Housing Terminology Guide

Plain-language definitions for every acronym and concept you'll encounter when searching for affordable housing and Section 8 assistance.

Understanding Income Limits (AMI)

Almost every affordable housing program uses Area Median Income (AMI)to determine eligibility. AMI is the middle point of all household incomes in your area — half of families earn more, half earn less. HUD calculates it every year for each metro area and county. Here's how it works:

≤30% AMIExtremely Low Income

Households earning up to 30% of the area median income.

Example income: ~$22,000/yr for a family of 4 in many mid-size cities

Programs: Section 8 HCV (priority), Emergency Vouchers (EHV), PSH, public housing

31–50% AMIVery Low Income

Households earning 31–50% of the area median income.

Example income: ~$22,001–$37,000/yr for a family of 4

Programs: Section 8 HCV (eligible), LIHTC housing, HOME program units

51–80% AMILow Income

Households earning 51–80% of the area median income.

Example income: ~$37,001–$60,000/yr for a family of 4

Programs: LIHTC affordable housing, some PBV units, HOME rentals

81–120% AMIModerate Income

Households earning 81–120% of the area median. Often called 'workforce housing.'

Example income: ~$60,001–$90,000/yr for a family of 4

Programs: Some state housing programs, workforce housing tax credits, USDA loans

121–150% AMIMiddle Income

Households above moderate income — not typically eligible for federal rental subsidies.

Example income: ~$90,001–$112,000/yr for a family of 4

Programs: Limited state programs; generally ineligible for Section 8 or public housing

>150% AMIAbove Median

Households well above median income — ineligible for most affordable housing programs.

Example income: $112,000+ per year for a family of 4

Programs: Market-rate housing only

Note: These are national examples. Your local AMI depends on your metro area and family size. A family of 4 in San Francisco has a much higher AMI limit than a family of 4 in rural Mississippi. Always check with your local PHA for exact numbers. Look up your local AMI at HUDuser.gov ↗

Glossary of Housing Terms

Click any term to expand its full definition and find official resources.