Minnesota section 8 income limits: what you need to qualify in 2025

Last updated 2026-07-09

What are the Minnesota Section 8 income limits for 2024-2025?

HUD publishes new income limits every spring for every metro area and non-metro county in the country. Minnesota's numbers change county by county because the underlying Area Median Income (AMI) is different in the Twin Cities than it is in rural Koochiching County. Same program, different dollar ceilings.

For the Minneapolis-St. Paul-Bloomington metro area, HUD's 2024 limits set the very low-income threshold (50% AMI), which is the standard cutoff for Housing Choice Voucher eligibility, at these figures:

Household Size	Very Low (50% AMI)	Extremely Low (30% AMI)	Low (80% AMI)
1 person	$28,900	$17,350	$46,250
2 persons	$33,050	$19,800	$52,850
3 persons	$37,150	$22,300	$59,450
4 persons	$41,250	$27,750	$66,050
5 persons	$44,550	$30,010	$71,350
6 persons	$47,850	$32,210	$76,600
7 persons	$51,150	$34,420	$81,900
8 persons	$54,450	$36,620	$87,150

These figures come from HUD's FY 2024 Income Limits dataset at huduser.gov ^[1]. Verify directly with your local Public Housing Authority (PHA) before you apply. Limits update annually, and some PHAs use slightly different figures for project-based programs.

Rural Minnesota runs lower. In Koochiching County, the 50% AMI limit for a family of four sits around $32,200, closer to the HUD non-metro floor ^[1]. Greater Minnesota generally tracks lower AMIs, so the dollar threshold is smaller even though rents in those communities also tend to be smaller.

Here's how the Twin Cities stack up nationally. The Boston-Cambridge area in Massachusetts carries a 2024 four-person very low-income limit around $79,100 because that region's AMI is enormous ^[2], while Columbus, Ohio comes in closer to $42,100 ^[3]. Minneapolis-St. Paul lands between them, which puts it in the mid-to-upper tier of cost markets.

How does HUD actually calculate these income limits?

HUD starts with the median family income for each metro area or non-metro county, estimated every year using American Community Survey data from the Census Bureau. Then it runs three percentage-of-median thresholds off that number.

Extremely low-income means 30% of AMI, but HUD floors that figure at 60% of the federal poverty guideline when the straight calculation would come out lower. That happens a lot in rural areas ^[4]. Very low-income means 50% of AMI, and that's the number most voucher applicants care about. Low-income means 80% of AMI and matters mostly for public housing waitlist preferences and certain other HUD programs.

The statute behind all of this is Section 3 of the United States Housing Act of 1937, codified at 42 U.S.C. § 1437a ^[11]. HUD's implementing rules at 24 CFR Part 5, Subpart F spell out exactly how income gets counted and which deductions apply ^[5].

One thing trips people up constantly. The limit tells you the ceiling to get in the door, not what you'll pay in rent. Your rent share under the voucher program is still based on 30% of your adjusted income no matter where you fall inside the eligible range.

Which Minnesota counties and cities have different limits?

Minnesota has dozens of separate HUD income limit areas. Here are the ones that cover the most people.

Minneapolis-St. Paul-Bloomington MSA covers Anoka, Carver, Chisago, Dakota, Hennepin, Isanti, Le Sueur, Mille Lacs, Ramsey, Scott, Sherburne, Sibley, Washington, and Wright counties. It's the highest-AMI area in the state.

Duluth MSA covers Carlton and St. Louis counties in Minnesota (plus Douglas County, WI). The 2024 four-person very low-income limit for Duluth is about $35,900, well below the Twin Cities number ^[1].

Rochester MSA (Olmsted County) sits around $46,800 at four persons, 50% AMI. Rochester's healthcare wages push its AMI up ^[1].

St. Cloud MSA (Benton and Stearns counties) comes in around $37,700 at that same threshold ^[1].

Non-metro counties like Aitkin, Clearwater, and Koochiching use statewide non-metro figures or county-specific ones, whichever HUD determines is higher under its hold-harmless policies.

The practical upshot: a family of four earning $44,000 might be over the limit in Greater Minnesota while still qualifying in the Twin Cities. Same income, different answer, purely because of geography. If you're porting a voucher into Minnesota from another state, the receiving PHA applies the limits for its specific county, not your old one. Our guide to the housing choice voucher program covers how porting works.

