Last updated 2026-07-10
TL;DR
To qualify for a Housing Choice Voucher in King County, your household income has to fall at or below 50% of the Area Median Income for your family size. For fiscal year 2024, that ceiling runs from $45,950 for one person up to $85,750 for a family of eight. HUD recalculates these numbers every spring using census wage data for the Seattle-Bellevue metro area.
What are the King County Section 8 income limits for 2024?
A single person in King County has to earn no more than $45,950 to qualify for a voucher in FY 2024. A family of four has to stay under $65,600. Those are the 50% AMI thresholds, and they set the standard eligibility ceiling for the whole program.
The King County Housing Authority (KCHA) and the Seattle Housing Authority (SHA) both use HUD's official income limits for the Seattle-Bellevue-Everett metro area, which covers King and Snohomish counties. HUD publishes three tiers: Extremely Low Income (30% AMI), Very Low Income (50% AMI), and Low Income (80% AMI). [1]
For the Housing Choice Voucher program, eligibility stops at the Very Low Income tier, which is 50% AMI. A small share of vouchers can go up to 80% AMI, but that applies mainly to certain local preferences, not the standard program. Almost every new voucher issued in King County goes to households at or below 50% AMI, and federal law requires KCHA to direct 75% of new vouchers each year to households at or below 30% AMI. [2]
Here are the official FY 2024 income limits for King County by family size:
| Household Size | 30% AMI (Extremely Low) | 50% AMI (Very Low) | 80% AMI (Low) |
|---|---|---|---|
| 1 person | $27,600 | $45,950 | $73,500 |
| 2 persons | $31,550 | $52,500 | $84,000 |
| 3 persons | $35,500 | $59,050 | $94,500 |
| 4 persons | $39,950 | $65,600 | $104,950 |
| 5 persons | $43,150 | $70,850 | $113,350 |
| 6 persons | $46,350 | $76,100 | $121,750 |
| 7 persons | $49,550 | $81,350 | $130,200 |
| 8 persons | $52,750 | $85,750 | $138,600 |
Source: HUD FY 2024 Income Limits, Seattle-Bellevue-Everett HUD Metro FMR Area [1]
These numbers shift every year. If you're reading this after April 2025, pull the current figures straight from HUD's income limits page before you make any decisions.
How does HUD calculate the income limits for King County?
HUD anchors everything to Area Median Income (AMI), which it estimates each spring from American Community Survey data collected by the Census Bureau, then adjusts using Bureau of Labor Statistics wage trends for the metro. King County sits inside the Seattle-Bellevue-Everett HUD Metro Fair Market Rent Area, so it shares limits with Snohomish County. [1]
The median family income for that metro area in FY 2024 is $131,200. The 50% AMI limit for a four-person family is roughly half of that, tweaked by HUD's rounding rules. The 30% AMI limit can't drop below the federal poverty guideline, and HUD applies hold-harmless provisions that keep limits from falling year over year in high-cost markets. That matters in Seattle, where wage growth has flattened after years of big jumps.
Family size adjustments follow a formula in 24 CFR Part 5, Subpart F. A one-person household limit is roughly 70% of the four-person limit. An eight-person limit is roughly 132% of it. [3] HUD publishes the full methodology alongside its data, and it reads clearly if you want to see why your specific number landed where it did.
One thing trips people up. The income limit that decides your eligibility is the one in effect when you're pulled from the list, not the one in effect when you first applied. King County waitlists run years long, so the limits you qualify under today may look nothing like the ones in force the day KCHA calls you. In a rising-cost market that usually helps you. Recheck your status every spring when HUD posts new numbers.
Does King County count all income the same way?
