HUD AMI Calculator NYC: Check Your Housing Eligibility Instantly

The U.S. Department of Housing and Urban Development (HUD) sets the income limits that determine who qualifies for affordable housing programs in New York City.

Whether you're applying for NYC Housing Connect lotteries, Section 8 vouchers, or LIHTC developments, understanding HUD's Area Median Income (AMI) calculations is essential.

This guide explains how HUD calculates NYC income limits, how to use an AMI calculator to check your eligibility, and what these numbers mean for your chances of securing affordable housing in 2026.

The HUD AMI Calculator is a tool that determines whether your household income falls within the eligibility range for affordable housing programs based on HUD's official income limits.

Key Functions: Calculates your AMI percentage (30%, 50%, 60%, 80%, 100%, etc.), compares your income to HUD's maximum limits for your household size, identifies which NYC Housing Connect lotteries you qualify for, and projects rent affordability based on the 30% income rule.

Data Source: The calculator uses HUD's annual income limits for the New York-Newark-Jersey City metropolitan statistical area (MSA), published every April.

HUD income limits are federal law for NYC Housing Connect lotteries (all affordable housing lottery applications), Section 8 Housing Choice Vouchers (rental assistance program), Low-Income Housing Tax Credit (LIHTC) developments (most new affordable buildings), Mitchell-Lama housing (middle-income affordable housing), and Project-Based Section 8 (subsidized apartment buildings).

Without HUD compliance, developers cannot receive federal funding or tax credits to build affordable housing.

Step 1 - Determine the Regional Median Income: HUD analyzes census data, wage surveys, and economic indicators to calculate the median household income for the New York-Newark metropolitan area. For 2026, the median income for a family of three is approximately $121,500.

Step 2 - Adjust for Household Size: HUD recognizes that larger households need more income than smaller ones. Adjustment Factors: 1 person = 70% of family-of-four median, 2 people = 80%, 3 people = 90%, 4 people = 100% (baseline), 5 people = 108%, 6 people = 116%, 7+ people = Additional 8% per person.

Step 3 - Calculate Percentage Bands: HUD creates income limits at various percentages of the adjusted median: 30% AMI (Extremely Low Income), 50% AMI (Very Low Income), 60% AMI (Low Income), 80% AMI (Low Income, also called "Section 8 limit"), 100% AMI (Median Income), 120% AMI (Moderate Income), 130% AMI (Moderate Income), and 165% AMI (Area Median – rare, for specific programs).

Step 4 - Publish Annual Updates: Every April, HUD releases updated income limits to account for inflation, wage growth, changes in regional median income, and cost-of-living adjustments. When HUD raises income limits, more households become eligible for affordable housing programs.

The fastest way to check your eligibility is using the NYC AMI Calculator at nychousinglottery.com.

Step 1: Enter Your Household Size - Count all adults and children who will live in the unit. Include dependents (children, elderly parents, etc.).

Step 2: Enter Your Gross Annual Income - Add up wages, salaries, self-employment income, benefits, and other sources. Use gross income (before taxes and deductions). Include income from all adults in the household.

Step 3: View Your Results - The calculator instantly shows your AMI percentage (e.g., "You are at 68% AMI"), which income bands you qualify for (e.g., "Eligible for 70%, 80%, 100% AMI lotteries"), estimated maximum rent you can afford (based on 30% income rule), and links to NYC Housing Connect listings matching your eligibility.

Below 30% AMI (Extremely Low Income) - Income Example (2 people): Less than $32,400/year. Housing Options: Eligible for 30%–130% AMI lotteries, NYCHA public housing, Section 8 vouchers, and homeless prevention programs. Challenge: Very limited lottery availability. Only 5–10% of units target 30% AMI.

30%–50% AMI (Very Low to Low Income) - Income Example (2 people): $32,400–$54,000/year. Housing Options: Eligible for 40%–130% AMI lotteries, Section 8 vouchers, and supportive housing programs. Challenge: High demand. 40%–50% AMI lotteries receive thousands of applications per unit.