What counts as income for Section 8 eligibility in Minnesota?

HUD's definition of annual income is broad on purpose. Wages, salaries, overtime, tips, and bonuses all count. So does self-employment net income. Social Security, SSI, and pension payments count. Child support and alimony you actually receive count. Regular contributions from people outside the household count. Most unemployment compensation counts too ^[5].

What generally doesn't count: earnings from children under 18, student financial aid used for tuition, Earned Income Tax Credit payments, one-time lump sums like inheritances (unless they throw off recurring income), and certain reimbursements for medical or welfare expenses.

HUD's regulatory language at 24 CFR 5.609(b) defines annual income as "all amounts, monetary or not, which go to, or on behalf of, the family head or spouse (even if temporarily absent) or to any other family member" ^[5]. Your PHA verifies income through third-party sources including HUD's Enterprise Income Verification (EIV) system, which cross-checks SSA and wage records, so self-reporting only goes so far.

Deductions matter. After establishing gross income, the PHA applies allowances for dependents ($480 per dependent per year), elderly or disabled households ($400 per year), medical expenses above 3% of annual income for elderly or disabled families, and childcare costs that let an adult work or go to school ^[5]. Those deductions produce your adjusted income, which is what sets your rent share.

A common myth: once you're on the voucher, your income limit freezes and you'll lose the voucher if you cross it later. Not true. Eligibility gets confirmed at admission. After that, your rent adjusts every year as your income moves, but rising above the original admission threshold does not, by itself, cost you the voucher.

What's the difference between very low-income and extremely low-income for Minnesota vouchers?

Federal law under 42 U.S.C. § 1437f(o) requires PHAs to target at least 75% of new voucher admissions each year to extremely low-income families, meaning those at or below 30% of AMI or the federal poverty level, whichever is higher ^[6]. This isn't optional. The Minneapolis Public Housing Authority (MPHA) and the Minnesota Housing Finance Agency (MHFA), which administers state vouchers, both follow it.

Here's what that means for you. If your income sits between 30% and 50% AMI, you're income-eligible, but you're competing for a smaller slice of vouchers in any given admission cycle. Minnesota waitlists are long and often closed. MPHA's list has run multi-year waits when it's open at all ^[7].

If your income is at 30% AMI or below, you're in the priority tier. That doesn't mean a voucher shows up fast. It means you're better positioned than the people above 30% on the same list.

Extremely low-income thresholds for the Twin Cities in 2024:

Household Size	Extremely Low (30% AMI)
1 person	$17,350
2 persons	$19,800
3 persons	$22,300
4 persons	$27,750

For larger households, the extremely low figure may be floored at the federal poverty guideline rather than a straight 30% AMI calculation. Confirm the exact number with your PHA ^[1].

How do Minnesota's income limits compare to other states?

Dollar-for-dollar comparisons across states are apples-to-oranges. The income limit reflects local costs, more than it reflects how generous the program is. A high limit means expensive rents, not a better deal.

With that caveat, here's how the four-person very low-income (50% AMI) voucher threshold compared across a few major metros in 2024:

Metro Area	State	4-Person Very Low (50% AMI)
Minneapolis-St. Paul	MN	$41,250
Boston-Cambridge	MA	~$79,100
Columbus	OH	~$42,100
Milwaukee	WI	~$38,050
Chicago	IL	~$51,150

Sources: HUD FY2024 Income Limits dataset ^[1][2][3].

Boston's sky-high threshold reflects a metro AMI topping $130,000 for a family of four in 2024 ^[2]. Columbus lands surprisingly close to the Twin Cities, which makes sense given similar metro sizes and wage structures. If you're porting between Ohio and Minnesota, your subsidy amount shifts to local payment standards, more than income eligibility does.

The number that matters here is not the limit itself. Higher limits track higher rents, and the voucher has to cover more ground.

How do Minnesota PHAs verify and apply the income limits?

Minnesota has more than 220 local housing authorities, plus MHFA running state-funded vouchers ^[7]. Each PHA verifies income at two points: when your name reaches the top of the waitlist, and at annual recertification.

The process usually looks like this:

1. Written third-party verification from employers, Social Security, pension administrators, or banks. 2. A cross-check through HUD's Enterprise Income Verification system, which pulls SSA and wage data. 3. For self-employed applicants, tax returns and sometimes profit-and-loss statements.