No. HUD defines "annual income" for Section 8 purposes in 24 CFR 5.609. It counts wages, salaries, overtime, tips, net business income, interest and dividends, Social Security and SSI, pensions and retirement income, student scholarships above tuition, and most regular cash contributions from people outside the household. [3]
What it leaves out is a different and useful list. Excluded income covers the earned income of full-time students 18 or older (unless they're the head of household or spouse), temporary or nonrecurring income, lump-sum inheritances, foster care payments, student aid used for tuition and fees, and any income earned by children under 18. Child support gets tricky. Amounts you actually receive count. Amounts a court awarded but nobody pays do not.
KCHA's housing specialists run an income verification that looks at pay stubs, tax returns, bank statements, and third-party confirmations from employers or benefit agencies. They don't take your word for it. They cross-check against HUD's Enterprise Income Verification (EIV) system, which pulls Social Security and wage data automatically. [3]
Assets matter too, but differently. If your net family assets top $5,000, HUD requires the PHA to count either the actual income those assets throw off or an imputed "passbook rate" return, whichever is higher. For most working families this is a non-issue. It can bite an elderly household sitting on a large savings account.
How do King County's income limits compare to other large counties?
King County's AMI ranks among the highest in the country. That makes the dollar thresholds look generous on paper and does nothing to make housing easier to find. Here's how the four-person, 50% AMI limit stacks up across several high-profile metros for FY 2024:
| County / Metro | 4-Person 50% AMI Limit |
|---|---|
| King County, WA (Seattle metro) | $65,600 |
| Los Angeles County, CA | $56,100 |
| Nassau County, NY (Long Island) | $74,800 |
| Cook County, IL (Chicago metro) | $52,250 |
| Harris County, TX (Houston metro) | $43,050 |
| Miami-Dade County, FL | $40,650 |
Sources: HUD FY 2024 Income Limits [1] [11] [12]
LA County's Section 8 income limit runs about 14% below King County's despite California's reputation for high costs. HUD uses metro-wide wage data, and the LA metro pulls in a lot of lower-wage workers that drag the median down. Nassau County's limit tops King County's because Long Island's median income sits higher than Seattle's, even though Nassau's rents feel every bit as brutal. A higher AMI is not a sign of a more generous program. It just means more of the local economy earns above that line.
The practical result for King County voucher holders: the income ceiling looks high, but the payment standards KCHA sets (which decide how much the voucher actually covers) have to chase rents that easily hit $2,000 to $3,000 a month for a two-bedroom. Qualifying on income is only the first gate.
Which housing authorities run Section 8 in King County?
Two agencies run Housing Choice Vouchers in King County, and the one you apply to depends on where you want to live. [2]
The King County Housing Authority (KCHA) covers the unincorporated county and most cities except Seattle. That includes Renton, Bellevue, Kent, Auburn, Federal Way, Kirkland, Redmond, Burien, and dozens of smaller cities. KCHA is one of the larger PHAs in the state, managing roughly 12,000 vouchers.
The Seattle Housing Authority (SHA) covers the city of Seattle. SHA runs its own waitlist, its own preferences, and its own payment standards. If you want to live inside Seattle city limits and use a voucher, SHA is your agency. [8]
Both agencies apply the same HUD income limits because they sit in the same metro area. What differs is the waitlists, the local preferences, and the payment standards. You can apply to both when the lists are open. KCHA's waitlist stays closed for long stretches and opens rarely. SHA's runs much the same way. Both post waitlist status on their websites, and when a list does open, the wait can run several years.
If you're serious about a voucher, check the open Section 8 waiting lists resource and apply to every list you're eligible for, beyond just KCHA and SHA. Portability rules mean a voucher issued somewhere else can often be used to rent in King County.
What local preferences can affect who gets a voucher first?
Income limits decide who can get a voucher at all. Local preferences decide who gets one sooner. KCHA and SHA both run preference systems that move certain applicants ahead on the waitlist, and understanding this changes how you plan. [2]
KCHA's local preferences have historically included current King County residents, people experiencing homelessness, people displaced by government action, and veterans. SHA keeps similar categories with some differences in how it defines displacement and homelessness.
