or proof of address

You will also fill out a declaration of citizenship or eligible immigration status for each household member. Non-citizens outside an eligible immigration category cannot receive voucher assistance themselves, but mixed-status households can still qualify on a prorated basis ^[3].

After you apply, you get a confirmation and land in the queue. Do not expect a fast answer. Delaware waitlists have historically run two to five years or longer depending on the authority and your preference category. Update your contact information with the PHA any time it changes. Getting dropped for a stale address is one of the most common, and most preventable, ways people lose their spot.

What happens to income limits if your family size changes after you apply?

Income limits get recalculated at two moments: when you reach the top of the waitlist (before the PHA runs your eligibility) and annually at recertification once you hold a voucher. If your family grows while you wait, that change helps on both fronts. A larger household has a higher income limit and a higher voucher payment standard.

You have to report changes in household composition to the PHA even while on the waitlist. Skip it and you risk removal from the list, or, after you get a voucher, termination of assistance. The rule cuts both ways: if members leave, report that too.

At annual recertification, the PHA re-examines your income and family composition. If your income rose sharply, you may pay a bigger share of rent. If it rose above the 80% AMI limit, the PHA gives you a grace period (generally 12 months of continued assistance after you first exceed the limit, under HUD guidance) instead of cutting you off on the spot ^[6].

Here is what most people miss. The income limit that governs your continued eligibility once you have a voucher is different from the one used at admission. Federal law lets PHAs set a higher income limit for continued occupancy, and most do. Read your specific PHA's administrative plan for the exact rule.

What payment standards does Delaware use and how do they affect your rent?

Income limits tell you whether you qualify. Payment standards tell you how much rent the PHA will actually cover. Different numbers. People mix them up constantly.

Each PHA sets its payment standards as a percentage (typically 90% to 110%) of HUD's Fair Market Rents (FMRs) for the area. Delaware FMRs for FY2024 are set at the county level. A two-bedroom unit in the Wilmington MSA (New Castle County) has an FY2024 FMR of about $1,599 a month ^[7]. Kent County's 2-bedroom FMR is around $1,268, and Sussex County's is about $1,457 ^[7].

Your voucher covers the gap between 30% of your adjusted monthly income and the payment standard, up to the actual rent (whichever is lower). If the payment standard is $1,599 and your adjusted income is $18,000 a year ($1,500 a month), you pay $450 (30% of $1,500) and the voucher covers $1,149. Pick a unit above the payment standard and you pay the difference on top of your 30% share, which is how some units become unaffordable.

This is where a calculator earns its keep. VoucherReady's rent calculator (free for tenants) lets you plug in your income and county to estimate your contribution before you start hunting for section 8 houses for rent.

Landlords want to know what lands in their account. The PHA pays its portion directly to you by direct deposit, on a set monthly schedule. Payment is reliable as long as the unit passes inspection and the tenant stays in compliance. For the full payment flow on the landlord side, the rental assistance guide walks through it.

Are there income limit exceptions for elderly or disabled households in Delaware?

Yes. Elderly households (head of household or spouse age 62 or older) and disabled households get deductions that lower the income the PHA counts against the limits. These are not exemptions from the limits themselves. They are deductions from gross annual income before the comparison happens ^[3].

Under 24 CFR 5.611, an elderly or disabled family gets a $400 annual deduction from annual income. They also get deductions for unreimbursed medical expenses above 3% of gross annual income, and for disability assistance expenses (attendant care, auxiliary apparatus) to the extent those expenses let a family member work ^[3].

The practical effect: an elderly couple with $38,000 in Social Security income might have an adjusted income well below $34,150 (the 30% AMI limit for a 2-person household in New Castle County) after deductions, dropping them into the priority tier even though their gross income looks higher.

For people on SSI, the monthly payment ($943 in 2024 for an individual) counts as income. But the asset rules for vouchers are gentler than SSI's. The voucher program has no asset limit the way SSI does. Instead, a portion of assets may be counted as income using an interest rate calculation ^[3].

Delaware's low income senior housing options include Project-Based Vouchers set aside for elderly households, where the subsidy attaches to the unit rather than the tenant. These do not require the standard voucher waitlist. Income limits apply the same way, but the PHA handles placement differently.

What if your income is too high for Section 8 but you still need help?

Above the 80% AMI line, vouchers are off the table. Delaware has other programs worth knowing.

The Low Income Housing Tax Credit (LIHTC) program funds affordable rental units with rents restricted to households at 50% or 60% AMI ^[8]. These units are privately owned and managed, and you apply directly to each property, not through the housing authority. LIHTC rents sit below market without a subsidy calculation. The low income housing tax credit guide covers how to find these properties.

