120% AMI Housing Lotteries NYC
Affordable housing for households earning 101–120% of Area Median Income — 2026 HUD income limits, typical rents, and how to find open lotteries.
2026 Income Limits — 120% AMI
Maximum annual household income to qualify for 120% AMI lotteries (NYC metro area, 2026 HUD data). Income from all adult household members is counted.
| Household Size | Max Annual Income |
|---|---|
| 1 person | $113,400 |
| 2 persons | $129,600 |
| 3 persons | $145,800 |
| 4 persons | $161,800 |
| 5 persons | $174,800 |
| 6 persons | $187,900 |
Limits are based on 2026 HUD income data for the New York metro area. Some lotteries set minimums as well as maximums — always verify on NYC Housing Connect. View full AMI table →
About 120% AMI Affordable Housing
120% AMI is the highest income band regularly offered in NYC affordable housing lotteries and one of the least competitive. In 2026, a single person earning up to $113,400 or a family of four earning up to $161,800 qualifies. Units at this band are uncommon — they appear primarily in luxury mixed-income developments under HPD's MIH Workforce Option or HDC's middle-income programs. Rents, while discounted from market rate, are still substantial. However, the eligible pool is relatively small compared to lower bands, and many qualifying households don't know these lotteries exist, making this one of the more strategic opportunities for middle-income New Yorkers.
Who Typically Qualifies
Higher-earning dual-income households, senior professionals, and working families earning $68,000–$113,400 (1 person) or $97,000–$161,800 (family of four) qualify at this band. Many are unaware they are eligible for any affordable housing lottery.
Programs That Include 120% AMI Units
- NYC Mandatory Inclusionary Housing (MIH) — Workforce Option
- HDC Middle-Income Housing Programs
- Mitchell-Lama (some developments)
- HPD 421-a Workforce Housing
Strategy for 120% AMI Applicants
This is one of the most overlooked income bands on Housing Connect. Middle-income New Yorkers earning six figures often assume they don't qualify for any affordable housing programs — but at 120% AMI they may qualify for units in new developments in prime neighborhoods. Set up alerts and apply to every qualifying lottery.
Get 120% AMI Housing Alerts
Receive instant email alerts when new 120% AMI affordable housing lotteries open on NYC Housing Connect.
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