The federal 75% rule is a real constraint, not administrative paperwork. HUD requires that in any fiscal year, at least 75% of new vouchers a PHA issues go to households at or below 30% AMI. [2] So even if you're at 45% AMI and clearly qualify, the agency is working with its hands partly tied. Extremely low-income families move up faster on average.
None of this happens automatically. You still have to document it. A family claiming a homelessness preference usually needs a letter from a shelter or service provider. Veterans need discharge papers (DD-214). A residency preference needs proof of a King County address. Having the preference without the documentation is the same as not having it when the moment comes.
To understand your own position, the housing authority page here breaks down how PHAs rank their waitlists. Worth reading before the wait starts to grind on you.
How do income limits interact with King County's payment standards?
Income limits and payment standards are two separate things that both decide whether a voucher actually helps you. Income limits say whether you're eligible. Payment standards say how much of the rent the voucher covers. Mixing up the two is one of the most common mistakes people make going in.
KCHA sets its payment standards off HUD's Fair Market Rents (FMRs) for the Seattle metro, though a PHA can set standards between 90% and 110% of FMR without extra HUD approval and can ask for more in tight markets. [9] HUD's FY 2024 FMRs for the Seattle-Bellevue-Everett area are:
| Unit Size | FY 2024 FMR |
|---|---|
| Studio | $1,731 |
| 1-Bedroom | $1,966 |
| 2-Bedroom | $2,432 |
| 3-Bedroom | $3,321 |
| 4-Bedroom | $3,886 |
Source: HUD FY 2024 Fair Market Rents [5]
Your actual payment standard depends on which ZIP code or area your PHA uses. KCHA uses Small Area Fair Market Rents (SAFMRs) in many jurisdictions, so the standard varies by ZIP code instead of one flat county number. A ZIP code in Bellevue can carry a different payment standard than one in Auburn. That matters if you're trying to rent in a high-cost area, because the voucher might cover more than you'd expect. [9]
Once you have a voucher, you pay the gap between 30% of your adjusted monthly income and the gross rent, up to the payment standard. If the landlord charges more than the payment standard, you cover that entire overage yourself, on top of your 30% share.
What if your income is over the limit? Are there other programs?
If your household income sits above 50% AMI, the Section 8 HCV program probably isn't an option. There are other paths worth knowing about, and some of them have shorter waits.
The Low Income Housing Tax Credit program funds income-restricted apartments where rents sit below market and income limits usually reach 60% AMI, sometimes 80%. These aren't vouchers. They're specific units in specific buildings, and King County has thousands of them. The Washington State Housing Finance Commission keeps a list of LIHTC properties. The low income housing tax credit explainer covers how those applications work. [10]
The same commission funds the Multifamily Tax Exemption (MFTE) program, which pays private landlords in Seattle to rent a share of units at reduced rates for households earning up to 65 to 80% AMI. Seattle's Office of Housing keeps a searchable MFTE apartment list by neighborhood. [10]
For seniors, income rules and eligibility differ under HUD's Section 202 program, which funds affordable developments reserved for people 62 and older. Low income senior housing is a separate track from the voucher program and often moves faster because it targets one population.
If you're just over the line, say at 52% or 55% AMI, apply during open waitlist periods anyway. Income gets verified at admission, not at application. If your income drops during a multi-year wait, you might qualify by the time you reach the top.
How do you actually apply for Section 8 in King County?
Start by checking whether the waitlist is open. As of this update, KCHA's HCV waitlist is closed. Confirm SHA's status on SHA's website before you do anything else. Both agencies announce openings through their websites, local media, and the Washington 211 system. [2]
When a list opens, you apply online through the agency's portal during the open window, which can last only a few days. You'll need basic household information: names, Social Security numbers or eligible non-citizen documentation, dates of birth, current income for everyone in the household, and your current address. You don't attach income documentation at this stage. That comes later, when you're pulled from the list.
After you apply, you get a confirmation and a waitlist position or lottery number. With KCHA, the list is usually ordered by preference category first, then by date and time of application within each category. Tell the agency the moment your contact information changes. People get dropped from waitlists for failing to answer letters sent to an old address, and there's rarely a good appeal.
