Section 8 Income Limits: What’s the Most You Can Earn?

So you want to know how much you can earn and still get Section 8? Here’s the straight answer: There isn’t just one number for everyone. Your max income for Section 8 depends on your city, your household size, and changes every year. HUD—the big federal housing agency—sets limits for almost every zip code in the country.

Income isn’t just your job pay, either. Unemployment, Social Security, child support, investments—all that counts. It’s the full package, not just what’s written on your pay stub.

Think you can qualify even if you made good money a few years ago? Maybe. PHAs (public housing agencies) only look at your income right now, not your old tax returns. So if your situation changed—divorce, lost your job, hours cut—you could be in the running even if your last W-2 looked solid.

• Breaking Down Section 8 and Income Rules
• How Income Limits Are Set (and Why They Change)
• The Numbers: Current Limits by Family Size and Location
• Common Myths About Section 8 Income Rules
• What Happens If Your Income Rises After Approval?
• Tips to Stay Eligible and Make the Most of Your Voucher

Breaking Down Section 8 and Income Rules

Section 8, officially called the Housing Choice Voucher Program, helps people with low incomes afford private rentals. Here’s the deal: to get in, you have to fit under specific income limits, which are set every year by HUD. These aren’t random numbers—they’re based on the median income for your area and change depending on how many people live with you.

Your local public housing authority (PHA) checks your “gross annual income.” This includes pretty much everything: paychecks, Social Security, unemployment, disability, child support, alimony, and sometimes even money from investments or assets. If there are teenagers or adults in your household who earn, their income usually gets counted too.

Here’s a quick glance at what types of income are typically counted for Section 8 eligibility:

• Wages, salary, tips
• Self-employment income
• Social Security and SSI
• Pensions or retirement income
• Unemployment benefits
• Child or spousal support received
• Interest/dividends from savings or investments

Now, about those limits: HUD splits families into categories by size and sets limits at 30%, 50%, and 80% of the area’s median income (AMI). You’ll usually see Section 8 aimed at folks making under 50% of their local AMI. But if you’re in the “extremely low” (30% AMI) group, you get priority if spots are tight. For example, if your city’s median income for a family of four is $90,000, the Section 8 income limits would look something like this:

These are sample numbers—real limits depend on where you live, and the income cut-offs can be higher in expensive cities like San Francisco or New York. The PHA will ask for proof of all your income sources—think pay stubs, tax returns, bank statements. They’re thorough, so nothing slips by.

Here’s the kicker: meeting the Section 8 income limit just opens the door. Getting a voucher also depends on funding, waiting lists, and local priorities. But if your household income is under the right line, you’ve cleared the biggest first hurdle.

How Income Limits Are Set (and Why They Change)

Every year, the U.S. Department of Housing and Urban Development (HUD) goes back to the drawing board to set the income limits for Section 8. They look at a ton of local numbers—mainly what people in your area actually earn. If you live in a pricey place like Los Angeles or New York City, the cutoff is way higher than if you live in a small town in Oklahoma. The big idea: nobody should pay more than 30% of their income for a basic, safe home.

HUD looks at what’s called the Area Median Income, or AMI. Imagine lining up every household in your county by income—AMI is the middle number. HUD then slices that number into three pieces:

• Low income: 80% of AMI
• Very low income: 50% of AMI (Section 8 mainly uses this number)
• Extremely low income: 30% of AMI

The actual dollar limits aren’t the same everywhere. For 2024, for example, a family of four in San Francisco could make about $76,000 and still qualify, but the same family in rural Kansas might hit the cutoff at under $40,000. These amounts go up every year if local incomes rise.

Why do the numbers change? Blame local pay rates, rent increases, and inflation. HUD updates the limits every spring using data from the Census Bureau and other government sources, so what counted as ‘low income’ last year might be different now. If your city suddenly gets pricier to live in, the income limits usually jump up too.

If you’re curious about your own area, HUD puts out a free online income limits tool. One quick search and you’ll find the latest numbers for your zip code and family size. It’s the fastest way to know where you stand for Section 8 right now.

The Numbers: Current Limits by Family Size and Location

This is where things get real. Section 8 income limits aren’t the same everywhere, and they shift depending on how many people are in your household. HUD updates these numbers every spring, so the cutoff for qualifying doesn’t stay static.

Let’s talk hard numbers. Take Los Angeles as a common example since rents are always wild out there. In 2024, the income limit for a single person in L.A. to qualify for Section 8 was $41,700 per year. For a family of four, it jumped up to $59,600. If you move to a smaller city—think Tulsa or Des Moines—those limits can drop by several thousand dollars. Now, if you look at expensive cities like New York or San Francisco, the limits easily go north of $60,000 for a family of four.

Here’s a look at 2024 income limits (rounded to the nearest hundred) for a few different places and sizes:

These are called the “very low income” limits, and that’s the threshold for most Section 8 programs. The magic number is usually set at 50% of your area’s median income for the year. If you’re under that number, you’re in the sweet spot for Section 8 eligibility.

The takeaway: Always check your local PHA’s exact limit, because it can swing a lot even between neighboring counties. Don’t just assume you’re “over” or “under” based on a quick internet search—look up the real deal for your city and household size before you rule yourself in or out.

