Section 8 Eligibility Calculator for Seniors
Check your estimated Section 8 Housing Choice Voucher income tier for 2026 from your household size and income.
Section 8 income limits are set for each county and metro area. There is no single national figure. Most applicants need income at or below 50% of the local Area Median Income. This tool gives a rough national estimate. For your local limit, use HUD's Income Limits tool at huduser.gov.
HUD sets a separate income limit for every county and metro area, based on local median income. Enter your household size and income below for a rough estimate. If you know your area's limit, enter 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 eligibility depends on HUD's published limit for your county or metro area, which can be very different. Look up your figures in 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 does not guarantee a voucher. Most areas have waiting lists of months or years, and many Public Housing Authorities close their lists from time to time.
Households where the head, co-head, or spouse is 62+ or has a disability get a preference at some PHAs. It varies by PHA and is not a federal guarantee.
| Tier | Share of Area Median Income | What it means |
|---|---|---|
| Extremely Low Income | 30% | Highest priority. Federal law directs at least 75% of new vouchers to this group. |
| Very Low Income | 50% | The limit most applicants have to meet |
| Low Income | 80% | Eligible on paper, but rarely receives a voucher where demand is high |
The limit depends on where you live. The same household and income can qualify in one county and miss the limit in the next. A family of four earning $50,000 may be Very Low Income in an expensive metro area and above the limit in a lower-cost region. This calculator starts from a national figure, so check HUD's published limit for your county at huduser.gov.
What a voucher pays. A voucher holder generally pays about 30% of adjusted income toward rent and utilities, and the housing authority pays the rest up to a local payment standard. Households headed by someone 62 or older, or with a disability, get a deduction from income and can deduct medical expenses above a set share of income, which lowers their rent share.
Assets. Under HOTMA rules, households with net assets over $100,000, adjusted each year, are generally not eligible.
Meeting the income limit is the first step. Most areas have waiting lists of months or years, and many housing authorities close their lists for periods. To improve your chances:
- Apply to every Public Housing Authority within a distance you could live with.
- Ask each one about preferences for elderly or disabled applicants and local residents.
- Keep your address and phone number current with each one, so you are not dropped from the list.
Other options while you wait: Section 202 senior housing and the alternatives in senior housing with shorter waits.
Frequently Asked Questions
What is the income limit for Section 8 in 2026?
There is no single national limit. Section 8 uses Area Median Income (AMI), which differs by county and metro area. Most applicants need income at or below 50% of the 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 to go to Extremely Low Income households.
Do seniors get priority for Section 8 vouchers?
Some housing authorities give a preference to households with a member who is 62 or older or has a disability. It depends on the location and is not a federal guarantee.
How do I find my area's exact Section 8 income limits?
Use HUD's 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 counted from assets whether or not it is received.
How long is the wait for a Section 8 voucher?
It ranges from a few months in some areas to several years in high-demand cities. Many housing authorities close their waiting lists from time to time.
This calculator uses a national illustrative income figure. It does not use your county's or metro area's Section 8 income limits, which can be very different, and it is not a determination of eligibility. For your local limits and to apply, contact your local Public Housing Authority or visit huduser.gov.