The Housing Choice Voucher program, commonly called Section 8, helps low-income families, seniors, and people with disabilities afford safe housing in the private rental market. To qualify in 2026, your household income must fall below limits set by the U.S. Department of Housing and Urban Development (HUD) for your specific area. Those limits depend on two things: where you live and how many people are in your household.
This guide explains how the income tiers work, what the limits look like across different areas, how to apply, and what to expect after you submit your application.
How Section 8 Income Limits Work in 2026
HUD sets income limits based on the Area Median Income (AMI) for each metropolitan area and county across the country. AMI is the midpoint income for a given area, which means half of households earn more and half earn less. Because housing costs and wages vary significantly from place to place, a family earning $55,000 a year might be well above the limit in rural Alabama but comfortably under it in San Francisco.
HUD divides eligible households into three income tiers:
| Income Tier | AMI Threshold | Who It Describes |
|---|
| Extremely Low Income (ELI) | At or below 30% AMI | Households in the deepest poverty |
| Very Low Income (VLI) | 31% to 50% AMI | The primary eligibility tier for most vouchers |
| Low Income (LI) | 51% to 80% AMI | Eligible in some cases, but rarely receive vouchers |
By law, PHAs must direct at least 75% of newly issued vouchers to households at or below 30% of AMI. That means if you are in the Very Low Income tier (50% AMI), you may technically qualify but will typically wait longer than someone in the Extremely Low Income tier.
2026 Income Limits by Household Size
Because Section 8 income limits vary by location, there is no single national dollar figure. HUD publishes updated limits each spring at huduser.gov. To illustrate how the tiers translate into real dollar amounts, the table below shows approximate Very Low Income (50% AMI) limits for a range of household sizes in several representative markets. These figures reflect HUD's 2026 data and should be verified for your specific area.
Very Low Income (50% AMI) Limits: Example Metro Areas
| Household Size | Rural/Low-Cost Area | Mid-Cost Metro (e.g., Indianapolis) | High-Cost Metro (e.g., Los Angeles) | Very High-Cost Metro (e.g., NYC/Manhattan) |
|---|
| 1 person | approximately $21,000 | approximately $32,000 | approximately $40,800 | approximately $53,000 |
| 2 people | approximately $24,000 | approximately $36,600 | approximately $46,600 | approximately $60,600 |
| 3 people | approximately $27,000 | approximately $41,200 | approximately $52,450 | approximately $68,200 |
| 4 people | approximately $30,000 | approximately $45,750 | approximately $58,250 | approximately $74,200 |
| 5 people | approximately $32,400 | approximately $49,400 | approximately $62,950 | approximately $80,200 |
| 6 people | approximately $34,800 | approximately $53,050 | approximately $67,650 | approximately $86,100 |
These figures are approximate and for illustration. Your local PHA has the exact limits for your county or metro area. Contact your PHA or check HUD's income limits tool at huduser.gov to get numbers specific to your zip code.
Extremely Low Income (30% AMI) Limits
The Extremely Low Income tier is roughly 60% of the Very Low Income figures above. For example, a household that falls at 50% AMI in Indianapolis around $45,750 for a family of four would need to earn closer to $27,450 or less to fall in the 30% AMI (ELI) tier. Families in this tier receive priority placement in most PHA waiting lists.
The $105,574 Asset Limit (New for 2026)
Under rules updated by the Housing Opportunity Through Modernization Act (HOTMA), HUD-assisted programs now impose a net family asset limit of $105,574 for 2026. If your household's net assets exceed this threshold, you may be ineligible or your income calculation may be affected. Assets counted typically include bank account balances, investment accounts, and real property value.
Other Eligibility Requirements
Income is the main factor, but it is not the only one. To qualify for a Section 8 voucher in 2026, your household must also meet these criteria:
- Citizenship or eligible immigration status. At least one household member must be a U.S. citizen or have eligible non-citizen immigration status as defined by HUD. Mixed-status families can still qualify on a prorated basis.
- Valid Social Security number. The head of household must have a valid Social Security number.
- Family composition. Section 8 serves families, elderly households (head of household age 62 or older), and households with a disability. Single adults without dependents may qualify but often face longer waits.
- Background screening. PHAs screen applicants for certain criminal history. Requirements vary by PHA, but households with members convicted of producing methamphetamine in federally assisted housing are permanently ineligible.
- Good tenancy history. PHAs may deny applications from households that were previously evicted from federally assisted housing for drug-related activity.
