Section 8 income limits in New York: 2024 numbers explained

Last updated 2026-07-09

What is the income limit for Section 8 in New York?

The short answer: it depends on where in New York you live and how many people are in your household.

HUD publishes income limits every year for every metropolitan area and non-metro county in the country. New York City, which sits in the New York-Newark-Jersey City HUD Metro FMR Area, has some of the highest income limits in the nation because the Area Median Income (AMI) there is so high.

For 2024, here are the three main thresholds for a family of four in New York City ^[1]:

Income Category	% of AMI	4-Person Limit (NYC, 2024)
Extremely Low Income	30% AMI	$44,050
Very Low Income	50% AMI	$73,400
Low Income	80% AMI	$117,400

When people ask "what are Section 8 income limits," they're usually asking about the Very Low Income (50% AMI) threshold, because that's the ceiling HUD requires most housing choice voucher program admissions to use. A household cannot be admitted to the HCV program if its income exceeds 50% of AMI ^[2].

The 30% AMI tier matters because federal law requires at least 75% of new vouchers each year to go to households at or below extremely low income ^[2]. So even if your income is under 50% AMI, households closer to 30% AMI typically move through the process faster.

For household sizes other than four, HUD adjusts limits up and down by roughly 8% per person from the four-person base, though the exact calculation is a bit more complex than that ^[1]. Always check HUD's official table for your county rather than guessing.

How does HUD calculate the income limits each year?

HUD starts with the median family income for each area, estimated using American Community Survey data from the Census Bureau and adjusted with more current economic data ^[1]. From that median, HUD derives the percentage-based tiers: 30%, 50%, and 80% of AMI.

But there are floors and caps. HUD applies a "hold-harmless" provision so limits can't drop below the prior year in most cases. There's also a national floor tied to a minimum low-income limit, and HUD applies high-housing-cost adjustments in expensive metros. That last piece is why New York City's low-income limit for a family of four hit $117,400 in 2024 rather than something lower that a straight 80%-of-median calculation might produce ^[10].

HUD releases updated limits every spring, usually in April or May. The official document is called the HUD Section 8 Income Limits, published at huduser.gov. You can look up any county in New York State using the Income Limits Query tool there ^[1].

One thing that trips people up: the AMI figures HUD uses for income limits are not the same as the AMI figures published for Low Income Housing Tax Credit properties. They're calculated similarly but follow different rules and can produce different numbers for the same area in the same year. If you're applying for a low income housing tax credit property, compare the thresholds separately.

What are the 2024 income limits by household size for New York City?

Here's the full 2024 HUD table for the New York-Newark-Jersey City HUD Metro FMR Area, which covers the five NYC boroughs ^[1]:

Persons in Household	30% AMI (Extremely Low)	50% AMI (Very Low)	80% AMI (Low)
1	$30,850	$51,400	$82,200
2	$35,200	$58,750	$93,950
3	$39,600	$66,100	$105,700
4	$44,050	$73,400	$117,400
5	$47,600	$79,300	$126,800
6	$51,150	$85,150	$136,150
7	$54,700	$91,000	$145,550
8	$58,250	$96,850	$154,900

Source: HUD FY2024 Income Limits, New York-Newark-Jersey City HMFA ^[1]

These are gross annual income figures, meaning total household income before taxes and deductions. HUD counts wages, salaries, tips, net business income, Social Security, pensions, welfare assistance, and most other recurring income. It does not count earned income tax credits, the value of food stamps, or certain other exclusions ^[2].

Here's the context that ties it together. In 2024, the New York City four-person AMI used for HUD income limits is roughly $146,800. Very low income at 50% of that is $73,400, which matches the table above ^[1].

If you're trying to check whether you qualify, be honest about all income sources. Housing authorities do verify income through tax records, employer contacts, and HUD's Enterprise Income Verification system ^[2].

Do income limits differ across New York State?

Yes, significantly. New York State covers dozens of distinct HUD income limit areas. The NYC metro has the highest limits. Upstate counties are considerably lower.

