Understanding NYC Housing Lottery Income Bands (30%–130%)

One of the most confusing aspects of the NYC Housing Lottery is understanding income bands. Terms like "60% AMI" or "80% AMI" appear on every Housing Connect listing, but what do they actually mean—and how do you know which band you fall into?

This comprehensive guide breaks down every NYC housing lottery income band, explains how they're calculated, and helps you determine your eligibility for affordable housing opportunities across all five boroughs.

Income bands are ranges of household income expressed as percentages of the Area Median Income (AMI) for the New York metropolitan area. NYC affordable housing programs use income bands to ensure that housing opportunities are allocated fairly across different income levels.

The AMI Foundation: AMI (Area Median Income) is the midpoint household income for the New York-Newark metropolitan statistical area, set annually by HUD. For 2025: 1-person: $94,500, 2-person: $108,000, 3-person: $121,500, 4-person: $134,850.

Income bands are percentages of these baseline figures. Example: 60% AMI for a 3-person household = 60% of $121,500 = $72,900.

Why Income Bands Exist: They ensure extremely low-income households have access to deeply subsidized housing, moderate-income working families don't get priced out, and higher earners don't monopolize affordable housing units.

30% AMI (Extremely Low Income) - Target Population: Individuals and families with very limited income, often receiving public assistance or disability benefits. 2025 Income Limits: 1 person: $28,350, 2 people: $32,400, 3 people: $36,450, 4 people: $40,450. Typical Rent: Studio/1BR: $700–$950/month, 2BR: $850–$1,100/month. Availability: 30% AMI units are rare.

40% AMI (Very Low Income) - Target Population: Low-wage workers (retail, food service, hospitality), single-income households. 2025 Income Limits: 1 person: $37,800, 2 people: $43,200, 3 people: $48,600, 4 people: $53,950. Typical Rent: Studio/1BR: $950–$1,200/month, 2BR: $1,150–$1,450/month.

50% AMI (Low Income) - Target Population: Entry-level professionals, skilled tradespeople, public sector workers, dual-income households with modest earnings. 2025 Income Limits: 1 person: $47,250, 2 people: $54,000, 3 people: $60,750, 4 people: $67,450. Typical Rent: Studio/1BR: $1,180–$1,500/month, 2BR: $1,420–$1,800/month.

60% AMI (Low Income – Most Common) - Target Population: Mid-career professionals, city employees (teachers, nurses, sanitation workers), families with two working parents. 2025 Income Limits: 1 person: $56,700, 2 people: $64,800, 3 people: $72,900, 4 people: $80,900. Typical Rent: Studio/1BR: $1,420–$1,900/month, 2BR: $1,710–$2,280/month, 3BR: $1,970–$2,630/month. Why 60% AMI Is Most Common: Largest pool of eligible applicants, balances affordability with sustainable rent revenue, targets working families without public assistance.

80% AMI (Moderate Income) - Target Population: Established professionals (social workers, paralegals, office managers), dual-income working families, skilled tradespeople with union wages. 2025 Income Limits: 1 person: $75,600, 2 people: $86,400, 3 people: $97,200, 4 people: $107,900. Typical Rent: Studio/1BR: $1,890–$2,400/month, 2BR: $2,270–$2,880/month, 3BR: $2,620–$3,330/month.

100% AMI (Moderate-Middle Income) - Target Population: Mid-level managers, tech workers in non-FAANG companies, healthcare professionals (nurse practitioners, physician assistants), dual-income professional couples. 2025 Income Limits: 1 person: $94,500, 2 people: $108,000, 3 people: $121,500, 4 people: $134,850. Typical Rent: Studio/1BR: $2,360–$2,800/month, 2BR: $2,840–$3,360/month, 3BR: $3,280–$3,890/month.

130% AMI (Middle Income) - Target Population: Senior professionals, high-earning dual-income couples, small business owners with established revenue, mid-career tech workers. 2025 Income Limits: 1 person: $122,850, 2 people: $140,400, 3 people: $157,950, 4 people: $175,305. Typical Rent: Studio/1BR: $3,070–$3,500/month, 2BR: $3,690–$4,200/month, 3BR: $4,260–$4,850/month. Availability: 130% AMI lotteries are uncommon.

Step 1: Determine Your Gross Household Income - Add up all income for all adults in your household: wages and salaries (before taxes), self-employment income, bonuses and commissions, overtime pay, Social Security benefits, disability payments, unemployment benefits, child support and alimony received, pension and retirement income, investment income. Exclude: Income from household members under 18, income from full-time students, one-time windfalls.

Step 2: Count Your Household Members - Include all adults, all children, and anyone who will live in the unit full-time. Exclude temporary guests and children who only visit part-time.

Step 3: Use the NYC AMI Calculator - Visit nychousinglottery.com/ami-calculator and enter your household size and gross annual income. The calculator will tell you your AMI percentage, which income bands you qualify for, and typical rent ranges for your band.

Step 4: Match Your Income to Available Lotteries - Browse NYC Housing Connect and filter by your AMI band, preferred borough, and bedroom count. Pro Tip: Only apply to lotteries where your income falls within the stated range (between minimum and maximum).

Myth 1: "If I earn slightly more, I can round down." False. Income is verified through tax returns, pay stubs, and employer letters. Misrepresenting income is grounds for immediate disqualification and possible ban from future lotteries.

Myth 2: "I can choose which income band to apply for." False. Your income determines your eligibility. You can't "opt into" a lower band if you earn too much.

Myth 3: "Income bands are the same every year." False. HUD updates AMI figures annually, typically increasing by 2%–5%. Check current year limits before applying.

Myth 4: "If I'm between two bands, I can apply to both." True. If your income exceeds one band but falls within a higher band, apply only to the higher band.

Myth 5: "Higher income bands have better apartments." Sometimes true. Higher AMI units often feature better finishes, more amenities, and prime locations—but quality varies by building.

The 30% Rule: NYC affordable housing programs calculate rent as 30% of household income. Example: Household income: $60,000/year, Monthly income: $5,000, Rent: $1,500/month (30% of $5,000). This ensures rent remains affordable relative to income.

Minimum Income Requirements: Even if you fall within an AMI band's maximum limit, you must earn enough to afford the rent. Example: If rent is $1,800/month for a 60% AMI unit, minimum income is ~$64,800/year to afford it, and maximum income is $72,900 (60% AMI cap). If you earn $62,000, you're under the minimum and won't qualify. If you earn $75,000, you're over the maximum and won't qualify. If you earn $70,000, you qualify.

Single AMI Across All Boroughs: NYC uses one AMI figure for all five boroughs. A household earning $70,000 qualifies for the same income band in the Bronx as they do in Manhattan.

Rent Differences: However, actual rents vary by borough due to construction costs and neighborhood factors. Even though AMI limits are the same, rents differ: Bronx: $1,200–$1,500 (60% AMI studio), Queens: $1,350–$1,700, Brooklyn: $1,500–$1,900, Staten Island: $1,300–$1,600, Manhattan: $1,600–$2,100. Key Insight: You have a better chance of affording housing in the Bronx or Queens if you're at the lower end of your income band.

Understanding NYC housing lottery income bands is essential for targeting the right opportunities and avoiding wasted applications.

By calculating your gross household income, determining your household size, and using the NYC AMI Calculator, you can identify which lotteries you're eligible for—and focus your efforts where they matter most.

Remember: income limits are strict. Be honest, accurate, and thorough when reporting income to avoid disqualification.