Section 8 income limits for fiscal year 2027 have not been published yet. HUD typically releases new limits between April and May each year, so the FY2027 figures are expected around spring 2027. Based on current trends, most areas should see their income limits rise by roughly 3 to 5 percent, with a national cap that is likely to land near 10 percent again. The exact number for your county depends on your local Area Median Income (AMI), because Section 8 limits are calculated per metro area and per nonmetropolitan county, not as a single national figure.
This guide explains how HUD builds these limits, what the FY2026 numbers looked like, and what a reasonable 2027 projection is for the three eligibility tiers: extremely low income (30 percent AMI), very low income (50 percent AMI), and low income (80 percent AMI).
How Section 8 Income Limits Are Set
The Housing Choice Voucher program, commonly called Section 8, ties eligibility to the median income of the area where you live. HUD does not use one national income limit. Instead, it calculates a separate set of limits for every metropolitan area, parts of some metro areas, and each nonmetropolitan county.
Each year HUD starts with the estimated median family income for your area, then applies three percentage tiers:
| Tier | Percentage of AMI | Who it covers |
|---|
| Extremely Low Income (ELI) | 30% of AMI, or the federal poverty guideline if higher | Households with the greatest need; most voucher slots are reserved here |
| Very Low Income (VLI) | 50% of AMI | The primary eligibility threshold for new voucher applicants |
| Low Income (LI) | 80% of AMI | Broader eligibility used for some programs and continued assistance |
Most new Section 8 applicants must fall at or below the very low income (50 percent AMI) mark to qualify. Federal law also requires housing agencies to direct at least 75 percent of new vouchers to extremely low income households.
FY2026 Numbers as the Starting Point
To project 2027, it helps to anchor to where things stand now. For fiscal year 2026, HUD used a U.S. median family income of $107,900. The FY2026 income limit changes worked out this way:
- The average annual increase across all HUD areas was about 3.4 percent.
- The maximum allowable increase (the cap) was set at 10.0 percent.
- Roughly 221 areas hit that 10 percent cap, which was fewer than 5 percent of all areas. That was a sharp drop from FY2025, when about 27 percent of areas were capped.
- The net family asset limit for FY2026 was approximately $105,574. Households above that asset level generally become ineligible.
The cap matters because it prevents any single area's very low income limit from jumping more than a set percentage in one year, even when local incomes spike. For FY2026, HUD calculated the cap as two times the national change in median family income (about 5.05 percent from the 2023 to 2024 American Community Survey data), which came to just over 10 percent and was then rounded down to the 10.0 percent hard ceiling.
The 2027 Projection
FY2027 limits will be built from newer income data, most likely the 2025 American Community Survey figures measuring the change from 2024 to 2025. HUD has not released those numbers, so the following are estimates based on how the formula has behaved over the past several years.
Expected national median family income
The national median family income has risen steadily, moving into the $107,900 range for FY2026. A continued increase of 3 to 5 percent would put the FY2027 national median family income somewhere in the approximate range of $111,000 to $113,000. Treat this as a projection, not a confirmed figure.
Expected increase for most areas
Barring an unusual swing in wage data, the typical area should see its income limits rise by roughly 3 to 5 percent for FY2027. Fast-growing metros with rising incomes may see larger jumps, while areas with flat or declining local incomes could stay nearly the same or even dip slightly.
Expected cap
The annual cap is set at two times the national change in median income, with a floor of 5 percent and no fixed upper ceiling other than what HUD chooses to apply. If national income growth stays near the 4 to 5 percent range, the FY2027 cap would again land close to 10 percent. If income growth slows, the cap could come down toward the 7 to 8 percent range.
Projected tier estimates
Here is an illustrative projection for a four-person household, using a hypothetical area median income of $110,000 for FY2027. Your actual local AMI will differ, often substantially, so use this only to see how the tiers scale.
| Tier | Percentage | Projected 4-person limit (AMI = $110,000) |
|---|
| Extremely Low Income | 30% | approximately $33,000 |
| Very Low Income | 50% | approximately $55,000 |
| Low Income | 80% | approximately $88,000 |
For comparison, a real FY2026 reference point: Los Angeles County used a four-person area median income of about $108,100, which produced approximate limits of $32,430 at 30 percent, $54,050 at 50 percent, and $86,480 at 80 percent. High-cost coastal metros often carry limits well above these figures because HUD applies high housing cost adjustments.