What Counts as Income
HUD counts all sources of regular income when determining eligibility. This includes:
- Wages and salaries from all employed household members
- Self-employment income
- Social Security, SSI, and disability benefits
- Pension and retirement payments
- Unemployment compensation
- Alimony and child support received
- Regular contributions from people not living in the household
HUD does not count all money equally. Some income sources have specific exclusions or deductions. For example, income from full-time students who are not the head or co-head of household may be partially excluded. Your PHA will calculate your adjusted annual income based on these rules.
How Section 8 Vouchers Work
Once you receive a voucher, you use it to rent housing in the private market rather than moving into a specific housing project. Here is the basic structure:
You pay roughly 30% of your adjusted monthly income toward rent. The voucher covers the rest, up to a local payment standard set by your PHA (called the Fair Market Rent, or FMR). If the rent for a unit exceeds the FMR, you may pay more out of pocket, but generally no more than 40% of your income in the first year of tenancy.
This structure means the voucher travels with you. If you move, you keep your voucher and use it at a new unit, as long as the unit meets HUD Housing Quality Standards and the landlord agrees to participate in the program.
How to Apply for Section 8 in 2026
Section 8 applications are handled by local Public Housing Authorities, not by HUD directly. Each PHA has its own waiting list, and many are closed most of the time because demand far exceeds supply.
Step 1: Find Your Local PHA
Go to resources.hud.gov and search for PHAs in your state or county. Each PHA page shows whether the waiting list is currently open or closed.
Step 2: Check Waiting List Status
If the waiting list is open, apply immediately. Waiting lists in major cities like Los Angeles, New York, and Chicago can close within days of opening and remain closed for years. In some cities, wait times can exceed five to ten years. Do not wait to apply once a list opens.
Step 3: Submit Your Application
Applications may be submitted online, by mail, or in person depending on the PHA. You will provide basic information about your household, income, and current housing situation. Some PHAs accept applications from people who live outside their jurisdiction, so you can apply to multiple PHAs at the same time.
Step 4: Get Placed on the Waiting List
After submitting your application, you will be placed on the waiting list if your household appears to be preliminarily eligible. Your position depends on when you applied, the local demand, and any preferences you qualify for.
Step 5: Claim Preferences if You Qualify
Most PHAs give priority to certain groups, including:
- Households that are currently homeless or living in substandard housing
- Households paying more than 50% of their income on rent
- Veterans and active-duty military families
- Victims of domestic violence
- Elderly or disabled households
Claiming a preference that you qualify for can significantly move you up the list.
Step 6: Respond to Eligibility Determination
When your name reaches the top of the list, the PHA will contact you for a formal eligibility determination. You must respond promptly (usually within 10 to 14 days) or you risk losing your place.
Step 7: Gather Required Documents
At this stage, bring documentation for all household members. Typical requirements include:
| Document | Who It Applies To |
|---|
| Photo ID (driver's license or passport) | Head of household and all adults |
| Birth certificates | All household members |
| Social Security cards | All household members |
| Proof of income (pay stubs, award letters, tax returns) | All employed adults and benefit recipients |
| Bank statements (last 2 to 3 months) | All adults |
| Current lease or proof of housing situation | Household |
| Documentation for claimed preferences | If applicable |
Step 8: Receive Your Voucher
If the PHA confirms your eligibility, you will receive a voucher with a search period, typically 60 to 120 days. During this time you must find a qualifying unit, have it pass a HUD inspection, and sign a lease with the landlord.
Step 9: Find a Landlord Who Accepts Vouchers
Not all landlords participate in the program. Your PHA may have a list of participating landlords, and resources like the HUD locator tool can help. The unit must meet HUD Housing Quality Standards, meaning it must be safe, sanitary, and in decent repair.
Income Limits vs. Fair Market Rents
Income limits tell you whether you can get a voucher. Fair Market Rents (FMRs) tell you how much your voucher will cover. HUD updates FMRs annually and sets them at roughly the 40th percentile of local rents. If rents in your area have risen sharply, the FMR may not cover the full cost of typical rentals, which can make it harder to find a unit within your voucher's coverage.
PHAs can increase their local payment standards above the FMR (up to 110% of FMR) when market conditions warrant it. Some PHAs in high-cost areas use Small Area FMRs (SAFMRs), which set payment standards at the ZIP code level rather than the metro area level, allowing higher coverage in expensive neighborhoods.
