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

Last updated 2026-07-10

What are the NH Section 8 income limits for 2025?

New Hampshire Section 8 income limits are the yearly household income ceilings a family has to fall under to qualify for a Housing Choice Voucher. HUD publishes them every fiscal year, and the 2025 figures took effect in spring 2025. They change by county and by household size, which catches a lot of applicants off guard.

The number to know is the "very low-income" limit, set at 50% of the Area Median Income (AMI) for your area. That's the standard eligibility cutoff for most housing choice voucher program applicants under 24 CFR § 982.201. ^[1] A second tier called "extremely low-income" (30% of AMI) exists because federal law makes housing authorities serve the poorest households first. At least 75% of new vouchers each year have to go to extremely low-income families. ^[2]

Here are the 2025 HUD income limits for the Manchester-Nashua, NH HUD Metro FMR Area, which covers Hillsborough County, the most populated in the state:

Household Size	Extremely Low (30% AMI)	Very Low (50% AMI)	Low (80% AMI)
1 person	$27,850	$46,400	$69,950
2 people	$31,800	$53,000	$79,950
3 people	$35,750	$59,600	$89,950
4 people	$39,700	$66,000	$99,950
5 people	$42,900	$71,300	$107,950
6 people	$46,050	$76,550	$115,900
7 people	$49,200	$81,800	$123,900
8 people	$52,350	$87,050	$131,850

Source: HUD FY2025 Income Limits, Manchester-Nashua, NH HUD Metro FMR Area ^[3]

These numbers are for Hillsborough County only. Live in Rockingham, Strafford, Grafton, Carroll, Belknap, Sullivan, Cheshire, Merrimack, or Coos County, and your limits will be different, because each area has its own local median income. Check the HUD Income Limits tool directly and pick your specific county or metro area.

How do income limits vary across NH counties?

New Hampshire is not one housing market. The seacoast towns near Portsmouth (Rockingham County) have some of the highest median incomes in New England, while Coos County in the far north sits much lower. HUD handles this by publishing separate limits for different "areas," which are either HUD-defined metro areas or non-metro county groups.

Here's the 2025 Very Low-Income (50% AMI) limit for a family of four across key NH areas:

Area	Counties Covered	4-Person VLI Limit (50% AMI)
Manchester-Nashua HMFA	Hillsborough	$66,000
Rockingham/Strafford HMFA	Rockingham, Strafford	$73,500
Laconia, NH MSA	Belknap	$56,700
NH Non-Metro	Coos, Sullivan, and others	$52,400

Source: HUD FY2025 Income Limits documentation ^[3]

The Rockingham/Strafford area has the highest limits because Portsmouth and its suburbs pull the regional median income way up. A family earning $68,000 might be over the limit in Manchester but still eligible in a Rockingham fringe town. Sounds backwards. It isn't. Higher local incomes mean a higher 50% AMI threshold.

Coos County is the other end. It's the state's most rural county, and the non-metro NH limits there run roughly 20 to 25% lower in dollars than the Portsmouth area. Applying to the housing authority in Berlin or Colebrook? Run your numbers against the non-metro figures, not the Manchester ones.

Here's the move. Go to HUD's online Income Limits tool at huduser.gov, pick "New Hampshire," then select the specific county. Don't guess based on what you read elsewhere, including here. The numbers change every spring. ^[3]

What counts as income when the housing authority checks your eligibility?

This is where a lot of applications stall. "Income" for Section 8 is broader than what shows up on a W-2, and it's different from how the IRS defines it. HUD's definition lives in 24 CFR Part 5, Subpart F, and it counts wages and salaries, business net income, interest and dividends, pension and Social Security (including SSI), alimony and child support actually received, net rental income, and regular cash from people not living in the unit. ^[4]

Things that do NOT count as income under 24 CFR § 5.609(c): income of a live-in aide, temporary income from one-time sources, lump-sum additions to family assets (like an inheritance), and most student financial aid beyond the basic amount. ^[4]

A few items trip people up over and over. Child support counts only if actually received, not what's owed. A part-time job a teenager in the household holds usually counts. If someone in the household is self-employed, the housing authority uses net income after business expenses, not gross revenue.

Housing authorities also run an "asset imputation" for families with assets over $5,000. If your actual return on those assets is less than a HUD-set passbook rate (recently around 0.06%, though housing authorities update it), the imputed income gets used instead. ^[4] It rarely changes the outcome at today's interest rates, but know it's there.

