Section 8 Eligibility Calculator for Seniors
Check your estimated Section 8 Housing Choice Voucher income tier for 2026, based on your household size and income.
Section 8 income limits vary by county, not a single national number. Most applicants need to be at or below 50% of their local Area Median Income. This tool gives a rough national estimate — for your exact local limit, use HUD's official Income Limits Tool at huduser.gov.
Section 8 works differently from most benefit programs on this site. Instead of a national income limit, HUD sets a separate limit for every county and metro area, based on local median income. Enter your household size and income below for a rough national estimate, or enter your area's actual limit if you know it for a more accurate result.
Estimate Your Income Tier
This is a national estimate, not your local figure
These limits are based on a national illustrative figure, not your actual local Area Median Income. Your real eligibility depends entirely on HUD's published limit for your specific county or metro area, which can differ significantly. Look up your exact figures at HUD's official Income Limits Tool.
Using your entered local figure
This estimate is based on the local 50% AMI figure you entered, so it should be more accurate than the national default. Double-check it against HUD's official Income Limits Tool if you're unsure.
Meeting the income limit is necessary but not sufficient. Most areas have significant waiting lists, months to years long, and many Public Housing Authorities periodically close their waiting lists entirely.
Households where the head, co-head, or spouse is 62+ or has a disability often receive additional consideration under some PHAs' local preferences — this varies by PHA and isn't a federal guarantee.
Three income tiers determine your priority for a Section 8 voucher, all measured as a percentage of your local Area Median Income. Extremely Low Income, at 30% of AMI, gets top priority: federal law requires at least 75% of new vouchers go to households in this tier. Very Low Income, at 50% of AMI, is the effective ceiling most applicants need to meet. Low Income, at 80% of AMI, is technically eligible but rarely results in an actual voucher in competitive markets. Because AMI is local, the same household size and income can qualify easily in one county and miss the cutoff entirely in another, sometimes by a wide margin, since a family of four earning $50,000 might be Very Low Income in an expensive metro area but Low Income or above in a lower-cost region. This calculator uses a national estimate as a starting point, but your actual eligibility depends on HUD's published figures for your specific county, available at huduser.gov. Meeting the income limit is also just the first step: most areas have significant waiting lists, and demand consistently outpaces available vouchers.
Frequently Asked Questions
What is the income limit for Section 8 in 2026?
There's no single national limit. Section 8 uses Area Median Income (AMI), a figure that varies by county and metro area. Most applicants need to be at or below 50% of their local AMI (Very Low Income).
What are the three Section 8 income tiers?
Extremely Low Income (30% of AMI), Very Low Income (50% of AMI), and Low Income (80% of AMI). Federal law requires at least 75% of new vouchers go to Extremely Low Income households.
Do seniors get priority for Section 8 vouchers?
Some local housing authorities give additional preference to households with an elderly (62+) or disabled member, though this varies by location and isn't a federal guarantee.
How do I find my area's exact Section 8 income limits?
Use HUD's official Income Limits Tool at huduser.gov, which shows the current limits for every county and metro area by household size.
Are there asset limits for Section 8?
Yes. Under HOTMA rules, households with net assets over $100,000 (adjusted annually) are generally ineligible, and income can be imputed from assets even if not actually received.
How long is the wait for a Section 8 voucher?
It varies enormously by location, from a few months in some areas to several years in high-demand cities. Many housing authorities periodically close their waiting lists entirely.
This calculator uses a national illustrative income figure and does not reflect your specific county or metro area's actual Section 8 income limits, which can vary significantly. It does not constitute a determination of eligibility. For your exact local limits and to apply, contact your local Public Housing Authority or visit huduser.gov.