Once called, you'll go through a formal eligibility determination: income verification, background screening, and a briefing where the agency walks through your voucher terms. Then you get a search period (usually 60 to 120 days) to find a landlord willing to participate. If you're hunting for places that take vouchers, the section 8 houses for rent guide has practical search strategies.
For landlords on the fence about accepting vouchers, VoucherReady has a one-time landlord kit that walks through the inspection process, HAP contract terms, and payment timing in plain language. It makes the decision a lot less murky.
Can you use a King County voucher in a different county or state?
Yes. It's called portability, and it's one of the most underused features of the HCV program. [6] Under 24 CFR 982.353, a household with a voucher from KCHA or SHA can move anywhere in the United States where an HCV program runs, as long as they've lived in KCHA or SHA's jurisdiction for at least 12 months (or were living there when they first applied).
If you got your voucher from a different PHA and want to move to King County, you can port in. KCHA can absorb your voucher and run it under their program, which means King County payment standards and SAFMRs apply. This is how some families reach a King County voucher without ever sitting on KCHA's waitlist.
Porting in isn't automatic. You tell your issuing PHA you intend to move, they send paperwork to KCHA, and KCHA decides whether to absorb the voucher or bill your original PHA. Coming from another state gives the receiving PHA more discretion over whether to absorb. In practice KCHA does take ported vouchers, but the timeline can stretch several weeks.
Thinking about porting out of King County? The same rules run in reverse. A KCHA voucher can go to Portland, Phoenix, Atlanta, or anywhere else with a program. The rental assistance overview has a section on portability mechanics and the billing relationship between PHAs.
What documentation do you need to prove income eligibility?
When KCHA or SHA calls you in for your eligibility appointment, they verify every dollar the household receives. Showing up unprepared is one of the fastest ways to lose your spot or stall your voucher for months.
For employed household members, bring the last four to six pay stubs and your most recent federal tax return (W-2 or 1040). If you started a job recently and don't have enough stubs yet, a letter from your employer on letterhead with your start date, pay rate, and weekly hours usually does the job.
For self-employed people, HUD wants a signed self-certification of income plus support: a profit and loss statement, business bank statements, or your most recent Schedule C. Housing specialists can ask for more if the documentation looks off.
For Social Security, SSI, or disability income, bring the most recent benefit verification letter from the Social Security Administration. You can print it from your SSA account online. For pensions or retirement distributions, a letter from the fund administrator or a recent 1099-R works.
For child support, bring proof of what you actually receive, like bank statements showing deposits, or a written statement from the court if payments run through the state disbursement unit.
Zero-income households draw extra scrutiny, reasonably. If someone in the household reports no income, KCHA typically asks how they pay for food, shelter, and transportation. A written self-certification explaining the situation, plus a supporting statement from a social worker or caseworker, helps.
VoucherReady's free income calculation worksheet helps you organize these documents and estimate your adjusted gross income before your appointment. It takes some of the dread out of the process.
How often do income limits change, and does it affect current voucher holders?
HUD releases new income limits each spring, usually in late March or April. The effective date lands around April 1, though the exact day shifts year to year. For FY 2024, HUD published limits in March 2024. [1]
For households already holding a voucher, income recertification happens once a year. At that recertification the PHA checks whether your household income changed. If it climbed, your share of the rent goes up (you pay 30% of adjusted income), but you don't lose eligibility just because your income now sits above the admission limit.
Here's the statutory point, straight from 42 U.S.C. 1437f and HUD's regulations: "A family may not be denied continued assistance solely because the family's income has increased above the income limit established for admission." [7] Get a raise and you keep the voucher. You'd pay more of the rent yourself, but the assistance stays active. You only lose eligibility if your income exceeds certain program-specific thresholds for an extended stretch, and PHAs handle that with some discretion.
