STATE OF CALIFORNIA - BUSINESS, CONSUMER SERVICES AND HOUSING AGENCY GAVIN NEWSOM, Governor
DEPARTMENT OF HOUSING AND COMMUNITY DEVELOPMENT
DIVISION OF HOUSING POLICY DEVELOPMENT
2020 W. El Camino Avenue, Suite 500
Sacramento, CA 95833
(916) 263-2911 / FAX (916) 263-7453
www.hcd.ca.gov
June 6, 2023
MEMORANDUM FOR: Interested parties
FROM: Megan Kirkeby, Deputy Director
Division of Housing Policy Development
SUBJECT: 2023 State Income Limits
Attached are briefing materials and 2023 State Income Limits that are now in effect, replacing the previous 2022 State Income Limits. Income limits reflect updated median income and household income levels for acutely low -, extremely low-, very low-, low-, and moderate-income households for California’s 58 counties. The 2023 State Income Limits are on the Department of Housing and Community Development (HCD) website at https://www.hcd.ca.gov/grants-andfunding/income-limits/state-and-federal-income-rent-and-loan-value-limits.
State Income Limits apply to designated programs, are used to determine applicant eligibility (based on the level of household income) and may be used to calculate affordable housing costs for applicable housing assistance programs. Use of State Income Limits are subject to a particular program’s definition of income, family, family size, effective dates, and other factors. In addition, definitions applicable to income categories, criteria, and geographic areas sometimes differ depending on the funding source and program, resulting in some programs using other income limits.
The attached briefing materials detail California’s 2023 Income Limits and were updated based on: (1) changes to income limits the U.S. Department of Housing and Urban Development (HUD) released on May 15, 2023, for its Public Housing, Section 8, Section 202 and Section 811 programs and (2) adjustments HCD made based on State statutory provisions and its 2013 Hold Harmless (HH) Policy. Since 2013, HCD’s HH Policy has held State Income Limits harmless from any decreases in household income limits and median income levels that HUD may apply to the Public Housing and Section 8 Income Limits. HUD determined its HH Policy was no longer necessary due to federal law changes in 2008 (Public Law 110-98) prohibiting rent decreases in federal or private activity bond funded projects.
For questions concerning State Income Limits, please see the Questions and Answers on page
5. You can also contact HCD staff at (916) 263-2911.
Attachment 1
2023 State Income Limits Briefing Materials
California Code of Regulations, Title 25, Section 6932
Overview
The Department of Housing and Community Development (HCD), pursuant to Health & Safety Code Section 50093(c), must file updates to its State Income Limits with the Office of Administrative Law.
HCD annually updates these income limits based on U.S. Department of Housing and Urban Development (HUD) revisions to the Public Housing and Section 8 Income Limits that HUD most recently released on May 15, 2023.
HUD annually updates its Public Housing and Section 8 Income Limits to reflect changes in median family income levels for different size households and income limits for extremely low-, very low-, and low-income households. HCD, pursuant to statutory provisions, makes the following additional revisions:
(1) if necessary, increase a county’s area median income to equal California’s non-metropolitan median income, (2) adjusts area median income and household income category levels to not result in any decrease for any year after 2009 pursuant to HCD’s February 2013 Hold Harmless (HH) Policy (HCD’s HH Policy was implemented to replace HUD’s HH Policy, discontinued in 2009, to not decrease income limits and area median income levels below a prior year’s highest level), and (3) determines income limits for California’s acutely low-income and moderate-income category.
Following are brief summaries of technical methodologies used by HUD and HCD in updating income limits for different household income categories. For additional information, please refer to HUD’s briefing materials at https://www.huduser.gov/portal/datasets/il//il23/IncomeLimitsMethodology-FY23.pdf HUD Methodology
HUD Public Housing and Section 8 Income Limits begin with the production of median family incomes.
HUD uses the Section 8 program’s Fair Market Rent (FMR) area definitions in developing median incomes, which means developing median incomes for each metropolitan area, parts of some metropolitan areas, and each non-metropolitan county. The 2023 FMR area definitions for California are unchanged from last year. HUD calculates Income Limits for every FMR area with adjustments for family size and for areas with unusually high or low family income or housing-cost-to-income relationships.
Extremely Low-Income
In determining the extremely low-income limit, HUD uses the Federal Poverty Guidelines, published by the Department of Health and Human Services. The poverty guidelines are a simplified version of the federal poverty thresholds used for administrative purposes — for instance, determining financial eligibility for certain federal programs. HUD compares the appropriate poverty guideline with 60% of the very low-income limit and chooses the greater of the two as the extremely low-income limit. The value may not exceed the very low-income level.
Very Low-Income
The very low-income limits are the basis for the extremely low- and low-income limits. The very lowincome limit typically reflects 50 percent of median family income (MFI), and HUD's MFI figure generally equals two times HUD's 4-person very low-income limit. However, HUD may adjust the very low-income limit for an area or county to account for conditions that warrant special considerations. As such, the very low-income limit may not always equal 50% MFI.