Here are the 2024 Very Low Income (50% AMI) limits for a family of four across selected New York areas to give you a sense of the range ^[1]:

Area	50% AMI, 4-Person (2024)
New York City (NYC HMFA)	$73,400
Nassau-Suffolk (Long Island)	$79,800
Westchester County	$79,200
Albany-Schenectady-Troy MSA	$49,650
Buffalo-Cheektowaga-Niagara Falls MSA	$40,350
Rochester MSA	$41,350
Syracuse MSA	$40,000

Source: HUD FY2024 Income Limits ^[1]

The gap between New York City and Buffalo is real and substantial. A household that qualifies in Buffalo might easily exceed the limit if they moved to a Long Island PHA. That's worth knowing if you're thinking about porting a voucher from one region to another.

Rural counties can differ from the nearest metro area, too. Always look up the specific county or MSA where you're applying. The HUD Income Limits Query tool at huduser.gov allows lookups by county name ^[1].

What income limits does NYCHA use for Section 8?

NYCHA (the New York City Housing Authority) runs the largest Section 8 / Housing Choice Voucher program in the country, with roughly 85,000 vouchers in circulation ^[3]. For income eligibility, NYCHA uses the same HUD-published limits for the New York-Newark-Jersey City HMFA that appear in the tables above.

NYCHA's Section 8 program, officially called the Housing Choice Voucher Program, is governed by 24 CFR Part 982 at the federal level and by NYCHA's own Administrative Plan. NYCHA applies the standard HUD rule: households must be at or below 50% AMI at admission, and at least 75% of newly housed families each year must be at or below 30% AMI ^[2].

The NYCHA Section 8 waitlist has been closed to new applicants for years at a time. When it does open, it typically fills within days or weeks and then closes again. If you're looking for open Section 8 waiting lists in New York City, also check other PHAs that operate in the region, including the New York City Department of Housing Preservation and Development (HPD), which runs its own separate voucher program.

Income recertification happens annually. Once you have a voucher, your income can rise above the initial eligibility limit without causing automatic termination, as long as you pay the required portion of rent. PHAs generally cannot terminate a family solely because their income increased, though the family's share of rent will increase accordingly ^[2].

What counts as income for Section 8 eligibility in New York?

HUD's definition of annual income under 24 CFR 5.609 is broad ^[5]. It includes wages and salaries, overtime, commissions, and tips. It includes net income from a business or self-employment. It includes Social Security, SSI, disability payments, pensions, and annuities. Alimony and child support are counted if paid regularly. Interest and dividends from assets are counted.

The definition does not count the full value of a lump sum like an inheritance (though interest it generates counts), the earned income of full-time students aged 18 or older who are not the head or co-head of household, food stamps (SNAP), or income tax credits ^[5].

Housing authorities verify income through several channels. NYCHA and most New York PHAs use HUD's Enterprise Income Verification (EIV) system, which cross-references Social Security Administration records and quarterly wage data from state workforce agencies ^[2]. Understating income is a federal program violation.

For households with complicated income, especially self-employment or gig income, PHAs will often average the most recent 12 months of net business income. Keep documentation. A pattern of inconsistent or incomplete records is one of the most common reasons applications stall.

How are income limits different from payment standards and rent limits?

Income limits and payment standards are two separate things, and they get confused constantly.

Income limits decide whether a household is eligible to receive a voucher at all. Payment standards decide how much of the rent the PHA pays on behalf of a voucher holder once they have one ^[7].

Payment standards are set by each PHA, typically as a percentage of HUD's Fair Market Rents (FMRs) for the area. PHAs can set payment standards anywhere from 90% to 110% of FMR without HUD approval, and can go higher or lower with HUD approval ^[7]. A family's portion of rent is generally 30% of their adjusted monthly income, with the PHA paying the difference up to the payment standard.

Fair Market Rents for the New York-Newark-Jersey City area in FY2024 are higher than almost anywhere else in the country. A two-bedroom FMR in NYC is $2,217 ^[7], though many individual zip codes use Small Area FMRs (SAFMRs) that vary by neighborhood ^[11].