PHAs set their own preference systems inside HUD's rules. MPHA has historically used preferences for Minneapolis residents, people experiencing homelessness, and households displaced by government action ^[7]. Dakota County Community Development Agency runs similar local preferences ^[8]. Preferences don't override the income limits, but they decide who climbs the waitlist faster among eligible applicants.

One hard rule to know: if your income exceeds the applicable limit when your name comes up, you lose your place. PHAs don't roll you back a few spots. They remove you, and you reapply when you're eligible again. That's a real risk for applicants whose wages rise during a multi-year wait.

For how to find your local PHA and read its specific rules, the housing authority guide walks through the structure.

Does owning assets affect your Section 8 eligibility in Minnesota?

Asset rules sit apart from income limits, but they touch. HUD requires PHAs to count the income your assets generate toward annual income. If total household assets are $5,000 or less, the PHA counts the actual income those assets produce. If assets top $5,000, the PHA counts the greater of actual income or an imputed amount based on the HUD passbook savings rate (currently 0.06% per year, set by HUD ^[5]).

The Consolidated Appropriations Act of 2023 raised the threshold for requiring asset documentation to $50,000 in net family assets for most programs. Below that, many PHAs now accept self-certification instead of third-party verification, though this varies by PHA ^[5].

Assets by themselves don't disqualify you. A family with a paid-off car worth $15,000 and a savings account throwing off $50 a year is fine. The imputed-income calculation on large liquid savings is where things get complicated for people with money in the bank but low wages.

Real property you own but don't live in counts as an asset. Your primary residence generally does not count toward assets for eligibility, though equity matters if you eventually sell.

Minnesota PHAs generally don't stack extra asset rules on top of HUD's requirements. Confirm with your specific PHA during the application anyway.

When do Minnesota Section 8 income limits update, and how do I find the latest numbers?

HUD updates income limits every spring, usually March or April, for the coming federal fiscal year. The 2024 limits were published April 1, 2024, and apply through the spring 2025 update ^[1]. If you're reading this after that update, 2025 numbers may already be in effect.

The authoritative source is HUD's Income Limits data at huduser.gov/portal/datasets/il.html. Search by state, county, or metro area and download the tables. The Minnesota Housing Finance Agency also posts summaries at mnhousing.gov, which help if you want to see how limits apply to MHFA-funded programs alongside the voucher ^[7].

For the cleanest answer to your own eligibility, call your specific PHA. Numbers in any article, this one included, can lag a cycle. PHAs are required to use HUD's published limits, so asking "what is the current very low-income limit for a household of [X] in your jurisdiction?" gets you the exact figure they're applying right now.

VoucherReady keeps a free income limit lookup tool you can use to cross-check before you call. Handy for quick comparisons, but the PHA's official determination is what controls.

For open Minnesota waitlists and how to apply, see open section 8 waiting lists.

Can your income be too low to qualify for Section 8 in Minnesota?

No. There's no minimum income floor for the Housing Choice Voucher program. A household with zero income is eligible. Someone with no income pays the minimum rent, which PHAs can set anywhere from $0 to $50 per month under HUD rules ^[5].

The real complication comes from landlords, not the program. Landlords set their own minimum income requirements, often 2.5x to 3x the monthly rent. Those are private policies, and they're legal in Minnesota. Minnesota has no statewide source-of-income protection as of 2024, though Minneapolis and St. Paul both have local ordinances that bar landlords from refusing vouchers ^[9].

If your income is very low or zero, you can still hold and use a voucher once you find a landlord willing to work with you. The subsidy covers the gap between your contribution and the contract rent, up to the payment standard. A zero-income household pays minimum rent, and the voucher pays the rest up to that standard.

The hard part for zero-income households is passing landlord screening, not HUD's income test.

What happens if your income changes after you get a Minnesota Section 8 voucher?

Once you're housed, annual recertification captures income changes. You report changes to the PHA, and they recalculate your tenant rent contribution. More income means you pay more toward rent. Less income means the subsidy picks up more.

No income ceiling kicks you off the voucher under current federal law. HUD dropped the income ceiling for continued occupancy years ago. Even if your income climbs past the original admission threshold, you keep the voucher. Your rent share just rises until, in theory, it equals the full contract rent and the subsidy hits zero. At that point PHAs generally let families stay in the program, though some may eventually terminate a voucher that's been at zero subsidy for a stretch, depending on their administrative plan.