Low-Income
In general, most low-income limits represent the higher level of: (1) 80 percent of MFI or, (2) 80 percent of state non-metropolitan median family income. However, due to adjustments that HUD sometimes makes to the very low-income limit, strictly calculating low-income limits as 80 percent of MFI could produce unintended anomalies inconsistent with statutory intent (e.g., very low-income limits being higher than low-income limits). Therefore, HUD’s briefing materials specify that, with some exceptions, 2023 State Income Limits Briefing Materials
California Code of Regulations, Title 25, Section 6932
the low-income limit reflect 160 percent of the very low-income limit. HUD may apply additional adjustments to areas with unusually high or low housing-costs-to-income relationships and for other reasons. This can result in low-income limits exceeding MFI in certain counties.
Median Family Income/Area Median Income
HUD references and estimates the MFI in calculating the income limits. California law and State Income Limits reference Area Median Income (AMI) that, pursuant to Health & Safety Code 50093(c), means the MFI of a geographic area, estimated by HUD for its Section 8 Program.
In estimating FY 2023 median family incomes, HUD uses median family income data (as opposed to median household income data) from the 2021 American Community Survey (ACS) as calculated by the Census Bureau. The Census Bureau produces two types of ACS estimates: the “one-year” data, which represent estimates as of 2021; and the “five-year” data, which represent estimates as of 2017-2021 (but are inflated to 2021 dollars). HUD would ordinarily have used the ACS 2020 data for FY 2023.
However, due to interruptions to data collection caused by the Covid-19 pandemic, the Census Bureau did not release special tabulations of ACS 2020 one-year data. HUD requires special tabulations of the ACS to match its custom HMFA definitions described above.
HUD uses the 2021 American Community Survey (ACS) median family income data (as opposed to household income data) as the basis of FY 2023 Income Limits for all areas of California. HUD uses an inflation forecast from the Congressional Budget Office (CBO) in updating ACS estimates. For FY 2023, CBO has produced a forecast CPI of 303.948, which divided by annual 2021 of 270.971 is 1.122 (an increase of 12.2 percent).
For additional information on MFI’s please see HUD’s briefing materials at https://www.huduser.gov/portal/datasets/il/il23/Medians-Methodology-FY23.pdf.
Adjustment Calculations
HUD may apply adjustments to areas with unusually high or low family income, uneven housing-cost-toincome relationship, or other reasons. For example, HUD applies an increase if the four-person very low-income limit would otherwise be less than the amount at which 35 percent of it equals 85 percent of the annualized two-bedroom Section 8 FMR (or 40th percentile rent in 50th percentile FMR areas). The purpose is to increase the income limit for areas where rental-housing costs are unusually high in relation to the median income.
In certain cases, HUD also applies an adjustment to the income limits based on the state nonmetropolitan median family income level. In addition, HUD restricts adjustments, so income limits do not increase more than five percent of the previous year's very low-income figure OR twice the increase in the national MFI as measured by the American Community Survey, whichever is greater. For the 2023 income limits, the cap is twice the annualized change from ACS 2019 to ACS 2021, which is 5.92 percent. This adjustment does not apply to the extremely low-income limits.
Please refer to HUD briefing materials for additional information on the adjustment calculations.
Income Limit Calculations for Household Sizes Other Than 4-Persons The income limit statute requires adjustments for family size. The legislative history and conference committee report indicates that Congress intended that income limits should be higher for larger families and lower for smaller families. The same family size adjustments apply to all income limits, except extremely low-income limits, which are set at the poverty income threshold. They are as follows:
Number of Persons in Household: 1 2 3 4 5 6 7 8
Adjustments: 70% 80% 90% Base 108% 116% 124% 132%
2023 State Income Limits Briefing Materials
California Code of Regulations, Title 25, Section 6932
Income Limit Calculations for Household Sizes Greater Than 8-Persons For households of more than eight persons, refer to the formula at the end of the table for 2023 Income Limits. Due to the adjustments HUD can make to income limits in a given county, table data should be the only method used to determine program eligibility. Arithmetic calculations are applicable only when a household has more than eight members. Please refer to HUD’s briefing material for additional information on family size adjustments.
HCD Methodology
State law (see, e.g., Health & Safety Code Section 50093) prescribes the methodology HCD uses to update the State Income Limits. HCD utilizes HUD’s Public Housing and Section 8 Income Limits.
HCD’s methodology involves: (1) if necessary, increasing a county’s median income established by HUD to equal California’s non-metropolitan county median income determined by HUD, (2) applying HCD’s HH Policy, in effect since 2013, to not allow decreases in area median income levels and household income category levels, (3) applying to the median income the same family size adjustments HUD applies to the income limits, (4) determining income limit levels applicable to California’s acutely low-income households defined by law as household income not exceeding 15 percent of county area median income, and (5) determining income limit levels applicable to California’s moderate-income households defined by law as household income not exceeding 120 percent of county area median income.
Area Median Income and Income Category Levels
HCD, pursuant to federal and State law, adjusts median income levels for all counties so they are not less than the non-metropolitan county median income established by HUD ($83,800 for 2023). Next, HCD applies its HH policy to ensure area median income and income limits for all household income categories do not fall below any level achieved in the prior year. Health and Safety Code section 50093 requires HCD to adjust the AMI for family size in accordance with adjustment factors adopted by HUD and illustrated on the previous page. This establishes that the MFI published by HUD equals the fourperson AMI for California counties.
Acutely low-Income Levels
Chapter 345, Statues of 2021 (Assembly Bill 1043) established California’s acutely low-income levels.