Common Myths About Section 8 Income Rules

Section 8 is surrounded by a lot of rumors. Maybe you've heard things like “You can’t have any income to qualify” or “Once you land a better job, you’ll lose your voucher.” Let’s bust some of the biggest myths with real facts.

• Section 8 is only for people with zero income.
• You’ll automatically lose your voucher if you earn more money.
• All types of income count—no exceptions.
• The income limits are the same everywhere.
• Section 8 will check your income just once, and that’s it.

Here’s what’s really true:

• Having some income is fine. Most people on Section 8 do work, but they just don’t earn enough to rent in their area. Living on minimum wage, working part time, or relying on Social Security? You might qualify.
• Income limits change by zip code and family size. HUD updates them every year. For example, in 2024, a single person in Los Angeles County could earn up to $44,250 and still get considered. In Houston, it’s about $33,650. The bigger your family, the higher your income limit gets.
• Not every dollar counts. Some income gets excluded, like money from foster care, income tax refunds, or pay for minors in your household. The local housing agency crunches the numbers for you, and honestly, it’s not always as scary as it looks.
• Annual reviews are just part of it. The housing agency checks income every year, and you need to report changes, but you don’t lose a voucher just because you got a raise. If you go a bit over the limit, the agency usually adjusts your rent share first—only if your income stays high for a while will they review your voucher status.

Check out these 2024 income limits for different cities and family sizes:

So next time someone says you can’t make more than a few hundred bucks if you want help from Section 8, you’ll know the real deal. The rules are flexible, and your eligibility depends on exactly where you live, your household size, and your current situation—not some set-in-stone number.

What Happens If Your Income Rises After Approval?

Let’s say you qualified for a Section 8 voucher, but your situation changes. Maybe you land a new job or start picking up extra hours at work. What now? Here’s what you need to know.

The first rule: You have to report any increase in your household income to your public housing agency (PHA)—usually within 10 days. Doesn’t matter if it’s just a small bump or a big promotion. Skipping this step is risky, as the PHA can end your voucher if you hide new income.

Your rent share is based on your reported income. So when your earnings go up, the PHA does a simple recalculation: they’ll bump up the part of rent you pay, and the subsidy will cover less. Usually, you pay about 30% of your adjusted income. But if your jump in pay is small, your voucher probably sticks around; you just pay a bit more each month.

Here’s when it gets serious: If your income keeps climbing and eventually hits or passes the local limit for your household size, you can lose your voucher entirely. The PHA won’t just kick you out suddenly—usually, you’ll get a notice and time to adjust. They’ll run the numbers at your annual recertification, or sooner if there’s a big change. So, moving above the income limit doesn’t mean you lose your place instantly, but it does put your spot at risk in the next round.

If you make less money again—for example, if that job didn’t work out—report this, too. The rules work both ways, and your rent share can go down if your income drops for real, not just on paper.

• Always keep your PHA updated about any major income changes.
• Don’t ignore requests for documents—they’ll want paystubs or proof of income changes.
• If you’re unsure about a side job, a new gig, or child support payments, it’s better to ask than to hide it.
• Getting near or above the income cut-off? Some people look into homeownership programs or other forms of affordable housing before their Section 8 ends.

Bottom line: Section 8 isn’t a trap. If your income goes up, your help will slowly phase out, not cut off suddenly. The system aims to support you till you can afford the rent yourself.

And here’s a tip if you’re planning ahead—ask your PHA about work incentive programs. Some areas help you save up while your rent goes up, so you actually stay ahead as your pay gets better under Section 8.

Tips to Stay Eligible and Make the Most of Your Voucher

Getting Section 8 approval is just step one—keeping it is just as important. So, how do you make sure you don’t lose your spot or miss out on extra help? Start with the basics: always report any changes that affect your household income or size right away. PHAs check on you every year, but if you get a raise, someone moves in, or you start a side gig, don’t sit on it. If you don’t report and they find out later, you could lose your voucher or even get into legal trouble.

Don’t forget, what counts as "income" is broad. It’s not just your day job. The PHA adds up wages, child support, Social Security, and even money from investments. Some income gets partially excluded, like certain childcare or disability benefits, but don’t assume—ask your PHA if you’re not sure.

Keep an eye on your rent, too. With Section 8, you usually pay about 30% of your income towards rent, but the exact amount can shift if your income rises or drops. If you suddenly make more, expect your share to go up, but your voucher can still stick around as long as you’re under the top income limit for your area and household size.

Want to stretch your voucher further? Here’s what works for a lot of families:

• Look for landlords who know the Section 8 system. It saves you time and headaches.
• When you move, take advantage of “portability”—you can use your voucher in different cities, sometimes even out of state.
• Ask about utility allowances. Some PHAs give credits for utility expenses, so your share of the rent could be lower.
• Don’t skip inspections. If your landlord stops fixing stuff, tell your PHA. You don’t want to risk your place not passing.
• Keep good records—pay stubs, child support dates, even bank statements. Audits happen, and having proof can save your voucher.

Here’s a snapshot of what usually counts as income, so you’re not caught off guard:

One more thing: the Section 8 waiting lists move slow, and many people get discouraged. After you get in, make your spot count—follow the rules, stay alert for changes, and always know your local income limits. Housing help like this isn’t easy to come by, so protect your access at every step.