You're also on the hook for reporting interim income changes between annual reviews, if your PHA requires interim reporting. Most Minnesota PHAs want income increases above a certain threshold reported when they happen. Skipping a required report can count as a program violation.

For the full picture of how rental assistance works across the payment lifecycle, that guide covers the subsidy math in depth.

Are there special income rules for elderly or disabled households in Minnesota?

Yes, and they carry real weight. Elderly families (head or spouse 62 or older) and disabled families get a $400 annual income deduction when the PHA calculates adjusted income for rent ^[5]. They also get an enhanced medical deduction: out-of-pocket medical costs above 3% of annual income come off the top, which can knock down their rent contribution a lot.

For SSI recipients, the SSI payment itself counts as income. But because SSI is the federal floor for disabled and elderly people with very limited resources, SSI recipients almost always fall inside the extremely low-income limit in every Minnesota county.

Minnesota layers senior housing programs on top of the federal voucher. The Section 202 Supportive Housing for the Elderly program and the Section 811 program for disabled people both use similar income limits but run separately from the voucher ^[4]. If you or a family member is elderly or disabled, you may qualify for several programs with overlapping eligibility. Our guide to low income senior housing covers those options.

One resource people miss: Minnesota's Group Residential Housing (GRH) program, run by counties, serves adults with disabilities and can sometimes work alongside a voucher in specific living situations. County social services can tell you whether you qualify.

Frequently asked questions

What is the Section 8 income limit for a family of 4 in Minneapolis?

For the Minneapolis-St. Paul-Bloomington MSA in 2024, a family of four must have income at or below $41,250 (50% AMI, very low-income) to qualify for a Housing Choice Voucher. The extremely low-income limit (30% AMI) for the same household size is $27,750. Confirm current figures with the Minneapolis Public Housing Authority or at huduser.gov, since limits update each spring.

Do Section 8 income limits in Minnesota change every year?

Yes. HUD publishes updated income limits every spring, usually in March or April. The published figures apply to new admissions and get used at annual recertification. Limits can rise or fall depending on changes to Area Median Income in each county or metro. The 2024 limits were published April 1, 2024. Check huduser.gov or your local PHA for the most current year's numbers.

Does gross income or net income count for Section 8 eligibility in Minnesota?

HUD uses gross income, not net income, for eligibility. Wages count before taxes, and most regular income sources are included. After establishing gross annual income, PHAs apply specific deductions (dependents, disability, medical expenses) to calculate adjusted income, which sets your actual rent share. The income limit test at admission compares gross annual income to the published threshold.

Can I get a Section 8 voucher in Minnesota if I'm currently unemployed?

Yes. There's no minimum income requirement for the Housing Choice Voucher program. Unemployed applicants with zero or very low income fall inside the extremely low-income threshold and are actually prioritized under the federal rule sending at least 75% of new vouchers to households at or below 30% AMI. The challenge is finding a landlord willing to rent to you, since many set private minimum income requirements.

How do I look up the exact income limits for my Minnesota county?

Go to huduser.gov/portal/datasets/il.html and search by state and county or metro area. You can download a table showing all three tiers (30%, 50%, 80% AMI) for household sizes 1 through 8. The Minnesota Housing Finance Agency at mnhousing.gov also summarizes limits for programs it administers. When in doubt, call your local PHA and ask for the current income limit for your household size.

What Section 8 income limits apply in Duluth, Rochester, or St. Cloud?

Each Minnesota metro has its own AMI and matching limits. In 2024, the four-person very low-income (50% AMI) limit was roughly $35,900 in the Duluth MSA, about $46,800 in Rochester (Olmsted County), and around $37,700 in the St. Cloud MSA. These sit below the Twin Cities because median incomes in those metros are lower. Verify exact figures at huduser.gov or with the local PHA.

If my income goes up, will I lose my Section 8 voucher in Minnesota?

No. There's no income ceiling that terminates your voucher once you're housed. As income rises, your rent contribution increases until the subsidy shrinks, possibly to zero. PHAs may eventually close out a voucher that's been at zero subsidy for an extended period under their administrative plan, but rising income alone doesn't automatically remove you. Report income changes to your PHA as required.

Does child support count as income for Section 8 in Minnesota?

