60% AMI Housing Lotteries NYC
Affordable housing for households earning 51–60% of Area Median Income — 2026 HUD income limits, typical rents, and how to find open lotteries.
What does 60% AMI mean?
60% AMI stands for 60% AMI of the Area Median Income. Under HUD guidelines, it means your household earns at or below 60% AMI of the median income for the metropolitan area. Qualifying for this income band gives you access to rent-stabilized affordable housing lotteries specifically reserved for low income households.
Do I qualify?
- Your total household income must be below the 60% AMI maximum limits.
- Some lotteries also set a minimum income requirement.
- All adult household members' incomes are counted.
2026 Income Limits — 60% AMI
Maximum annual household income to qualify for 60% AMI lotteries (NYC metro area, 2026 HUD data). Income from all adult household members is counted.
| Household Size | Max Annual Income |
|---|---|
| 1 person | $56,700 |
| 2 persons | $64,800 |
| 3 persons | $72,900 |
| 4 persons | $80,900 |
| 5 persons | $87,450 |
| 6 persons | $93,950 |
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 60% AMI Affordable Housing
60% AMI is the most common income band in NYC affordable housing lotteries. The majority of HPD and HDC-financed developments include at least some units at 60% AMI, making it the single largest category of affordable units on Housing Connect. A single person earning up to $56,700 or a family of four earning up to $80,900 in 2026 qualifies. Rents at this band represent roughly 30% of a qualifying household's gross income, which is HUD's affordability standard. Because this band is so common, competition is intense — popular 60% AMI lotteries in Brooklyn or Queens regularly receive 20,000–50,000 applications.
Who Typically Qualifies
Essential workers, nurses, transit workers, teachers, and service industry workers earning $35,000–$56,700 (single person) or $56,000–$80,900 (family of four) are the core applicant pool at 60% AMI.
Programs That Include 60% AMI Units
- NYC Mandatory Inclusionary Housing (MIH) — Deep Affordability Option
- Low Income Housing Tax Credits (LIHTC)
- HPD 421-a Affordable Rental Program
- NYC 15/30 Program
Do Asset Limits Apply at 60% AMI?
NYC housing lottery asset limits work alongside income limits, not instead of them. For 60% AMI units, most HPD and HDC-financed lotteries do not impose a hard asset cap the way public housing (NYCHA) or Section 8 programs do — but any income your assets generate (interest, dividends, or imputed income on cash/investments) is counted toward your gross household income for AMI purposes. Marketing agents may still request 2–3 months of bank and investment statements during document review to verify reported income and confirm assets aren't being used to disguise unreported income. As a practical rule of thumb, households with liquid assets exceeding roughly $250,000–$300,000 combined are sometimes asked for additional documentation or, in developments with HDC middle-income financing, may face an asset review — always check the specific building's marketing materials, since exact asset policies are set building-by-building rather than citywide.
Strategy for 60% AMI Applicants
At 60% AMI, volume of qualifying lotteries is highest — but so is competition. Focus on neighborhoods where you have community board preference (same ZIP code as the building) and apply immediately when a lottery opens. Early applications are not selected first, but applying early ensures you don't miss the deadline.
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