Get the income math right before you apply. Getting rejected for being over the limit, then reapplying after your circumstances change, is a real option. But every application cycle can cost you years on a waiting list.

Does the income limit apply differently for elderly or disabled households?

Yes, with one wrinkle. The income thresholds are the same regardless of age or disability. A four-person household in Manchester has to be under $66,000 (very low-income) whether or not it includes an elderly or disabled member. ^[3]

What changes for elderly and disabled households is the deduction structure, which affects how much rent they pay after they're admitted. Under 24 CFR § 5.611, elderly families and families with a disabled member get a $400 annual deduction from annual income when the housing authority calculates "adjusted" income for rent. Medical expenses over 3% of annual income are also deductible for these families. ^[4] The deductions don't touch eligibility. They cut the tenant's share of rent.

Some housing authorities also hand out preference points to elderly or disabled applicants on the waiting list, so you might move up faster even though the income threshold is identical. Check your local PHA's administrative plan for its preference categories. The New Hampshire Housing Finance Authority (NHHFA), which runs a statewide voucher program, posts its administrative plan on its website. ^[5]

For seniors, know that Section 8 is a different animal from options like low income senior housing. Vouchers are portable and tenant-based, so you carry the subsidy to a private rental. Senior housing projects are site-based. Both have income limits. The structure is not the same.

How does HUD calculate the Area Median Income that drives these limits?

HUD uses American Community Survey (ACS) data from the U.S. Census Bureau to estimate median family income for each area each year, then applies statistical adjustments for the lag in survey data and local economic trends. ^[3]

Once the AMI is set, HUD builds the tiers:

• Extremely low-income: 30% of AMI (but never below the federal poverty guideline for the relevant family size)
• Very low-income: 50% of AMI
• Low-income: 80% of AMI (with a cap that keeps ceilings from running wild in expensive markets)

HUD publishes a new set every spring, usually effective in late March or April. Here's the part people miss. If you applied when limits were higher and they dropped before your voucher came through, your housing authority typically re-verifies your income when you reach the top of the waitlist, not when you first applied. A drop in limits could mean you no longer qualify even though you were eligible on your application date. That's a real risk for anyone sitting on a long waitlist.

The ACS data HUD relies on carries a built-in 1 to 2 year lag, which is why income limits sometimes feel out of step with what's actually happening on the ground. HUD acknowledges this. During periods of fast wage growth (2021 to 2023), the ACS-based AMI figures trail actual median incomes, which pushed limits up quickly through the 2022 to 2025 cycle for much of southern New Hampshire.

Which housing authorities in NH administer Section 8 vouchers?

New Hampshire has several entities running Housing Choice Voucher programs. Which one covers your area matters, because each has its own waitlist, its own administrative plan, and sometimes different local preferences.

The main ones:

New Hampshire Housing Finance Authority (NHHFA): The state-level agency. It administers vouchers statewide and usually carries the largest inventory. Its waitlists have historically stayed closed for years at a stretch. ^[5]

Manchester Housing and Redevelopment Authority: Covers the city of Manchester, the state's most populous city. ^[6]

Nashua Housing and Redevelopment Authority: Serves Nashua with its own waitlist, separate from NHHFA.

Rochester Housing Authority, Dover Housing Authority, Concord Housing Authority, Keene Housing: Each mid-size city runs its own program with its own eligibility process.

HUD sets income limits by area, so whether you apply through NHHFA or the Manchester Housing Authority, the Hillsborough County thresholds are identical. What differs is waitlist length, local preferences, and payment standards (the maximum rent the voucher covers).

Not sure which housing authority to apply to? HUD's PHA contact list lets you search by state. Applying to multiple open waitlists at once is completely allowed and usually smart, since you can only accept one voucher anyway. Check open section 8 waiting lists to see which NH PHAs are taking applications right now.

What income limits apply to Section 8 in New Jersey in 2025, and how do they compare?

A good share of people searching NH Section 8 income limits are also eyeing neighboring states, especially New Jersey, either because they're thinking about a move or because they hold a portable voucher. So here's a straight comparison.

New Jersey's Section 8 income limits come from the same HUD framework but reflect NJ's higher statewide median incomes. For the Newark, NJ-PA HUD Metro FMR Area (the state's largest), the 2025 four-person Very Low-Income (50% AMI) limit is roughly $73,100. For the Trenton, NJ area, it's around $62,850. ^[3]

Compare that to NH's Manchester-Nashua four-person VLI limit of $66,000. The Rockingham/Strafford area ($73,500) sits close to or above several NJ metro areas.