Yes. Child support you actually receive counts as income under HUD's 24 CFR 5.609(b) definition of annual income. Amounts ordered but never received usually aren't counted, since HUD looks at what you actually receive on a regular basis. If payments are inconsistent, PHAs often average actual receipts over a recent period. Always disclose child support to your PHA and let them determine how to count it.

Are Minnesota Section 8 income limits different for seniors or disabled people?

The threshold itself is the same regardless of age or disability, so the 50% AMI ceiling applies to everyone. But elderly (62+) and disabled households get extra deductions that reduce their adjusted income and their rent contribution: a $400 annual deduction and medical expense deductions above 3% of income. These don't change the eligibility line, but they meaningfully cut monthly rent.

How does Minnesota's Section 8 income limit compare to Massachusetts or Ohio?

The comparison is mostly about local AMI, not program differences. The 2024 four-person very low-income limit in the Boston metro (Massachusetts) runs around $79,100, reflecting that area's high wages and rents. In Columbus, Ohio, the same figure is roughly $42,100, close to Minneapolis-St. Paul's $41,250. The program rules are federal and identical across all three states. Only the dollar thresholds differ, driven by local median incomes.

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

In the Minneapolis-St. Paul metro for 2024, a single person must have income at or below $28,900 (very low-income, 50% AMI) to qualify for a Housing Choice Voucher. The extremely low-income threshold for one person is $17,350. In rural Minnesota counties, the single-person limit can be lower, often in the $19,000 to $23,000 range. Check huduser.gov for your specific county.

Can I apply for Section 8 in Minnesota if I already own a home?

Owning property doesn't automatically disqualify you. The income limit test still applies. If you own and live in a home, that home's equity typically doesn't count as an asset for eligibility. But if you own rental property or a home you're not living in, the net income from it counts toward annual income, and its equity counts as an asset. Most people with a livable primary residence wouldn't need a voucher, but there's no blanket rule barring homeowners.

How long is the Section 8 waitlist in Minnesota, and does income affect my place on the list?

Minnesota waitlists vary by PHA. MPHA's list has been closed for years at a time and involved multi-year waits when open. Your income level affects your priority: federal law requires PHAs to admit at least 75% of new vouchers to extremely low-income households (30% AMI), so being above that but below 50% AMI can slow your progress. Local preferences (for homeless individuals, veterans, and others) also affect your position.

Sources

1. HUD User, FY2024 Income Limits documentation: HUD FY2024 income limits for Minneapolis-St. Paul-Bloomington MSA and Minnesota counties at 30%, 50%, and 80% AMI by household size
2. HUD User, FY2024 Income Limits, Boston-Cambridge-Quincy MA-NH Metro Area: The 2024 four-person very low-income (50% AMI) limit for the Boston metro is approximately $79,100
3. HUD User, FY2024 Income Limits, Columbus OH Metro Area: The 2024 four-person very low-income (50% AMI) limit for Columbus, Ohio is approximately $42,100
4. HUD, Income Limits Briefing Material and Methodology: HUD floors the extremely low-income limit at 60% of the federal poverty guideline when the 30% AMI calculation would produce a lower figure, particularly in rural areas; Section 202 and 811 use the same limit structure
5. HUD, 24 CFR Part 5 Subpart F, Determination of Income and Rent: Annual income definition including wages, Social Security, child support; deductions for dependents ($480), elderly/disabled ($400), medical expenses above 3% of income; asset income rules; minimum rent provisions
6. Cornell Law School LII, 42 U.S.C. § 1437f(o), Housing Choice Vouchers: Federal law requires PHAs to target at least 75% of new voucher admissions to extremely low-income families (at or below 30% AMI)
7. Minnesota Housing Finance Agency, Rental Assistance Programs: Minnesota has over 220 local housing authorities; MHFA administers state-funded vouchers; waitlist periods and preferences vary by PHA
8. Dakota County Community Development Agency, Housing Choice Voucher Program: Dakota County CDA sets local preferences for voucher admissions within HUD rules
9. City of Minneapolis, Source of Income Discrimination Ordinance: Minneapolis and St. Paul have local ordinances prohibiting landlords from refusing to rent to voucher holders; Minnesota does not have statewide source-of-income protection as of 2024
10. Cornell Law School LII, 42 U.S.C. § 1437a, Rental Payments: Section 3 of the United States Housing Act of 1937 defines income targeting categories and establishes the statutory basis for income limit tiers