See Health & Safety Code, § 50063.5. After calculating the 4-person area median income (AMI) level as previously described, HCD sets the maximum acutely low-income limit to equal 15 percent of the county’s AMI, adjusted for family size.
Moderate-Income Levels
HCD is responsible for establishing California’s moderate-income limit levels. After calculating the 4- person area median income (AMI) level as previously described, HCD sets the maximum moderateincome limit to equal 120 percent of the county’s AMI, adjusted for family size.
Applicability of California’s Official State Income Limits Applicability of the State Income Limits are subject to particular programs as program definitions of factors such as income, family, and household size vary. Some programs, such as Multifamily Tax Subsidy Projects (MTSPs), use different income limits. For MTSPs, separate income limits apply per provisions of the Housing and Economic Recovery Act (HERA) of 2008 (Public Law 110-289). Income limits for MTSPs are used to determine qualification levels as well as set maximum rental rates for projects funded with tax credits authorized under Section 42 of the Internal Revenue Code (Code). In addition, MTSP income limits apply to projects financed with tax-exempt housing bonds issued to provide qualified residential rental development under Section 142 of the Code. These income limits are available at http://www.huduser.org/datasets/mtsp.html. 2023 State Income Limits Briefing Materials
California Code of Regulations, Title 25, Section 6932
Questions and Answers
In Los Angeles, as well as several other counties in the state, why does the very low-income limit not equal 50% of the AMI (or the low-income limit not equal 80% of the AMI)? There are many exceptions to the arithmetic calculation of income limits. These include adjustments for high housing cost relative to income, the application of state nonmetropolitan income limits in low-income areas, and national maximums in high-income areas. In Los Angeles County, as well as several others, the magnitude of these adjustments results in the low-income limit exceeding the AMI.
These exceptions are detailed in the FY 2023 Income Limits Methodology Document, https://www.huduser.gov/portal/datasets/il/il23/Medians-Methodology-FY23.pdf.
For further information on the exact adjustments made to an individual area of the country, please see HUD’s FY 2023 Income Limits Documentation System. The documentation system is available at https://www.huduser.gov/portal/datasets/il/il2023/select_Geography.odn. Once the area in question is selected, a summary of the area’s median income, Very Low-Income, Extremely Low-Income, and LowIncome Limits are displayed. Detailed calculations are obtained by selecting the relevant links.
Why don’t the income limits for my area reflect recent gains? Although HUD uses the most recent data available concerning local area incomes, there is still a lag between when the data are collected and when the data are available for use. For example, FY 2023 Income Limits are calculated using 2017-2021 5-year American Community Survey (ACS) data, and one-year 2021 data where possible. This is a two-year lag, so more current trends in median family income levels are not available.
HUD estimates Median Family Income (MFI) annually for each metropolitan area and non-metropolitan county. The basis for HUD’s median family incomes is data from the American Community Survey, table B19113 - MEDIAN FAMILY INCOME IN THE PAST 12 MONTHS. A Consumer Price Index (CPI) forecast as published by the Bureau of Labor Statistics is used in the trend factor calculation to bring the 2021 ACS data forward to FY 2023.
For additional details concerning the use of the ACS in HUD’s calculations of MFI, please see HUD’s FY 2023 Median Family Income methodology document,
at https://www.huduser.gov/portal/datasets/il/il23/Medians-Methodology-FY23.pdf Additionally, full documentation of all calculations for Median Family Incomes are available in the FY 2023 Median Family Income and the FY 2023 Income Limits Documentation System. These systems are available at https://www.huduser.gov/portal/datasets/il/il2023/select_Geography.odn Why didn’t the income limits for my county change from last year? HCD’s Hold Harmless Policy likely prevented the income limits from decreasing from last year’s levels and has maintained them despite a decrease in median income and/or income limits published by HUD.
Why do the income limits or area median income for my county not match what was published by HUD?
HCD adjusts each county’s area median income to at least equal the state non-metropolitan county median income, as published by HUD. Further, HCD’s Hold Harmless Policy prevents any decrease in income limits or median family income published by HUD to be applied to State Income Limits.