So a family could be well under the 50% AMI income limit and still struggle to find a unit because the landlord's asking rent exceeds the payment standard. That's a real practical problem in high-cost parts of New York, and it's separate from the income eligibility question entirely.

How does New York compare to income limits in other states?

People sometimes land on this page looking for California Section 8 income limits or Alabama Section 8 income limits, often because they're comparing options or considering a move. The short version: income limits are much higher in high-cost states and metros.

For a family of four at 50% AMI in 2024:

Location	50% AMI, 4-Person (2024)
New York City, NY	$73,400
San Francisco, CA	$97,050
Los Angeles, CA	$66,300
Chicago, IL	$56,150
Birmingham, AL	$32,250
National Non-Metro Average (approx.)	$32,000-$38,000

Source: HUD FY2024 Income Limits by metro area ^[1]

Alabama's limits in most metro areas run well under half of New York City's, reflecting the difference in local median incomes. California swings wildly, from San Francisco (extremely high) to the Central Valley (much lower). A household that is income-eligible in a low-cost state may be over the ceiling in New York City, and the reverse holds too.

When porting a voucher across states, the receiving PHA applies its own income limits at the time of portability move-in. Your original qualifying income doesn't travel with you if you're being newly admitted somewhere else ^[8].

How do I actually check if my income qualifies for Section 8 in New York?

Start at huduser.gov and use the Income Limits Query tool. Select the current fiscal year, choose New York as the state, and then select the county or metro area where you plan to apply. The tool outputs all three tiers (30%, 50%, 80% AMI) for every household size ^[1].

Match your household size to the 50% AMI row. If your gross annual income from all sources is at or below that figure, you meet the basic income test. If it's below the 30% AMI figure, you'll likely get higher priority when a waitlist opens.

But income is only one eligibility test. PHAs also screen for:

• U.S. citizenship or eligible immigration status ^[2]
• Prior program violations or evictions from federal housing ^[2]
• Criminal history (varies by PHA, subject to HUD guidelines on use of criminal records)

If you want to see how your income lines up in real time before applying, VoucherReady has a free eligibility screening tool that cross-references current HUD tables for New York counties. That said, always verify against the official HUD limits since they update each spring.

For NYC specifically, the housing authority pages at both NYCHA (nyc.gov/nycha) and HPD list current income limits and waitlist status. Neither site updates the moment HUD releases new limits, so if it's spring, double-check against the HUD source directly ^[3].

What happens if my income changes after I receive a voucher?

Income changes after admission are handled through annual recertification, not through termination. Each year, NYCHA or your local PHA recalculates your share of rent based on your current income ^[2]. If your income goes up, your share goes up. If it drops, your share drops.

There is no rule that you must leave the program if your income rises above the initial eligibility limit. HUD's regulations under 24 CFR 982.551 require families to supply accurate income information at recertification, but rising income alone is not a termination event ^[2]. Some PHAs set a local policy where income above a very high threshold means they may decide not to reissue a voucher on renewal. Check your specific PHA's Administrative Plan.

Interim recertifications are required when household composition changes (someone moves in or out) or when income changes by a meaningful amount between annual reviews. PHAs differ on the threshold that triggers a mandatory interim recert. NYCHA's current Administrative Plan describes the specific threshold.

If your income drops sharply, report it right away rather than waiting for the annual review. Your share of rent drops faster, and you avoid overpaying for months before the adjustment kicks in ^[2].

Are there deductions that reduce the income HUD measures?

Yes. HUD distinguishes between annual income (the gross figure used for eligibility) and adjusted income (the figure used to calculate how much rent you pay each month). The deductions apply after you're in the program.

Key deductions under 24 CFR 5.611 include ^[5]:

• $480 for each dependent (family members other than head, co-head, or spouse)
• $400 for any elderly family (head or co-head is 62 or older) or for families with a person with a disability
• Medical expenses exceeding 3% of annual income for elderly or disabled families
• Disability assistance expenses that allow a family member to work
• Child care expenses that allow a family member to work or attend school

These deductions matter because they lower the "adjusted income" number used to calculate your 30% contribution toward rent. A family of four with one elderly member and two dependents can see their rent contribution drop noticeably from what a straight percentage of gross income would suggest.