DSHA also runs the State Rental Assistance Program (SRAP) and various emergency rental assistance funds with different income thresholds. Eligibility rules, income limits, and funding change from year to year, so check directly with DSHA ^[5].

The USDA Rural Development Section 515 and Section 521 programs serve rural Sussex County residents at income levels up to 80% AMI, sometimes higher, with rents adjusted to income ^[9]. Worth a look if you live in rural Delaware and do not qualify for a voucher.

If you are just over the limit and facing a rental crisis, Delaware's HUD-funded housing counseling services can help you weigh alternatives and plan. HUD-approved counselors are free or low-cost and are legally required to give objective advice ^[10].

How do landlords in Delaware verify income limits and decide whether to accept vouchers?

Landlords do not set or verify income limits. That is the PHA's job. The landlord decides whether to join the HUD housing system and, if so, whether a specific applicant's voucher works for the rent they charge.

Delaware has no statewide source-of-income discrimination ban as of mid-2025, so landlords in most Delaware jurisdictions can legally refuse vouchers. Wilmington city has local source-of-income protections that bar refusing a tenant solely because they hold a voucher, so landlords there play by different rules. Check local ordinances alongside state law.

For landlords who participate, the process runs like this. You advertise the unit. A voucher holder applies. You screen the tenant as you would anyone (credit, rental history, references). If you accept them, you submit a Request for Tenancy Approval (RTA) to the PHA. The PHA inspects the unit and, if it passes, checks whether the rent is reasonable against similar units nearby. If everything clears, you and the PHA sign a Housing Assistance Payments (HAP) contract.

Some landlords worry the income verification step slows down leasing. It does not. By the time a voucher holder applies for your unit, the PHA already verified their income. You do not redo that check, though you can run your own standard application process in parallel.

If you are weighing whether to accept vouchers more broadly, the VoucherReady landlord kit walks through the RTA, HAP contract, inspection checklist, and rent reasonableness process in one document. One-time purchase, and it covers Delaware-specific PHA contacts.

Frequently asked questions

What is the income limit for a single person applying for Section 8 in Delaware?

For FY2024, a single-person household must earn at or below the 80% AMI ceiling to be eligible at all: about $56,600 in New Castle County, $47,000 in Kent, or $47,200 in Sussex. To land in the priority tier, income must be at or below roughly $23,950 (New Castle), $19,900 (Kent), or $20,000 (Sussex) at the 30% AMI extremely low income level. HUD updates these figures each spring.

Does Delaware use different income limits for Section 8 in Wilmington versus Dover?

Yes. Wilmington sits in the Wilmington MSA and uses New Castle County limits, the highest in the state. Dover uses Kent County limits. The 4-person very low income (50% AMI) limit is $56,950 in New Castle County versus $47,300 in Kent County for FY2024. The gap reflects the higher median income in the Wilmington metro compared to the Dover metro.

How often do Delaware Section 8 income limits change?

HUD updates income limits every spring, usually in late March or April, effective 45 days after publication. Year-over-year changes are typically in the low single-digit percentage range, tracking wage growth and ACS data. In years with fast rent and income growth, limits have risen 5% to 10%. Check HUD's income limits page each spring if you are on a waitlist or approaching recertification.

Can I get a Section 8 voucher in Delaware if I receive Social Security or disability income?

Yes. Social Security, SSI, and disability income all count toward your annual income for the Section 8 test, but elderly and disabled households get deductions that reduce the counted amount. A $400 elderly/disabled deduction plus medical expense deductions above 3% of gross income can bring your countable income well below the stated limits. The income type does not disqualify you; only the total counted amount matters.

How long is the Section 8 waitlist in Delaware right now?

Wait times vary by housing authority and preference category. Historically, Delaware voucher waitlists have run two to five years or longer for households without high-priority preferences. DSHA and Wilmington Housing Authority waitlists have both been closed for extended stretches. Nobody can give a reliable current estimate without knowing your authority and preference status. Check each PHA's website for current wait time estimates.

What is the income limit for a family of 4 for Section 8 in Georgia, and how does it compare to Delaware?

For FY2024 in the Atlanta MSA, the 4-person very low income (50% AMI) limit is roughly $54,800, slightly below New Castle County, Delaware at $56,950. Outside Atlanta, Georgia limits drop sharply, with many rural counties below $35,000 at 50% AMI. Delaware's lowest county (Sussex) sits at $47,500, well above most rural Georgia figures. Both states use the same HUD AMI methodology.

Does having a criminal record affect Section 8 income limit eligibility in Delaware?

Criminal history does not change the income thresholds, but it can affect admission separately. PHAs must screen for certain disqualifying histories, including lifetime sex offender registration and methamphetamine production in federally assisted housing. PHAs have discretion on other offenses. Income limits are a financial test only; background screening is a separate step that follows the income eligibility determination.