Section 6932. 2023 Income Limits
Number of Persons in Household: 1 2 3 4 5 6 7 8
Income Category
Acutely Low 15550 17750 20000 22200 24000 25750 27550 29300 Extremely Low 31050 35500 39950 44350 47900 51450 55000 58550 Very Low Income 51800 59200 66600 73950 79900 85800 91700 97650 Low Income 78550 89750 100950 112150 121150 130100 139100 148050 Median Income 103550 118300 133100 147900 159750 171550 183400 195250 Moderate Income 124250 142000 159750 177500 191700 205900 220100 234300 Acutely Low 12050 13750 15500 17200 18600 19950 21350 22700 Extremely Low 20200 23100 26000 30000 35140 40280 45420 50560 Very Low Income 33650 38450 43250 48050 51900 55750 59600 63450 Low Income 53850 61550 69250 76900 83100 89250 95400 101550 Median Income 80200 91700 103150 114600 123750 132950 142100 151250 Moderate Income 96250 110000 123750 137500 148500 159500 170500 181500 Acutely Low 10650 12150 13700 15200 16400 17650 18850 20050 Extremely Low 19250 22000 24860 30000 35140 40280 45420 50560 Very Low Income 32100 36700 41300 45850 49550 53200 56900 60550 Low Income 51350 58700 66050 73350 79250 85100 91000 96850 Median Income 70850 80950 91100 101200 109300 117400 125500 133600 Moderate Income 85000 97150 109300 121450 131150 140900 150600 160300 Acutely Low 9650 11000 12400 13750 14850 15950 17050 18150 Extremely Low 17350 19800 24860 30000 35140 40280 45420 50560 Very Low Income 28900 33000 37150 41250 44550 47850 51150 54450 Low Income 46200 52800 59400 65950 71250 76550 81800 87100 Median Income 64100 73300 82450 91600 98950 106250 113600 120900 Moderate Income 76950 87900 98900 109900 118700 127500 136300 145050 Acutely Low 10100 11550 13000 14450 15600 16750 17900 19050 Extremely Low 20050 22900 25750 30000 35140 40280 45420 50560 Very Low Income 33400 38150 42900 47650 51500 55300 59100 62900 Low Income 53400 61000 68650 76250 82350 88450 94550 100650 Median Income 67350 76950 86600 96200 103900 111600 119300 127000 Moderate Income 80800 92350 103900 115450 124700 133900 143150 152400 Acutely Low 8800 10050 11300 12550 13550 14550 15550 16550 Extremely Low 17350 19800 24860 30000 35140 40280 45420 50560 Very Low Income 28900 33000 37150 41250 44550 47850 51150 54450 Low Income 46200 52800 59400 65950 71250 76550 81800 87100 Median Income 58650 67050 75400 83800 90500 97200 103900 110600 Moderate Income 70400 80450 90500 100550 108600 116650 124700 132750 Acutely Low 15550 17750 20000 22200 24000 25750 27550 29300 Extremely Low 31050 35500 39950 44350 47900 51450 55000 58550 Very Low Income 51800 59200 66600 73950 79900 85800 91700 97650 Low Income 78550 89750 100950 112150 121150 130100 139100 148050 Median Income 103550 118300 133100 147900 159750 171550 183400 195250 Moderate Income 124250 142000 159750 177500 191700 205900 220100 234300 Last page instructs how to use income limits to determine applicant eligibility and calculate affordable housing cost and rent Alameda County
Area Median Income:
$147,900
Alpine County
Area Median Income:
$114,600
Amador County
Area Median Income:
$101,200
Butte County
Area Median Income:
$91,600
Calaveras County
Area Median Income:
$96,200
Colusa County
Area Median Income:
$83,800
Contra Costa County
Area Median Income:
$147,900
Number of Persons in Household: 1 2 3 4 5 6 7 8
Acutely Low 8800 10050 11300 12550 13550 14550 15550 16550 Extremely Low 17350 19800 24860 30000 35140 40280 45420 50560 Very Low Income 28900 33000 37150 41250 44550 47850 51150 54450 Low Income 46200 52800 59400 65950 71250 76550 81800 87100 Median Income 58650 67050 75400 83800 90500 97200 103900 110600 Moderate Income 70400 80450 90500 100550 108600 116650 124700 132750 Acutely Low 11950 13700 15400 17100 18450 19850 21200 22550 Extremely Low 22550 25750 28950 32150 35140 40280 45420 50560 Very Low Income 37550 42900 48250 53600 57900 62200 66500 70800 Low Income 60050 68600 77200 85750 92650 99500 106350 113200 Median Income 79750 91100 102500 113900 123000 132100 141250 150350 Moderate Income 95700 109350 123050 136700 147650 158550 169500 180450 Acutely Low 8800 10050 11300 12550 13550 14550 15550 16550 Extremely Low 17350 19800 24860 30000 35140 40280 45420 50560 Very Low Income 28900 33000 37150 41250 44550 47850 51150 54450 Low Income 46200 52800 59400 65950 71250 76550 81800 87100 Median Income 58650 67050 75400 83800 90500 97200 103900 110600 Moderate Income 70400 80450 90500 100550 108600 116650 124700 132750 Acutely Low 8800 10050 11300 12550 13550 14550 15550 16550 Extremely Low 17350 19800 24860 30000 35140 40280 45420 50560 Very Low Income 28900 33000 37150 41250 44550 47850 51150 54450 Low Income 46200 52800 59400 65950 71250 76550 81800 87100 Median