What Is 120% and 130% AMI in NYC? 2026 Income Limits Explained
120% AMI and 130% AMI are income bands used in some NYC affordable housing lotteries to target middle-income households. They represent 120% and 130% of the Area Median Income (AMI) for the New York metropolitan area, as set annually by HUD (U.S. Department of Housing and Urban Development).
These bands have higher income limits than the more commonly discussed 60% or 80% AMI bands — meaning higher-earning households can qualify. Here is a complete breakdown with 2026 figures.
What Is AMI?
AMI stands for Area Median Income. It is the midpoint of income for the New York metropolitan region — half of households earn more, half earn less. HUD calculates this annually and publishes income limits by household size. NYC affordable housing programs use these figures to set eligibility ranges.
A "120% AMI" lottery means your household must earn no more than 120% of the area median income for your household size.
2026 NYC AMI Income Limits at 120%
These figures are based on 2026 HUD income limits for the New York-Newark-Jersey City metropolitan area.
| Household Size | 100% AMI | 120% AMI | 130% AMI |
|---|---|---|---|
| 1 person | $92,800 | $111,360 | $120,640 |
| 2 people | $106,000 | $127,200 | $137,800 |
| 3 people | $119,280 | $143,136 | $155,064 |
| 4 people | $132,400 | $158,880 | $172,120 |
| 5 people | $142,960 | $171,552 | $185,848 |
| 6 people | $153,560 | $184,272 | $199,628 |
Note: Figures are approximate based on 2026 HUD data. Always verify exact limits with the specific lottery listing on NYC Housing Connect, as individual buildings may use slightly adjusted figures.
Which NYC Housing Lotteries Target 120% and 130% AMI?
Lotteries targeting 120% and 130% AMI are less common than lower-band lotteries. They typically appear in:
- Inclusionary housing developments — Buildings that include a mix of market-rate and affordable units. The affordable units often target a range including 80%, 100%, 120%, and 130% AMI to create mixed-income communities
- NYC Department of Housing Preservation and Development (HPD) mixed-income programs — Some HPD-financed buildings include moderate-income units at 120%+ AMI
- NYC Housing Development Corporation (HDC) programs — Particularly the Mixed-Income Program
- Opportunity housing in gentrifying neighborhoods — Some programs specifically reserve higher-AMI units to keep middle-class households in neighborhoods experiencing rapid rent increases
How Rent Is Calculated at 120% and 130% AMI
Affordable units are priced so that a household at exactly that AMI band would pay approximately 30% of their gross income on rent.
At 120% AMI for a household of 3 (approximately $143,136): expected rent would be around $3,578/month.
At 130% AMI for a household of 3 (approximately $155,064): expected rent would be around $3,877/month.
These are still below market-rate rents in many NYC neighborhoods, but significantly higher than lower-AMI affordable units. The benefit is rent stabilization — your rent cannot increase beyond legal limits, providing long-term protection.
Are 120% and 130% AMI Lotteries Worth Applying To?
Yes, for several reasons:
- Less competition — Fewer people qualify (or bother applying) for higher-AMI bands, so your odds of selection can be significantly better than low-AMI lotteries
- Rent stabilization — Even at higher rents, stabilization provides protection against the large annual rent increases common in NYC's open market
- Better located buildings — Mixed-income developments at 120%+ AMI are often in higher-demand neighborhoods with better amenities
- Long-term value — If you sign at 120% AMI rents today, your rent increases are capped in future years even if your income grows
Can I Apply If I Earn Less Than 120% AMI?
Each lottery sets a minimum and maximum income requirement. For a 120% AMI unit, there is usually a minimum income requirement (often around 80% or 90% AMI) to ensure you can afford the rent, and the maximum is 120% AMI.
You cannot apply if your income exceeds the maximum or falls below the minimum for that specific unit type. Check each listing carefully.
How to Find 120% and 130% AMI Lotteries
- Visit NYC Housing Connect and filter by income
- Sign up for email alerts filtered to higher AMI bands — you'll be notified the moment a matching lottery opens
- Check Browse All Open Lotteries on this site
Related Resources
- Free AMI Calculator — Enter your income and household size to instantly see your AMI band
- NYC Housing Lottery Income Limits 2026 — Full table from 30% to 165% AMI
- NYC AMI Chart 2026 — Complete printable reference
- HUD AMI Calculator NYC — How HUD sets AMI limits
- Browse Open NYC Lotteries — See all current Housing Connect listings