Still, if your income climbs well past 80% AMI and you hit recertification, some PHAs start a process to move you off the program, especially when a long line of much lower-income families is waiting. It's not automatic, and the process varies. Ask your housing specialist what KCHA's current policy is on higher-income recertifications.
New limits each spring also reshape the pending waitlist. Someone borderline ineligible last year might qualify this year if the limits rose with the AMI. Check every spring.
Frequently asked questions
What is the income limit for Section 8 in King County for a family of 4?
For FY 2024, a family of four in King County has to earn no more than $65,600 per year (50% AMI) to qualify for a Housing Choice Voucher at the standard eligibility level. Extremely low-income households, those at or below $39,950 (30% AMI), get priority because HUD requires 75% of new vouchers to go to that group. HUD updates these numbers each spring.
Is the King County Section 8 waitlist open right now?
KCHA's Housing Choice Voucher waitlist opens rarely and often stays closed for years. Seattle Housing Authority's waitlist runs separately with its own schedule. Check KCHA's website at kcha.org and SHA's website at seattle.gov/housing for current status. Signing up for email alerts from both agencies is the most reliable way to catch a short opening window.
Does King County Section 8 count my spouse's income?
Yes. HUD counts the annual income of every adult who will live in the unit, including a spouse. Income from household members under 18 is excluded, along with earned income from full-time students 18 or older who aren't the head of household or spouse. All adult income gets added together and compared to the income limit for the household's total family size.
What is the maximum rent a Section 8 voucher covers in King County?
Payment standards in King County run off HUD's Fair Market Rents and KCHA's Small Area FMRs, which vary by ZIP code. For FY 2024, the metro-wide FMR for a two-bedroom is $2,432. If rent runs above the applicable payment standard, the voucher holder pays the full difference plus their 30% income share. Ask KCHA for the specific payment standard for the ZIP code you're targeting.
Can I use a Section 8 voucher from another county to rent in King County?
Yes, through portability. If you hold a voucher from any other HCV program in the country and have met your initial occupancy requirement (usually 12 months in the issuing PHA's jurisdiction), you can request to port into King County. KCHA can absorb your voucher and apply local payment standards. Contact KCHA directly to start once your current PHA sends the portability paperwork.
How does self-employment income affect Section 8 eligibility in King County?
Self-employment counts as net business income, meaning gross receipts minus legitimate business expenses. HUD allows deductions that are ordinary and necessary for the business, similar to Schedule C treatment on taxes. KCHA housing specialists will ask for a profit and loss statement, business bank records, or a recent Schedule C. Inconsistent documentation can stall your eligibility determination.
Are King County Section 8 income limits different from Seattle Housing Authority limits?
No. KCHA and SHA sit in the same HUD metro area (Seattle-Bellevue-Everett), so they use identical HUD income limits. The 2024 50% AMI limit is $65,600 for a family of four no matter which agency you apply to. Where they differ is payment standards, local preferences, and waitlist management, not the income thresholds that decide eligibility.
Do assets count toward the income limit for King County Section 8?
Assets themselves don't count as income, but HUD requires PHAs to impute income from assets when net family assets top $5,000. The PHA uses either the actual income the asset generates or a HUD-specified passbook rate applied to the total value, whichever is greater. Large savings, investment accounts, or real property can trigger this. Equity in your primary home counts as an asset if you own property.
What happens to my Section 8 voucher if my income goes up above the limit?
You don't automatically lose the voucher if income rises above the eligibility limit after you're already receiving assistance. Federal law at 42 U.S.C. 1437f bars PHAs from ending assistance solely because income climbed above the admission limit. Your share of the rent goes up as income rises, but the voucher stays active. Ask your KCHA housing specialist about their current policy on very high-income recertifications.
How does King County's income limit compare to Los Angeles County?
King County's 50% AMI limit for a family of four is $65,600 in FY 2024. LA County's equivalent is $56,100, roughly 14% lower. The gap reflects Seattle metro's higher median wages in the HUD calculation, not a policy choice. Despite King County's higher dollar threshold, local rents hit just as hard, so a voucher's real buying power faces comparable pressure in both markets.