Income 58650 67050 75400 83800 90500 97200 103900 110600 Moderate Income 70400 80450 90500 100550 108600 116650 124700 132750 Acutely Low 8800 10050 11300 12550 13550 14550 15550 16550 Extremely Low 17350 19800 24860 30000 35140 40280 45420 50560 Very Low Income 28900 33000 37150 41250 44550 47850 51150 54450 Low Income 46200 52800 59400 65950 71250 76550 81800 87100 Median Income 58650 67050 75400 83800 90500 97200 103900 110600 Moderate Income 70400 80450 90500 100550 108600 116650 124700 132750 Acutely Low 8800 10050 11300 12550 13550 14550 15550 16550 Extremely Low 17350 19800 24860 30000 35140 40280 45420 50560 Very Low Income 28900 33000 37150 41250 44550 47850 51150 54450 Low Income 46200 52800 59400 65950 71250 76550 81800 87100 Median Income 58650 67050 75400 83800 90500 97200 103900 110600 Moderate Income 70400 80450 90500 100550 108600 116650 124700 132750 Acutely Low 8950 10250 11500 12800 13800 14850 15850 16900 Extremely Low 17950 20500 24860 30000 35140 40280 45420 50560 Very Low Income 29900 34200 38450 42700 46150 49550 52950 56400 Low Income 47850 54650 61500 68300 73800 79250 84700 90200 Median Income 59800 68300 76850 85400 92250 99050 105900 112750 Moderate Income 71750 82000 92250 102500 110700 118900 127100 135300 Del Norte County
Area Median Income:
$83,800
El Dorado County
Area Median Income:
$113,900
Fresno County
Area Median Income:
$83,800
Glenn County
Area Median Income:
$83,800
Humboldt County
Area Median Income:
$83,800
Imperial County
Area Median Income:
$83,800
Inyo County
Area Median Income:
$85,400
Number of Persons in Household: 1 2 3 4 5 6 7 8
Acutely Low 8800 10050 11300 12550 13550 14550 15550 16550 Extremely Low 17350 19800 24860 30000 35140 40280 45420 50560 Very Low Income 28900 33000 37150 41250 44550 47850 51150 54450 Low Income 46200 52800 59400 65950 71250 76550 81800 87100 Median Income 58650 67050 75400 83800 90500 97200 103900 110600 Moderate Income 70400 80450 90500 100550 108600 116650 124700 132750 Acutely Low 8800 10050 11300 12550 13550 14550 15550 16550 Extremely Low 17350 19800 24860 30000 35140 40280 45420 50560 Very Low Income 28900 33000 37150 41250 44550 47850 51150 54450 Low Income 46200 52800 59400 65950 71250 76550 81800 87100 Median Income 58650 67050 75400 83800 90500 97200 103900 110600 Moderate Income 70400 80450 90500 100550 108600 116650 124700 132750 Acutely Low 8800 10050 11300 12550 13550 14550 15550 16550 Extremely Low 17350 19800 24860 30000 35140 40280 45420 50560 Very Low Income 28900 33000 37150 41250 44550 47850 51150 54450 Low Income 46200 52800 59400 65950 71250 76550 81800 87100 Median Income 58650 67050 75400 83800 90500 97200 103900 110600 Moderate Income 70400 80450 90500 100550 108600 116650 124700 132750 Acutely Low 8800 10050 11300 12550 13550 14550 15550 16550 Extremely Low 17650 20150 24860 30000 35140 40280 45420 50560 Very Low Income 29350 33550 37750 41900 45300 48650 52000 55350 Low Income 46950 53650 60350 67050 72450 77800 83150 88550 Median Income 58650 67050 75400 83800 90500 97200 103900 110600 Moderate Income 70400 80450 90500 100550 108600 116650 124700 132750 Acutely Low 10350 11800 13300 14750 15950 17100 18300 19450 Extremely Low 26500 30300 34100 37850 40900 43950 46950 50560 Very Low Income 44150 50450 56750 63050 68100 73150 78200 83250 Low Income 70650 80750 90850 100900 109000 117050 125150 133200 Median Income 68750 78550 88400 98200 106050 113900 121750 129600 Moderate Income 82500 94300 106050 117850 127300 136700 146150 155550 Acutely Low 8800 10050 11300 12550 13550 14550 15550 16550 Extremely Low 17350 19800 24860 30000 35140 40280 45420 50560 Very Low Income 28900 33000 37150 41250 44550 47850 51150 54450 Low Income 46200 52800 59400 65950 71250 76550 81800 87100 Median Income 58650 67050 75400 83800 90500 97200 103900 110600 Moderate Income 70400 80450 90500 100550 108600 116650 124700 132750 Acutely Low 18400 21000 23650 26250 28350 30450 32550 34650 Extremely Low 39150 44750 50350 55900 60400 64850 69350 73800 Very Low Income 65250 74600 83900 93200 100700 108150 115600 123050 Low Income 104400 119300 134200 149100 161050 173000 184900 196850 Median Income 122500 140000 157500 175000 189000 203000 217000 231000 Moderate Income 147000 168000 189000 210000 226800 243600 260400 277200 Kern County
Area Median Income:
$83,800
Kings County
Area Median Income:
$83,800
Lake County
Area Median Income:
$83,800
Lassen County
Area Median Income:
$83,800
Los Angeles County
Area Median Income:
$98,200
Madera County
Area Median Income:
$83,800
Marin County
Area Median Income:
$175,000
Number of Persons in Household: 1 2 3 4 5 6 7 8