Here's the practical point for portability. If you hold a New Hampshire voucher and want to move to New Jersey (or the other way), the receiving PHA uses its own payment standards and income limits to calculate your subsidy. Your income eligibility isn't retested when you port, as long as you were eligible at the original PHA. But the subsidy amount shifts based on the new area's payment standards. Read up on how section 8 portability works before you start a cross-state move.

What happens if your income goes over the limit after you already have a voucher?

This one gets misunderstood constantly, and the truth is good news for working families. Once you have a voucher and a lease, there's no automatic switch that yanks the voucher away if your income climbs past the 50% AMI threshold. ^[7]

HUD's rule works differently. You lose eligibility only when your income hits a level where you no longer need the help, meaning the housing authority determines you can cover the full gross rent with no subsidy at all. Until then, the housing authority keeps paying its share as long as you're contributing at most 40% of your monthly adjusted income toward rent (during initial lease-up) and the payment standard covers the gap.

What actually happens as your income rises: your tenant payment goes up, because it's always calculated at roughly 30% of your monthly adjusted income. You pay more, the voucher pays less. If your income eventually gets high enough, the voucher's contribution hits zero and the housing authority ends assistance. That's a slow slope, not a cliff.

Annual recertifications are how housing authorities track income changes. Your lease and the housing authority's administrative plan require you to report income and household changes. Fudging those numbers is fraud. ^[4]

For families right at the edge, especially those with new jobs or raises, some housing authorities run a "family self-sufficiency" program that lets you build savings in an escrow account as your income rises. It softens the loss of the subsidy over time. Ask your housing authority whether they offer it.

How do payment standards in NH relate to income limits?

Income limits and payment standards are two different things people mix up all the time. Income limits decide who gets a voucher. Payment standards decide how much of the rent the voucher covers.

Each housing authority sets its payment standard between 90% and 110% of HUD's Fair Market Rents (FMRs) for the area, though HUD has allowed higher exception payment standards in some high-cost markets. ^[8] For NH, the FY2025 FMRs for a two-bedroom unit run roughly:

• Manchester-Nashua area: $1,734/month
• Portsmouth/Rockingham area: $2,086/month
• Laconia area: $1,468/month
• Non-metro NH: $1,123 to $1,380/month (varies)

Source: HUD FY2025 Fair Market Rents for New Hampshire ^[8]

Say the payment standard is $1,734 and your share works out to about $520/month based on your income. The voucher covers the rest, up to $1,734. If the landlord charges $1,900, you'd normally pay the extra $166 on top of your share, but your total can't top 40% of your gross income at initial lease-up.

The link between the two: lower-income families end up with smaller tenant contributions, so the voucher covers more of the rent. Higher-income families (still under the 50% AMI threshold) put in more of their own money. Get this math straight and you'll find realistic rentals faster. Tools on rental assistance pages can walk through the calculation.

How do you check current NH Section 8 income limits and apply?

The only reliable source for current income limits is HUD's official Income Limits page at huduser.gov. HUD updates limits every spring, and any third-party source (this one included) can be 6 to 12 months behind. The steps:

1. Go to HUD's Income Limits page at huduser.gov (see citation ^[3]). 2. Select "FY2025" (or the current fiscal year). 3. Choose "New Hampshire" as the state. 4. Pick your specific county or metropolitan area. 5. Read the limits for your household size.

Once you've confirmed you're likely income-eligible, the next step is finding a housing authority with an open waitlist. New Hampshire's waitlists have been long, often 3 to 7 years when they're open at all. NHHFA and several local PHAs open their lists for short windows, sometimes just a few days. Setting up email alerts with your local housing authority is the best early warning you can get.

For a wider look at how the program works before you apply, the housing section 8 program overview covers the full path from application through lease-up.

Landlord trying to understand the money side? VoucherReady's one-time landlord kit walks through payment standard calculations, inspection requirements, and the lease addendum, so you know exactly what you're agreeing to before you list a unit. Tenants can use VoucherReady's free tools to estimate their payment contribution based on income and target rent.

What documents do you need to prove income eligibility in NH?