What is the income limit for a single person on Section 8 in King County?
A one-person household in King County has to earn no more than $45,950 per year (50% AMI) to qualify for a standard Housing Choice Voucher in FY 2024. The extremely low-income threshold for one person is $27,600 (30% AMI). Single applicants who meet the 30% AMI mark get priority under HUD's 75% targeting rule. These figures come from HUD's FY 2024 income limits for the Seattle-Bellevue-Everett metro area.
Can I apply to both KCHA and Seattle Housing Authority at the same time?
Yes. KCHA and SHA keep completely separate waitlists, and nothing stops you from applying to both when their lists are open. They don't coordinate applications, and getting a voucher from one doesn't cancel your place on the other. If you receive two vouchers, you accept one and decline the other. Apply broadly: other regional PHAs like Renton Housing Authority also issue vouchers usable in King County.
Does Social Security income count toward the King County Section 8 income limit?
Yes. Social Security retirement and disability benefits count as income for HCV eligibility under 24 CFR 5.609. SSI payments count too. Bring your most recent SSA benefit verification letter to your eligibility appointment. One notable exception is Supplemental Nutrition Assistance Program (SNAP) benefits, which HUD explicitly leaves out of the income calculation.
How do I find out if my income qualifies for King County Section 8 before applying?
Compare your household's total annual gross income to the 50% AMI limit for your family size in the table above (FY 2024 data). If you're under that number, you likely meet the income test. HUD's income limits tool at huduser.gov lets you look up the current limit for any location and family size. The actual eligibility decision happens only after KCHA or SHA reviews your documentation at your intake appointment.
Sources
- HUD Office of Policy Development and Research, FY 2024 Income Limits Documentation System: FY 2024 income limits for the Seattle-Bellevue-Everett HUD Metro FMR Area at 30%, 50%, and 80% AMI for all household sizes
- King County Housing Authority, Housing Choice Voucher Program: KCHA administers HCV in King County excluding Seattle; 75% of new vouchers must go to households at or below 30% AMI per federal requirement
- Code of Federal Regulations, 24 CFR Part 5 Subpart F, Definition of Annual Income: HUD's definition of annual income, exclusions, and family size adjustment formula for income limit calculations
- HUD Office of Policy Development and Research, FY 2024 Fair Market Rents: FY 2024 Fair Market Rents for the Seattle-Bellevue-Everett metro area by unit size
- Code of Federal Regulations, 24 CFR 982.353, Portability: HCV portability rules allowing households to move to any area with an HCV program after 12 months of residency in the issuing PHA's jurisdiction
- U.S. Code, 42 U.S.C. 1437f, Housing Choice Voucher Program: Federal statute barring PHAs from terminating voucher assistance solely because a family's income increased above the admission income limit
- Seattle Housing Authority, Housing Choice Voucher Program: SHA administers HCV within Seattle city limits with its own waitlist, preferences, and payment standards
- HUD Office of Public and Indian Housing, Small Area Fair Market Rents: PHAs in certain metros including Seattle are required or authorized to use Small Area FMRs, setting payment standards by ZIP code rather than a single metro-wide number
- Washington State Housing Finance Commission, Multifamily Tax Exemption and LIHTC Programs: WSHFC funds income-restricted housing programs with limits up to 60-80% AMI as an alternative to HCV for households above the 50% AMI voucher threshold
- HUD Office of Policy Development and Research, FY 2024 Income Limits (Nassau-Suffolk HUD Metro FMR Area): Nassau County 4-person 50% AMI income limit of $74,800 for FY 2024, exceeding King County's equivalent limit
- HUD Office of Policy Development and Research, FY 2024 Income Limits (Los Angeles County, CA): Los Angeles County 4-person 50% AMI income limit of $56,100 for FY 2024, below King County's equivalent limit