Acutely Low 8800 10050 11300 12550 13550 14550 15550 16550 Extremely Low 17350 19800 24860 30000 35140 40280 45420 50560 Very Low Income 28900 33000 37150 41250 44550 47850 51150 54450 Low Income 46200 52800 59400 65950 71250 76550 81800 87100 Median Income 58650 67050 75400 83800 90500 97200 103900 110600 Moderate Income 70400 80450 90500 100550 108600 116650 124700 132750 Acutely Low 9400 10750 12100 13450 14550 15600 16700 17750 Extremely Low 17850 20400 24860 30000 35140 40280 45420 50560 Very Low Income 29750 34000 38250 42500 45900 49300 52700 56100 Low Income 47600 54400 61200 68000 73450 78900 84350 89800 Median Income 62800 71750 80750 89700 96900 104050 111250 118400 Moderate Income 75350 86100 96900 107650 116250 124850 133500 142100 Acutely Low 8800 10050 11300 12550 13550 14550 15550 16550 Extremely Low 17350 19800 24860 30000 35140 40280 45420 50560 Very Low Income 28900 33000 37150 41250 44550 47850 51150 54450 Low Income 46200 52800 59400 65950 71250 76550 81800 87100 Median Income 58650 67050 75400 83800 90500 97200 103900 110600 Moderate Income 70400 80450 90500 100550 108600 116650 124700 132750 Acutely Low 8800 10050 11300 12550 13550 14550 15550 16550 Extremely Low 17350 19800 24860 30000 35140 40280 45420 50560 Very Low Income 28900 33000 37150 41250 44550 47850 51150 54450 Low Income 46200 52800 59400 65950 71250 76550 81800 87100 Median Income 58650 67050 75400 83800 90500 97200 103900 110600 Moderate Income 70400 80450 90500 100550 108600 116650 124700 132750 Acutely Low 10050 11500 12900 14350 15500 16650 17800 18950 Extremely Low 17850 20400 24860 30000 35140 40280 45420 50560 Very Low Income 29750 34000 38250 42500 45900 49300 52700 56100 Low Income 47600 54400 61200 68000 73450 78900 84350 89800 Median Income 67050 76650 86200 95800 103450 111150 118800 126450 Moderate Income 80450 91950 103450 114950 124150 133350 142550 151750 Acutely Low 10550 12050 13550 15050 16250 17450 18650 19850 Extremely Low 25300 28900 32500 36100 39000 41900 45420 50560 Very Low Income 42150 48200 54200 60200 65050 69850 74650 79500 Low Income 67450 77100 86750 96350 104100 111800 119500 127200 Median Income 70300 80300 90350 100400 108450 116450 124500 132550 Moderate Income 84350 96400 108450 120500 130150 139800 149400 159050 Acutely Low 13600 15550 17500 19450 21000 22550 24100 25650 Extremely Low 28050 32050 36050 40050 43300 46500 49700 52900 Very Low Income 46750 53400 60100 66750 72100 77450 82800 88150 Low Income 74700 85400 96050 106700 115250 123800 132350 140850 Median Income 90700 103700 116650 129600 139950 150350 160700 171050 Moderate Income 108850 124400 139950 155500 167950 180400 192800 205250 Monterey County
Area Median Income:
$100,400
Napa County
Area Median Income:
$129,600
Modoc County
Area Median Income:
$83,800
Mono County
Area Median Income:
$95,800
Mariposa County
Area Median Income:
$83,800
Mendocino County
Area Median Income:
$89,700
Merced County
Area Median Income:
$83,800
Number of Persons in Household: 1 2 3 4 5 6 7 8
Acutely Low 11850 13500 15200 16900 18250 19600 20950 22300 Extremely Low 21900 25000 28150 31250 35140 40280 45420 50560 Very Low Income 36500 41700 46900 52100 56300 60450 64650 68800 Low Income 58350 66700 75050 83350 90050 96700 103400 110050 Median Income 78750 90000 101250 112500 121500 130500 139500 148500 Moderate Income 94500 108000 121500 135000 145800 156600 167400 178200 Acutely Low 13400 15300 17250 19150 20700 22200 23750 25300 Extremely Low 30150 34450 38750 43050 46500 49950 53400 56850 Very Low Income 50250 57400 64600 71750 77500 83250 89000 94750 Low Income 80400 91850 103350 114800 124000 133200 142400 151550 Median Income 89450 102250 115000 127800 138000 148250 158450 168700 Moderate Income 107350 122700 138000 153350 165600 177900 190150 202400 Acutely Low 11950 13700 15400 17100 18450 19850 21200 22550 Extremely Low 22550 25750 28950 32150 35140 40280 45420 50560 Very Low Income 37550 42900 48250 53600 57900 62200 66500 70800 Low Income 60050 68600 77200 85750 92650 99500 106350 113200 Median Income 79750 91100 102500 113900 123000 132100 141250 150350 Moderate Income 95700 109350 123050 136700 147650 158550 169500 180450 Acutely Low 8800 10050 11300 12550 13550 14550 15550 16550 Extremely Low 17650 20150 24860 30000 35140 40280 45420 50560 Very Low Income 29350 33550 37750 41900 45300 48650 52000 55350 Low Income 46950 53650 60350 67050 72450 77800 83150 88550 Median Income 58650 67050 75400 83800 90500 97200 103900 110600 Moderate Income 70400 80450 90500 100550 108600 116650 124700 132750 Acutely Low 9950 11350 12800 14200 15350 16450 17600 18750 Extremely Low 19600 22400 25200 30000 35140 40280 45420 50560 Very Low Income 32650 37300 41950 