AMI Income Limit Calculator

AMI-based income limits determine affordable housing eligibility.

Household size

AMI (4-person)

Program AMI %

Utility allowance / mo

Income limit

$60,000

Max monthly rent

$1,400

Household-adjusted AMI

$100,000

How the math works

Adjustment by household size: 70% (1), 80% (2), 90% (3), 100% (4), 108% (5). Limit = AMI × size × %.

4-person $100k AMI × 100% × 60% = $60k limit. Max rent: $60k × 30% / 12 − $100 UA = $1,400.

How to Use

Enter household size.
Enter area median income (AMI).
Enter program AMI % (30/50/60/80).
Read income limit + rent cap.

Frequently Asked Questions

What is AMI?

Area Median Income: HUD-published median household income by MSA, adjusted for household size. Published annually. Used to set income limits for LIHTC, HOME, Section 8, tax-exempt bonds, and state programs. Vary by area: high-cost markets (SF: $180k AMI 4-person) vs low-cost (rural MS: $55k AMI 4-person). Critical benchmark for affordable housing compliance.

LIHTC income limits?

60% AMI and 50% AMI most common. Income limit = AMI × 60% (or 50%). 4-person household at $100k AMI × 60% = $60k income limit. Household size adjustments: 70% for 1 person, 80% for 2, 90% for 3, 100% for 4, 108% for 5, 116% for 6, etc. Income tested at move-in and at recertification. Over-income after move-in: some programs allow; some require exit.

Rent limits?

LIHTC rent limit: (AMI × % × 30%) ÷ 12 × (1 + tenant-paid utilities) − utility allowance. Example: 60% AMI × $60k × 30% = $18k/yr ÷ 12 = $1,500/mo − $100 utility allowance = $1,400 max rent. Restricted for 15-year LIHTC compliance period plus 15 years extended use (30 years total typical). Rents grow with AMI; no market rent increases allowed.

Program mix?

30% AMI: Extremely low-income. 50% AMI: Very low-income (standard LIHTC + Housing Choice Voucher). 60% AMI: LIHTC standard. 80% AMI: Low-income (Section 8 and workforce housing). 100-120% AMI: Moderate-income (workforce). Mixed-income projects blend multiple. Some programs require minimum % set-aside at specific AMI levels (e.g., 20% at 50% AMI minimum for LIHTC).