Note: these deductions do not affect whether you qualify in the first place. That's determined by gross annual income versus the 50% AMI limit. Deductions only affect what you pay once you're in the program ^[5].

Landlords: what do Section 8 income limits mean for you?

If you're a landlord thinking about accepting rental assistance through the Section 8 program, income limits don't touch you directly. Your tenant's income was already screened by the PHA before the voucher was issued. By the time a voucher holder contacts you, they've already been found income-eligible.

What does affect you is the payment standard. That's the cap on how much the PHA will pay toward rent. If your asking rent is above the payment standard for that unit size and zip code, the voucher holder cannot use their voucher in your unit unless the gap is small enough that they can cover it with their own contribution.

Under New York State law and local human rights law, landlords in New York City and many other jurisdictions in the state cannot refuse to rent to someone solely because they have a voucher. "Source of income" is a protected class in New York City, Westchester, and several other localities ^[9]. Violating that is an actual legal liability.

For landlords who want to understand the full rental process, from inspection timelines to HAP contract terms, VoucherReady's landlord kit covers the New York-specific paperwork and process in one place. For a general overview of how the program works from the landlord side, the housing section 8 program explainer is a good starting point.

Frequently asked questions

What is the income limit for Section 8 in New York City in 2024?

For a family of four, the 2024 very low-income limit (50% AMI) in New York City is $73,400 per year. That's the threshold most Housing Choice Voucher admissions use. The extremely low-income limit (30% AMI) is $44,050. Single-person households have a 50% AMI limit of $51,400. These figures come from HUD's FY2024 Income Limits for the New York-Newark-Jersey City HMFA.

How often do Section 8 income limits change in New York?

HUD updates income limits every spring, usually in April or May. The limits track Area Median Income estimates that shift as local wages and housing costs change. From 2023 to 2024, the four-person very low-income limit for New York City rose from $68,700 to $73,400, roughly a 7% jump. Always check huduser.gov for the current fiscal year figures rather than relying on prior-year numbers.

Does NYCHA use the same Section 8 income limits as other New York PHAs?

Yes. NYCHA uses the HUD-published limits for the New York-Newark-Jersey City HMFA, the same limits any PHA operating in the five boroughs would use. NYCHA's Section 8 Administrative Plan governs how those limits are applied locally, but the underlying income thresholds come from HUD. Outside New York City, each PHA uses the limits for its own county or metro area, which can be substantially lower.

Can I have savings or assets and still qualify for Section 8 in New York?

Yes, with some nuance. Section 8 eligibility is based on income, not net worth. But if your net family assets exceed $5,000, HUD requires PHAs to count either the actual income from those assets or a "passbook rate" imputed return, whichever is higher, as part of your annual income. Very large asset holdings can push your counted income over the eligibility limit even if your cash income is low.

What is the income limit for a single person applying for Section 8 in New York City?

For a one-person household in New York City, the 2024 very low-income limit (50% AMI) is $51,400. The extremely low-income threshold is $30,850. These are gross annual figures before taxes. A single person earning under $51,400 meets the basic income test, though priority and waitlist position depend on whether they fall below the 30% AMI limit and on local preferences set by NYCHA or HPD.

Are Section 8 income limits in New York higher than in other states?

Generally yes, for high-cost metros. New York City's 2024 four-person very low-income limit is $73,400, compared to $32,250 in Birmingham, Alabama and about $66,300 in Los Angeles. The limits reflect local median incomes, so they vary enormously by location. States with lower median incomes have lower limits. A household earning $55,000 might qualify in Albany but be over the limit in some counties of Long Island.

What counts as income when applying for Section 8 in New York?

HUD counts wages, self-employment income, Social Security, pensions, disability payments, child support, alimony, interest and dividends, and most other regular income streams. It does not count SNAP benefits, earned income tax credits, or the earned income of full-time students aged 18 and older who are not the head or co-head. The full definition is in 24 CFR 5.609. PHAs verify income through tax records and HUD's Enterprise Income Verification system.