Every housing authority keeps its own list, but the core documents are fairly standard and rooted in HUD's requirements under 24 CFR Part 5. ^[4] Expect to bring:

• Most recent federal tax returns (usually the last two years)
• Last 30 to 60 days of pay stubs for every employed adult
• Award letters for Social Security, SSI, disability, pension, or other benefits (showing the current amount)
• Bank statements (last 2 to 3 months) for all accounts
• Child support order and payment history
• Documentation of self-employment income (profit and loss statement, Schedule C)
• Birth certificates and Social Security cards for all household members
• Photo ID for adult applicants

Housing authorities use third-party income verification systems (HUD runs the Enterprise Income Verification system, or EIV) to cross-check reported income against Social Security Administration records and wage data. ^[9] If your application shows income that doesn't line up with EIV, expect a follow-up request for an explanation.

Get organized before you apply. Incomplete applications are a common reason for delays and rejections. If your income comes from several sources, a simple spreadsheet listing each source with its supporting document attached makes the intake worker's job easier and cuts the back-and-forth. It isn't required. It speeds things up in real life.

Are there local preferences in NH that can help you move up the waitlist faster?

Yes, and they matter a lot given how long NH waitlists run. HUD lets housing authorities grant admissions preferences to certain groups, which means qualifying applicants get bumped ahead of others at the same income level. ^[10]

Common preferences at NH housing authorities include:

• Local residency or work preference: Living or working in the housing authority's jurisdiction moves you up. The Manchester Housing Authority, for one, has historically given preference to Manchester residents and workers.
• Homeless or at risk of homelessness: Many NH PHAs prioritize families certified as homeless by a continuum of care provider.
• Domestic violence survivors: Federal law under VAWA (Violence Against Women Act) sets certain protections, and many PHAs build preferences around it. ^[10]
• Veterans: Some housing authorities prioritize veterans or active-duty military.
• Disability: Some PHAs prioritize people with disabilities, especially those leaving institutional settings.

NHHFA's administrative plan spells out its specific preferences. The plan is a public document. Ask NHHFA or any local PHA for a copy, or find it on their website. ^[5]

If you qualify for a preference, document it when you apply. Preferences usually aren't added retroactively. If your status changes from not-homeless to homeless after applying, call the housing authority right away to request an update, because many will adjust your preference category mid-waitlist.

Frequently asked questions

What is the income limit for Section 8 in New Hampshire for a single person in 2025?

For a single person in the Manchester-Nashua area, the 2025 Very Low-Income limit (50% AMI) is $46,400. The Extremely Low-Income limit (30% AMI) is $27,850. Rockingham and Strafford counties run higher because area median incomes are higher there. Coos and rural counties run lower. Verify with HUD's Income Limits tool at huduser.gov, since limits update each spring.

How often do NH Section 8 income limits change?

HUD updates income limits every federal fiscal year, usually publishing new figures in late March or April. The changes reflect updated American Community Survey data on area median incomes. In fast-growing markets like southern New Hampshire, limits climbed meaningfully year over year from 2022 to 2025. There's no fixed increase; some areas go up, others stay flat.

Can I still get a Section 8 voucher in NH if I'm over the very low-income limit?

Rarely. The 50% AMI (very low-income) threshold is the standard cutoff for most applicants under 24 CFR § 982.201. Housing authorities can admit families up to the 80% (low-income) threshold if the PHA has documented it's needed to meet a housing goal. In practice, NH PHAs serve the lowest-income applicants first, so being above 50% AMI makes admission very unlikely even where it's technically allowed.

Does New Hampshire Housing Finance Authority (NHHFA) have its waitlist open right now?

NHHFA's waitlist opens infrequently and for short windows, sometimes just days. Check directly at nhhfa.org for current status. Local PHAs in Manchester, Nashua, Concord, Dover, Rochester, and Keene have independent waitlists and may be open when NHHFA is not. Applying to every open list at the same time is allowed and smart.

What is the difference between extremely low income and very low income for Section 8?

Extremely low income is 30% of Area Median Income. Very low income is 50% of AMI. Both can qualify for a voucher. The difference matters because federal law requires at least 75% of new vouchers each year to go to extremely low-income households. Sitting at the extremely low-income level usually moves you up a waitlist faster, especially at PHAs that give preference to the lowest-income applicants.

How are income limits different from payment standards in NH Section 8?

Income limits decide whether you qualify for a voucher. Payment standards decide the maximum subsidy the voucher pays toward rent. Housing authorities set payment standards at 90% to 110% of HUD Fair Market Rents. You can qualify by income and still struggle to find housing if local rents run past the payment standard, because you'd have to cover the gap yourself.