50%–60% AMI (Low Income – Most Common) - Income Example (2 people): $54,000–$64,800/year. Housing Options: Eligible for 60%–130% AMI lotteries, but NOT eligible for 30%–50% AMI lotteries (income too high). Advantage: 40–50% of NYC Housing Connect lotteries target 60% AMI. Most options are here.

60%–80% AMI (Low to Moderate Income) - Income Example (2 people): $64,800–$86,400/year. Housing Options: Eligible for 70%–130% AMI lotteries, but NOT eligible for 30%–60% AMI lotteries (income too high). Advantage: Moderate competition. Teachers, nurses, and city workers often fall in this range.

80%–100% AMI (Moderate to Median Income) - Income Example (2 people): $86,400–$108,000/year. Housing Options: Eligible for 80%–130% AMI lotteries, but NOT eligible for 30%–70% AMI lotteries (income too high). Challenge: Only 15–20% of lotteries target this band.

100%+ AMI (Above Median Income) - Income Example (2 people): Over $108,000/year. Housing Options: Eligible for 100%–130% AMI lotteries (rare), but NOT eligible for 30%–80% AMI lotteries. Reality: Very few lotteries target above-median income households.

What Income Sources Does HUD Count? HUD includes all income from all household members: wages and salaries, self-employment income, Social Security benefits, unemployment benefits, workers' compensation, child support and alimony, pension and retirement income, investment income, VA benefits, SSI, and rental income from properties you own. Excluded: Income earned by children under 18, one-time gifts or inheritances, student financial aid, foster care payments, and tax refunds.

Can I Exclude Deductions Like Retirement Contributions? No. HUD calculates income before deductions for 401(k)/IRA contributions, health insurance premiums, union dues, commuter benefits, and HSA contributions.

What If My Income Changed Recently? HUD uses current income, not last year's tax return. If your income increased or decreased, use your current income and be prepared to explain changes with pay stubs, employer letters, or unemployment benefit statements.

How Often Should I Recalculate My AMI? Recalculate when you get a raise or promotion, lose a job or reduce hours, a household member starts or stops working, you receive a new income source, or HUD releases new income limits (every April).

The 30% Income Rule: HUD recommends that rent should not exceed 30% of gross household income. Formula: Maximum Affordable Rent = (Gross Annual Income × 0.30) ÷ 12. Many NYC households pay 40%–50% of income on rent, but affordable housing programs aim to reduce this burden to 30%.

Minimum Income Requirements: Some lotteries set minimum income requirements to ensure applicants can afford the rent. Formula: Minimum Income = Monthly Rent × 12 ÷ 0.30. You must earn both enough to afford the rent (minimum income) AND not too much to exceed the AMI cap (maximum income). This creates a narrow eligibility window.

Strategy 1: Apply to the Highest AMI Band You Qualify For - Lower AMI lotteries (30%–60% AMI) receive more applications than higher bands (80%–100% AMI). If you qualify for 70%, 80%, 100%, 120% AMI lotteries, apply to 80% AMI first (less competition than 70%).

Strategy 2: Target Mixed-Income Developments - Some buildings offer units at multiple AMI levels (e.g., 40%, 60%, 80% in the same building). If you qualify for 80% AMI, you can apply to the 80% AMI units without competing against 40% and 60% AMI applicants.

Strategy 3: Monitor for Income Limit Increases - When HUD raises income limits in April, households near the cutoff become newly eligible. Apply immediately to beat the rush. Recalculate your AMI every April when HUD releases new limits.

The HUD AMI calculator is your most important tool for navigating NYC's affordable housing lottery system.

By understanding your exact AMI percentage and using it to filter eligible lotteries, you'll save time, avoid disqualifications, and maximize your chances of securing an affordable apartment.

Use the calculator every time your income changes, whenever HUD releases new limits, and before applying to any lottery.

Combined with automated alert services, this strategic approach gives you the best possible odds in NYC's competitive affordable housing market.