46600 50350 54100 57800 61550 Low Income 52200 59650 67100 74550 80550 86500 92450 98450 Median Income 66150 75600 85050 94500 102050 109600 117200 124750 Moderate Income 79400 90700 102050 113400 122450 131550 140600 149700 Acutely Low 11950 13700 15400 17100 18450 19850 21200 22550 Extremely Low 22550 25750 28950 32150 35140 40280 45420 50560 Very Low Income 37550 42900 48250 53600 57900 62200 66500 70800 Low Income 60050 68600 77200 85750 92650 99500 106350 113200 Median Income 79750 91100 102500 113900 123000 132100 141250 150350 Moderate Income 95700 109350 123050 136700 147650 158550 169500 180450 Acutely Low 14750 16850 18950 21050 22750 24400 26100 27800 Extremely Low 23400 26750 30100 33400 36100 40280 45420 50560 Very Low Income 39000 44550 50100 55650 60150 64600 69050 73500 Low Income 62350 71250 80150 89050 96200 103300 110450 117550 Median Income 98150 112150 126200 140200 151400 162650 173850 185050 Moderate Income 117750 134600 151450 168250 181700 195150 208650 222100 Plumas County
Area Median Income:
$83,800
Riverside County
Area Median Income:
$94,500
Sacramento County
Area Median Income:
$113,900
San Benito County
Area Median Income:
$140,200
Nevada County
Area Median Income:
$112,500
Orange County
Area Median Income:
$127,800
Placer County
Area Median Income:
$113,900
Number of Persons in Household: 1 2 3 4 5 6 7 8
Acutely Low 9950 11350 12800 14200 15350 16450 17600 18750 Extremely Low 19600 22400 25200 30000 35140 40280 45420 50560 Very Low Income 32650 37300 41950 46600 50350 54100 57800 61550 Low Income 52200 59650 67100 74550 80550 86500 92450 98450 Median Income 66150 75600 85050 94500 102050 109600 117200 124750 Moderate Income 79400 90700 102050 113400 122450 131550 140600 149700 Acutely Low 12250 14000 15750 17500 18900 20300 21700 23100 Extremely Low 28950 33100 37250 41350 44700 48000 51300 54600 Very Low Income 48250 55150 62050 68900 74450 79950 85450 90950 Low Income 77200 88200 99250 110250 119100 127900 136750 145550 Median Income 81750 93450 105100 116800 126150 135500 144850 154200 Moderate Income 98100 112100 126150 140150 151350 162550 173800 185000 Acutely Low 18400 21000 23650 26250 28350 30450 32550 34650 Extremely Low 39150 44750 50350 55900 60400 64850 69350 73800 Very Low Income 65250 74600 83900 93200 100700 108150 115600 123050 Low Income 104400 119300 134200 149100 161050 173000 184900 196850 Median Income 122500 140000 157500 175000 189000 203000 217000 231000 Moderate Income 147000 168000 189000 210000 226800 243600 260400 277200 Acutely Low 10550 12050 13550 15050 16250 17450 18650 19850 Extremely Low 18450 21050 24860 30000 35140 40280 45420 50560 Very Low Income 30700 35100 39500 43850 47400 50900 54400 57900 Low Income 49100 56100 63100 70100 75750 81350 86950 92550 Median Income 70200 80250 90250 100300 108300 116350 124350 132400 Moderate Income 84250 96300 108300 120350 130000 139600 149250 158850 Acutely Low 11850 13550 15250 16950 18300 19650 21000 22350 Extremely Low 24350 27800 31300 34750 37550 40350 45420 50560 Very Low Income 40550 46350 52150 57900 62550 67200 71800 76450 Low Income 64900 74150 83400 92650 100100 107500 114900 122300 Median Income 79150 90500 101800 113100 122150 131200 140250 149300 Moderate Income 95000 108550 122150 135700 146550 157400 168250 179100 Acutely Low 18400 21000 23650 26250 28350 30450 32550 34650 Extremely Low 39150 44750 50350 55900 60400 64850 69350 73800 Very Low Income 65250 74600 83900 93200 100700 108150 115600 123050 Low Income 104400 119300 134200 149100 161050 173000 184900 196850 Median Income 122500 140000 157500 175000 189000 203000 217000 231000 Moderate Income 147000 168000 189000 210000 226800 243600 260400 277200 Acutely Low 11250 12900 14500 16100 17400 18700 19950 21250 Extremely Low 31050 35500 39950 44350 47900 51450 55000 58550 Very Low Income 51800 59200 66600 73950 79900 85800 91700 97650 Low Income 82950 94800 106650 118500 128000 137500 146950 156450 Median Income 75100 85850 96550 107300 115900 124450 133050 141650 Moderate Income 90150 103000 115900 128750 139050 149350 159650 169950 Santa Barbara County
Area Median Income:
$107,300
San Diego County
Area Median Income:
$116,800
San Francisco County
Area Median Income:
$175,000
San Joaquin County
Area Median Income:
$100,300
San Luis Obispo County
Area Median Income:
$113,100
San Mateo County
Area Median Income:
$175,000
San Bernardino County
Area Median Income:
$94,500
Number of Persons in Household: 1 2 3 4 5 6 7 8