If my income goes over the limit after I get a Section 8 voucher, do I lose it?

Not automatically. HUD rules under 24 CFR 982.551 require annual recertification, and your rent share will increase if your income rises, but exceeding the original eligibility limit does not trigger automatic termination. Your PHA's Administrative Plan may set local policies on this, so it's worth reviewing. The practical effect is that a higher income means a higher family rent contribution, potentially up to the full contract rent.

Is the income limit different for elderly or disabled households applying for Section 8 in New York?

The income eligibility limits (30%, 50%, 80% AMI thresholds) are the same regardless of age or disability status. But elderly and disabled households receive additional deductions when calculating adjusted income, which lowers their monthly rent contribution. They also qualify for specific preferences at many PHAs. In New York City, NYCHA gives certain preferences to households with disabilities that may affect waitlist position.

How do I find current Section 8 income limits for counties outside New York City?

Go to huduser.gov and use the Income Limits Query tool. Select FY2024 (or the current year), then New York state, then the specific county or metro statistical area. The tool displays all three income tiers for every household size. Upstate New York counties have significantly lower limits than the NYC metro. Albany, Buffalo, Rochester, and Syracuse each have their own separate HUD income limit tables.

Can a landlord in New York refuse to rent to someone because their income is from Section 8?

No, not in New York City or in many other New York jurisdictions. New York City Human Rights Law prohibits discrimination based on lawful source of income, which includes Section 8 vouchers. Similar protections apply in Westchester County and elsewhere in the state under local or state law. Landlords who reject voucher holders solely for that reason face potential discrimination complaints and legal liability.

What is the income limit for Section 8 in Long Island (Nassau and Suffolk counties) in 2024?

For a family of four in Nassau-Suffolk counties, the 2024 very low-income limit (50% AMI) is approximately $79,800, slightly higher than New York City's because Long Island's AMI is higher. The extremely low-income threshold is around $49,900. These figures come from HUD's FY2024 Income Limits for the Nassau-Suffolk NY HUD Metro FMR Area. Confirm exact figures at huduser.gov since limits are updated annually.

Do income limits apply to the Section 8 housing list search, or just to eligibility?

Income limits are an eligibility requirement, not a search filter. Once you have a voucher in hand, you can search any unit without income-based restrictions on which listings you browse. What limits your search in practice is the payment standard: the PHA will only subsidize rent up to that cap. If you want to look at available units, the section 8 houses for rent listings on platforms like Go Section 8 show units by area regardless of income tier.

Sources

1. HUD User, FY2024 Income Limits Documentation: FY2024 income limits for the New York-Newark-Jersey City HMFA and all New York State counties, including 30%, 50%, and 80% AMI thresholds by household size
2. HUD, 24 CFR Part 982 Housing Choice Voucher Program: Eligibility requires income at or below 50% AMI; at least 75% of new admissions must be at or below 30% AMI; income eligibility rules and recertification requirements
3. NYCHA, Section 8 Housing Choice Voucher Program overview: NYCHA administers roughly 85,000 Housing Choice Vouchers in New York City
4. HUD, 24 CFR Part 5 Subpart F: Income and Rent: Definition of annual income under 24 CFR 5.609 and allowable deductions under 24 CFR 5.611, including dependent deductions and elderly/disability deductions
5. HUD User, FY2024 Fair Market Rents: FY2024 two-bedroom Fair Market Rent for the New York-Newark-Jersey City area is $2,217; payment standard rules under 24 CFR 982.503
6. HUD, 24 CFR Part 982 (voucher portability rules): Receiving PHA applies its own income limits and payment standards when a family ports a voucher to a new jurisdiction
7. NYC Commission on Human Rights, Source of Income Discrimination: Lawful source of income, including Section 8 vouchers, is a protected class under the New York City Human Rights Law
8. HUD User, FY2024 Income Limits Documentation System (methodology): HUD methodology for deriving income limits from AMI, including hold-harmless provisions and high-housing-cost adjustments
9. HUD User, Small Area Fair Market Rents (SAFMRs): New York City uses Small Area FMRs (zip-code-level) for payment standard purposes in certain PHAs