What Happens to Your Benefits Over Time
Section 8 is not a fixed-term benefit. As long as you continue to meet income requirements and comply with program rules, you keep your voucher. Your share of rent is recalculated annually based on your current income. If your income rises above the applicable limit, you will not lose your voucher immediately, but your subsidy will decrease until you no longer receive a meaningful benefit.
PHAs conduct annual recertifications where you must verify income, household composition, and housing unit information. Missing a recertification can result in termination of your voucher.
States Where Section 8 Wait Times Are Shortest
Wait times vary enormously. Rural areas and states with larger housing supplies tend to have shorter waits. Some smaller PHAs periodically open their waiting lists with relatively short queues (one to two years or less). States where applicants sometimes find shorter wait times include parts of the Midwest, rural South, and Mountain West. Urban PHAs in California, New York, Illinois, and Massachusetts typically have the longest waits.
If you are flexible about where you live, applying to multiple PHAs across different counties or states is a legitimate strategy. Portability rules allow you to use your voucher in a different PHA's jurisdiction after an initial period of 12 months.
Use the Benefits Screener
Not sure whether Section 8 is your best option, or whether you qualify for other programs alongside it? The Benefits Navigator screener checks your eligibility for over 11 federal and state programs at once, including SNAP, Medicaid, LIHEAP, and more. It is free, takes about five minutes, and shows you the programs you are most likely to qualify for based on your household information.
Frequently Asked Questions
What is the income limit for Section 8 in 2026?
There is no single national dollar figure. Income limits depend on where you live and how many people are in your household. For most areas, the key threshold is 50% of the Area Median Income (AMI) for your location. A family of four in a mid-cost metro might qualify with income up to approximately $45,000 to $50,000 per year, while the same family in a high-cost metro like New York or Los Angeles may qualify with income up to $58,000 to $74,000. Check the HUD income limits tool at huduser.gov for exact figures in your county.
Who gets priority for Section 8 vouchers?
Federal law requires that at least 75% of new vouchers go to households at or below 30% of AMI (Extremely Low Income). Beyond income priority, most PHAs give preference to households experiencing homelessness, paying extreme rent burdens, veterans, and survivors of domestic violence.
Can I apply to more than one PHA waiting list?
Yes. You can apply to multiple PHAs at the same time. You do not have to live in a PHA's jurisdiction to apply, though some PHAs limit residents of their area to first preference. Applying to multiple waiting lists increases your chances of receiving a voucher sooner.
What happens if my income goes up after I receive a voucher?
Your rent share increases. The voucher subsidy is recalculated each year at your annual recertification. If your income rises significantly, you may eventually pay market rate on your own and the subsidy effectively ends. You will not lose the voucher immediately upon an income increase.
How long does it take to receive a Section 8 voucher?
In high-demand cities, waits of five to ten years are common. Smaller cities and rural PHAs often have shorter waits, sometimes one to three years. Some PHAs have closed waiting lists with no projected opening date. Applying as soon as a list opens and claiming every preference you qualify for are the best ways to reduce your wait.
Does Section 8 cover any type of housing?
The voucher can be used for apartments, single-family homes, townhouses, and in some cases manufactured housing, as long as the unit passes HUD Housing Quality Standards inspection and the landlord agrees to participate in the program. You cannot use a voucher to rent from a family member.
What documents do I need to apply?
Basic application documents include proof of identity, income verification, Social Security cards for all household members, and your current housing situation. If you are called in for an eligibility determination after reaching the top of the waiting list, you will need more detailed documentation including birth certificates, bank statements, and tax returns.
Is the $105,574 asset limit new for 2026?
Yes. Under the HOTMA rules that took effect in 2024 and 2025, HUD imposed a net asset limit of $105,574 (adjusted annually) for households receiving HUD assistance. This is a meaningful change from prior policy, which had no hard asset cap. If your household has assets above this threshold, your eligibility or benefit amount may be affected.
Can non-citizens apply for Section 8?
Eligible non-citizens with qualifying immigration status can apply. Mixed-status households, where some members are citizens and others are not, may receive a prorated benefit based on the proportion of eligible household members. Undocumented individuals are not eligible for voucher assistance.
How do I find out if a Section 8 waiting list is open near me?
Visit resources.hud.gov, search by state or county, and look up PHAs in your area. Each PHA lists its current waiting list status. You can also call your local PHA directly or check their website.