If I already have a voucher in another state, can I move it to Delaware and how do income limits apply?

Yes, this is portability, a federal right under 24 CFR 982.353 after you have held a voucher for 12 months (or immediately if you are moving closer to a job or have domestic violence circumstances). When you port to Delaware, the receiving PHA applies Delaware income limits at your first recertification. Your payment standard and subsidy shift to the Delaware PHA's standards. Contact the Delaware PHA before your move to confirm they are absorbing versus billing.

What counts as income for Section 8 in Delaware and what does not?

Counted income includes wages, self-employment net income, Social Security, pension, alimony, child support, and recurring gifts. Excluded income includes lump-sum inheritances, full-time student earnings beyond $480 per year, SNAP benefits, and certain earned income disregards. Self-employment income is net of business expenses. The rules live in 24 CFR Part 5. If your income source is unusual, ask the PHA how they will treat it before your interview.

Can a landlord in Delaware refuse to rent to someone with a Section 8 voucher?

In most of Delaware, yes. There is no statewide source-of-income discrimination ban as of mid-2025. Wilmington city has local protections that bar refusing voucher holders solely because of their subsidy. Outside Wilmington, landlords can generally decline. They cannot refuse based on race, color, national origin, sex, disability, familial status, or religion under the Fair Housing Act, regardless of voucher status.

What is the difference between HUD income limits and Fair Market Rents in Delaware?

Income limits decide who qualifies for the program. Fair Market Rents (FMRs) decide how much the voucher pays for a given unit size. They are separate HUD calculations. FY2024 FMRs for a two-bedroom in the Wilmington area run about $1,599 a month; the income limit for the same area is $56,950 for a four-person family at 50% AMI. You meet the income test to get a voucher, then the FMR sets your subsidy level.

Are there Section 8 programs in Delaware specifically for veterans?

Yes. The HUD-VASH (Veterans Affairs Supportive Housing) program pairs Section 8 vouchers with VA case management for homeless veterans. DSHA and Wilmington Housing Authority both administer HUD-VASH vouchers. Income limits match the standard voucher thresholds, but veterans qualifying through VA's homeless definitions often bypass the standard waitlist. Contact the nearest VA Medical Center or DSHA for current HUD-VASH availability.

What happens if my income goes over the limit after I already have a Section 8 voucher?

You do not lose the voucher on the spot. HUD guidance gives households a grace period, generally 12 months of continued assistance after you first exceed the 80% AMI limit at recertification, before the PHA may terminate assistance. Your rent contribution rises as income rises. If income drops back below the limit during that period, you stay in good standing. Check your PHA's administrative plan for the exact local policy.

Where can I find the most current Delaware Section 8 income limits?

HUD publishes the official income limits each spring at huduser.gov. Search by state and county for the current-year tables for Delaware. The Delaware State Housing Authority website (destatehousing.com) also posts program-specific limits. For the Wilmington Housing Authority, check their official site. HUD's figures are the authoritative source; anything else, including this article, should be verified against the annual HUD publication.

Sources

1. HUD User, FY2024 Income Limits Documentation: Delaware FY2024 income limits by county and household size at 30%, 50%, and 80% AMI tiers
2. HUD User, Section 8 Income Limits Briefing Material: HUD methodology for calculating AMI including hold-harmless policy and household size adjustment formula
3. Code of Federal Regulations, 24 CFR Part 5: Definition of annual income for HCV purposes, exclusions, deductions for elderly and disabled households, and citizenship/immigration requirements
4. Delaware State Housing Authority, official site: DSHA administers statewide Housing Choice Vouchers and the State Rental Assistance Program in Delaware
5. HUD, Housing Choice Voucher Program regulations, 42 U.S.C. 1437f: Federal requirement that 75% of new HCV vouchers be issued to households at or below 30% AMI; grace period provisions for income over limit
6. HUD User, FY2024 Fair Market Rents: Delaware FY2024 Fair Market Rents by county including Wilmington MSA 2-bedroom at approximately $1,599, Kent County at approximately $1,268, Sussex County at approximately $1,457
7. HUD, Low-Income Housing Tax Credit program overview: LIHTC funds privately owned affordable rental units with rents restricted to households at 50% or 60% AMI
8. USDA Rural Development, Section 515 and 521 programs: USDA RD programs serve rural households up to 80% AMI with income-adjusted rents, available in rural Sussex County Delaware
9. HUD, Housing Counseling Program: HUD-approved housing counselors are legally required to provide objective advice and are available free or low-cost
10. Code of Federal Regulations, 24 CFR 982.353: Federal portability right for HCV holders after 12 months; exceptions for employment proximity and domestic violence
11. HUD, HUD-VASH program overview: HUD-VASH combines Section 8 vouchers with VA case management for homeless veterans; income limits same as standard HCV