Does Social Security or disability income count toward the Section 8 income limit in NH?

Yes. Social Security retirement, SSDI, and SSI all count as annual income under 24 CFR Part 5 when the housing authority determines eligibility. They go into the total household income compared against the limit. Once you're admitted, though, elderly and disabled households get deductions that cut their rent contribution. The deductions don't touch eligibility, only the rent calculation.

What is the NH Section 8 income limit for a family of 4 in 2025?

In the Manchester-Nashua area, the 2025 Very Low-Income (50% AMI) limit for a 4-person household is $66,000 and the Extremely Low-Income limit is $39,700. For Rockingham and Strafford counties, the 50% AMI limit for four people is roughly $73,500. Rural and non-metro areas run lower, around $52,400 at the 50% AMI level. Verify your exact county at huduser.gov.

If I have a New Hampshire voucher, can I use it in another state?

Yes. The Housing Choice Voucher program allows portability after you've leased a unit under your initial voucher for at least 12 months (some PHAs waive this). You can port to any state, including New Jersey. The receiving PHA sets the payment standard for the new area. Your income isn't retested for the income limit when you port, but your subsidy amount changes based on the new area's Fair Market Rents.

How does the NH Section 8 income limit compare to New Jersey in 2025?

NJ limits run higher because statewide median incomes are higher. The 4-person Very Low-Income limit for the Newark, NJ metro area is roughly $73,100 in 2025, against $66,000 for Manchester-Nashua. But NH's Portsmouth/Rockingham area ($73,500) matches many NJ metros. Both states use the same HUD calculation; the difference reflects local median incomes, not policy choices.

What happens to my Section 8 voucher if I get a raise and go over the income limit?

You don't automatically lose your voucher. Your tenant payment (30% of monthly adjusted income) rises, and the voucher pays less. The voucher ends only when your income reaches a point where you no longer need help and could pay full rent yourself. Annual recertifications track income changes. You have to report changes honestly. Not doing so is fraud under HUD regulations.

Do NH Section 8 income limits apply to assets like savings accounts?

The assets themselves don't count toward the income limit, but income from assets does. If your total net assets top $5,000, HUD requires the housing authority to compare actual asset income to an imputed passbook rate and use whichever is higher. For most people with modest savings at current rates, this makes little practical difference. A large investment portfolio with dividend income could push you over the limit.

Are NH Section 8 income limits the same as income limits for public housing?

Not exactly. Both programs use HUD's Area Median Income framework, but public housing can admit families up to the low-income (80% AMI) threshold, and local housing authority policies vary. Section 8 vouchers standardly require applicants at or below 50% AMI. In practice, most public housing authorities also serve very low and extremely low-income households first, so the real-world cutoffs often look similar.

Sources

1. HUD, 24 CFR § 982.201, Eligibility for Admission to the HCV Program: Most HCV applicants must be at or below the very low-income (50% AMI) limit to be eligible for a voucher under 24 CFR § 982.201
2. HUD, 24 CFR § 982.201(b)(2), Targeting Requirement: At least 75% of new vouchers must go to extremely low-income families (30% AMI or below)
3. HUD User, FY2025 Income Limits Documentation, New Hampshire: 2025 income limits by area and household size for all NH counties, including Manchester-Nashua HMFA and Rockingham/Strafford HMFA
4. HUD, 24 CFR Part 5 Subpart F, Calculation of Annual Income: Definition of annual income for Section 8 purposes, exclusions, and asset imputation rules
5. New Hampshire Housing Finance Authority, HCV Program: NHHFA administers statewide Housing Choice Vouchers and publishes its administrative plan for local preferences
6. Manchester Housing and Redevelopment Authority: Manchester, NH's local housing authority administers Housing Choice Vouchers separately from NHHFA
7. HUD, 24 CFR § 982.516, Family Income and Composition Reviews: Vouchers are not automatically terminated when income rises above the eligibility threshold; termination occurs when subsidy drops to zero
8. HUD User, FY2025 Fair Market Rents for New Hampshire: FY2025 FMRs for two-bedroom units in NH metro areas, including Manchester-Nashua and Portsmouth/Rockingham
9. HUD, 24 CFR § 982.207, Local Preferences in Admission to the HCV Program: HUD allows PHAs to establish local admissions preferences including residency, homelessness, domestic violence, and veteran status