How Household Size Changes the Limit
HUD publishes income limits for household sizes from one to eight people. The four-person figure is the base, and other sizes are adjusted from it. The standard adjustment factors look like this:
| Household size | Approximate factor vs. 4-person limit |
|---|
| 1 person | 70% |
| 2 people | 80% |
| 3 people | 90% |
| 4 people | 100% (base) |
| 5 people | 108% |
| 6 people | 116% |
| 7 people | 124% |
| 8 people | 132% |
So if a four-person very low income limit is projected at $55,000, a one-person limit in the same area would be roughly $38,500 and a six-person limit would be roughly $63,800.
What Could Change the 2027 Projection
Several factors could push the final FY2027 numbers above or below these estimates:
- Wage and inflation data. The American Community Survey figures HUD relies on can shift the national median more than expected in either direction.
- Policy changes. Federal budget decisions and any HUD methodology updates can alter how caps and floors are applied.
- Local housing costs. Areas where Fair Market Rents rise sharply may see larger limit increases through the high housing cost adjustment.
- The timing of release. If HUD delays publication past its usual April to May window, current-year limits stay in effect until the new ones take over.
How to Find Your Exact Limit When It Releases
Because Section 8 limits are local, the only way to know your precise number is to look up your specific county or metro area. When FY2027 limits are published:
- Go to HUD's Income Limits Documentation System at huduser.gov.
- Select the 2027 fiscal year once it becomes available.
- Choose your state, then your county or metropolitan area.
- Read the limits for your household size across the 30, 50, and 80 percent tiers.
- Compare your gross annual household income to the very low income (50 percent) figure, since that is the primary eligibility threshold.
You can also contact your local Public Housing Authority (PHA), which administers vouchers and applies the current limits directly.
Applying for a Housing Choice Voucher
Meeting the income limit is the first test, but qualifying does not guarantee immediate assistance. Most PHAs maintain waiting lists, and many are closed or use a lottery when they reopen. The general path looks like this:
- Confirm your income is at or below the limit for your area and household size.
- Find your local PHA through HUD's PHA directory.
- Check the waiting list status. Some open only during specific windows.
- Submit your application with income, asset, and household documentation.
- Complete verification. The PHA checks income, assets, citizenship or eligible immigration status, and criminal background.
- Receive your voucher when your name reaches the top of the list, then search for a unit that meets program rent and quality standards.
Frequently Asked Questions
When will HUD release the 2027 Section 8 income limits?
HUD usually publishes new income limits between April and May each year. The FY2027 limits are expected around spring 2027. Until they are released, the FY2026 limits remain in effect.
How much will Section 8 income limits increase in 2027?
Based on recent trends, most areas are projected to see increases of roughly 3 to 5 percent. The national cap on any single area's increase is likely to remain near 10 percent, though it could be lower if income growth slows. These are estimates, not official figures.
What is the income limit for Section 8?
There is no single national income limit. Each area has its own limits tied to local Area Median Income. Most new applicants must earn at or below 50 percent of their area's median income (the very low income tier). Extremely low income is set at 30 percent of AMI or the federal poverty guideline, whichever is higher.
Is Section 8 eligibility based on gross or net income?
Eligibility for the income limit uses gross annual income before deductions. Once you are in the program, HUD applies specific deductions to calculate adjusted income, which is used to determine how much rent you pay.
Are there asset limits for Section 8 in 2027?
HUD applies a net family asset limit. For FY2026 that threshold was approximately $105,574, above which a household generally becomes ineligible. The 2027 figure will be updated when new limits are released and is expected to rise modestly.
Does a higher income limit mean I automatically qualify?
No. Falling under the income limit makes you eligible to apply, but most housing authorities have waiting lists, and voucher availability is limited by federal funding. Meeting the limit is necessary but not sufficient on its own.
Bottom Line
Section 8 income limits for 2027 are not final, but the direction is fairly predictable. Expect most areas to rise by about 3 to 5 percent, a national cap near 10 percent, and the same three-tier structure of 30, 50, and 80 percent of Area Median Income. The only way to know your exact number is to look up your specific county on huduser.gov once HUD publishes the FY2027 data in spring 2027. If your income is near the very low income line for your area, it is worth checking your local Public Housing Authority's waiting list status now so you are ready to apply when a window opens.
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