HUD Area Median Income Calculator

What Is AMI?

AMI stands for Area Median Income. It is the midpoint income for a specific geographic area. Half of households earn more than this number, and half earn less.

AMI is calculated each year by the U.S. Department of Housing and Urban Development (HUD).

HUD uses AMI to decide who qualifies for housing programs such as:

• Public Housing
• Housing Choice Vouchers
• Low-Income Housing Tax Credit (LIHTC) properties
• HOME Investment Partnerships
• Community Development Block Grants

Most affordable housing programs are based on a percentage of AMI.

Why AMI Changes by Location

AMI is different in every area because income levels vary.

For example:

• High-cost cities like San Francisco have much higher median incomes.
• Rural regions often have lower median incomes.
• Mid-sized metro areas fall somewhere in between.

The calculator includes options such as:

• National Standard (Non-MSA)
• San Francisco–Oakland, CA
• New York–Newark, NY–NJ
• Boston–Cambridge, MA
• Seattle–Tacoma, WA
• Washington–Arlington, DC–VA
• Los Angeles–Long Beach, CA
• Denver–Aurora, CO
• Austin–Round Rock, TX
• Atlanta–Sandy Springs, GA
• Phoenix–Mesa, AZ
• Detroit–Warren, MI
• Rural Midwest
• Rural South
• Rural Appalachia

Each area has a different base AMI for a 4-person household.

How Household Size Affects AMI

AMI starts with a 4-person household as the standard.

If your household has more or fewer people, HUD adjusts the income level using multipliers.

Example multipliers in the calculator:

• 1 person → 1.00
• 2 people → 1.14
• 3 people → 1.29
• 4 people → 1.43
• 5 people → 1.54
• 6 people → 1.66
• 7 people → 1.77
• 8 people → 1.88

This matters because a larger household is expected to need more income to maintain stability.

Income Categories Explained

Once your income is compared to your area’s AMI, the calculator places you into a category.

These categories are based on HUD rules:

Extremely Low Income

30% AMI or below
Often receives priority on waitlists.

Very Low Income

Between 31% and 50% AMI

Low Income

Between 51% and 60% AMI

Moderate Income

Between 61% and 80% AMI

Above Income Limits

Over 80% AMI for most programs

Each housing program sets its own limit. Some cap eligibility at 50%. Others allow up to 80%.

How the HUD AMI Calculator Works

The calculator uses five main inputs:

1. Metropolitan Statistical Area (MSA)
2. Household Size
3. Annual Household Income
4. Program Type
5. Special Designation

Let’s break this down.

Step 1: Select Your Area

The calculator pulls a base AMI for a 4-person household.

It also checks if the area is:

• A high-cost metro
• A rural area

High-cost areas may use special income ceiling adjustments.
Rural areas may apply income floor protections.

Step 2: Adjust for Household Size

The base AMI is multiplied by a household size factor.

This creates your Adjusted AMI.

Formula:

Adjusted Household AMI = Base AMI × Household Multiplier

Step 3: Compare Your Income

The calculator divides your income by the adjusted AMI.

Income Percentage of AMI = (Your Income ÷ Adjusted AMI) × 100

This result determines your income category.

Step 4: Program-Specific Eligibility

Each program has its own limits.

For example:

• Public Housing may allow up to 80% AMI
• LIHTC often limits to 60% AMI
• Section 202 and 811 may limit to 50% AMI

If your income falls below the program’s threshold, you may qualify.

Special Adjustments

The calculator includes a special designation option.

Examples:

• Large family (5+ people) may receive a 5% income limit increase
• Elderly households
• Disabled households
• Agricultural workers

These adjustments affect the maximum eligible income, not your AMI itself.

Example Scenario

Let’s say:

• You live in Austin
• You have a 3-person household
• Your income is $65,000
• You apply for LIHTC housing

The calculator would:

1. Pull Austin’s base AMI
2. Multiply by the 3-person adjustment
3. Compare $65,000 to that adjusted AMI
4. Determine if you fall under 60% AMI

You would see:

• Your AMI percentage
• Your income category
• The maximum income allowed

This gives you a fast answer before contacting a housing provider.

What the Results Mean

The calculator shows:

Area Median Income (4-Person)

The base income for your area.

Adjusted AMI (Your Household)

The income standard based on your household size.

Your Income as % of AMI

Your income relative to local median income.

Income Category

Your classification under HUD rules.

Maximum Eligible Income

The highest income allowed for the selected program.

Important Legal Note

The calculator is based on:

• Section 3(b)(2) of the U.S. Housing Act of 1937
• 24 CFR Part 5 income rules
• Annual HUD income limits

However, final eligibility requires verification by:

• A local housing authority
• A property manager
• A participating program administrator

Income documentation, assets, and deductions may affect final approval.

Why This Calculator Matters

Affordable housing rules can feel confusing. AMI percentages are not intuitive.

The HUD Area Median Income Calculator turns complex formulas into clear numbers.

It helps you:

• Check eligibility before applying
• Understand where you stand financially
• Avoid wasted applications
• Plan next steps

For many households, this tool saves time and reduces uncertainty.

Frequently Asked Questions

Is AMI the same everywhere?

No. It changes by metro area and county.

Does household size really change eligibility?

Yes. A larger household increases the AMI limit.

Can I qualify if I am slightly over the limit?

Usually no, but some programs allow small flexibility. Always confirm with the housing provider.

Does the calculator guarantee approval?

No. It is an estimate tool. Official review requires documentation.