Acutely Low 19050 21750 24500 27200 29400 31550 33750 35900 Extremely Low 37450 42800 48150 53500 57800 62100 66350 70650 Very Low Income 62450 71400 80300 89200 96350 103500 110650 117750 Low Income 96000 109700 123400 137100 148100 159050 170050 181000 Median Income 126900 145050 163150 181300 195800 210300 224800 239300 Moderate Income 152300 174050 195800 217550 234950 252350 269750 287150 Acutely Low 13950 15900 17900 19900 21500 23100 24700 26250 Extremely Low 34600 39550 44500 49400 53400 57350 61300 65250 Very Low Income 57650 65900 74150 82350 88950 95550 102150 108750 Low Income 92500 105700 118900 132100 142700 153250 163850 174400 Median Income 92950 106250 119500 132800 143400 154050 164650 175300 Moderate Income 111550 127500 143400 159350 172100 184850 197600 210350 Acutely Low 9400 10750 12100 13450 14550 15600 16700 17750 Extremely Low 17650 20200 24860 30000 35140 40280 45420 50560 Very Low Income 29400 33600 37800 42000 45400 48750 52100 55450 Low Income 47050 53800 60500 67200 72600 78000 83350 88750 Median Income 62850 71850 80800 89800 97000 104150 111350 118550 Moderate Income 75450 86200 97000 107750 116350 125000 133600 142250 Acutely Low 9450 10800 12150 13500 14600 15650 16750 17800 Extremely Low 18900 21600 24860 30000 35140 40280 45420 50560 Very Low Income 31500 36000 40500 45000 48600 52200 55800 59400 Low Income 50400 57600 64800 72000 77800 83550 89300 95050 Median Income 63000 72000 81000 90000 97200 104400 111600 118800 Moderate Income 75600 86400 97200 108000 116650 125300 133900 142550 Acutely Low 8800 10050 11300 12550 13550 14550 15550 16550 Extremely Low 17350 19800 24860 30000 35140 40280 45420 50560 Very Low Income 28900 33000 37150 41250 44550 47850 51150 54450 Low Income 46200 52800 59400 65950 71250 76550 81800 87100 Median Income 58650 67050 75400 83800 90500 97200 103900 110600 Moderate Income 70400 80450 90500 100550 108600 116650 124700 132750 Acutely Low 11850 13500 15200 16900 18250 19600 20950 22300 Extremely Low 24050 27450 30900 34300 37050 40280 45420 50560 Very Low Income 40050 45800 51500 57200 61800 66400 70950 75550 Low Income 64050 73200 82350 91500 98850 106150 113500 120800 Median Income 78800 90100 101350 112600 121600 130600 139600 148650 Moderate Income 94550 108100 121600 135100 145900 156700 167500 178350 Acutely Low 13450 15350 17300 19200 20750 22250 23800 25350 Extremely Low 26450 30200 34000 37750 40800 43800 46850 50560 Very Low Income 44050 50350 56650 62900 67950 73000 78000 83050 Low Income 70500 80550 90600 100650 108750 116800 124850 132900 Median Income 89650 102500 115300 128100 138350 148600 158850 169100 Moderate Income 107600 122950 138350 153700 166000 178300 190600 202900 Siskiyou County
Area Median Income:
$83,800
Solano County
Area Median Income:
$112,600
Sonoma County
Area Median Income:
$128,100
Santa Clara County
Area Median Income:
$181,300
Santa Cruz County
Area Median Income:
$132,800
Shasta County
Area Median Income:
$89,800
Sierra County
Area Median Income:
$90,000
Number of Persons in Household: 1 2 3 4 5 6 7 8
Acutely Low 9750 11100 12500 13900 15000 16100 17250 18350 Extremely Low 17750 20250 24860 30000 35140 40280 45420 50560 Very Low Income 29550 33800 38000 42200 45600 49000 52350 55750 Low Income 47250 54000 60750 67500 72900 78300 83700 89100 Median Income 64800 74100 83350 92600 100000 107400 114800 122250 Moderate Income 77750 88900 100000 111100 120000 128900 137750 146650 Acutely Low 8800 10050 11300 12550 13550 14550 15550 16550 Extremely Low 17350 19800 24860 30000 35140 40280 45420 50560 Very Low Income 28900 33000 37150 41250 44550 47850 51150 54450 Low Income 46200 52800 59400 65950 71250 76550 81800 87100 Median Income 58650 67050 75400 83800 90500 97200 103900 110600 Moderate Income 70400 80450 90500 100550 108600 116650 124700 132750 Acutely Low 8800 10050 11300 12550 13550 14550 15550 16550 Extremely Low 17350 19800 24860 30000 35140 40280 45420 50560 Very Low Income 28900 33000 37150 41250 44550 47850 51150 54450 Low Income 46200 52800 59400 65950 71250 76550 81800 87100 Median Income 58650 67050 75400 83800 90500 97200 103900 110600 Moderate Income 70400 80450 90500 100550 108600 116650 124700 132750 Acutely Low 8800 10050 11300 12550 13550 14550 15550 16550 Extremely Low 17350 19800 24860 30000 35140 40280 45420 50560 Very Low Income 28900 33000 37150 41250 44550 47850 51150 54450 Low Income 46200 52800 59400 65950 71250 76550 81800 87100 Median Income 58650 67050 75400 83800 90500 97200 103900 110600 Moderate Income 70400 80450 90500 100550 108600 116650 124700 132750 Acutely Low 8800 10050 11300 12550 13550 14550 15550 16550 Extremely Low 17350 19800 24860 30000 35140 40280 45420 50560 Very Low Income 28900 33000 37150 41250 44550 47850 51150 54450 Low Income 46200 52800 59400 65950 71250 76550 81800 87100 Median Income 58650 67050 75400 83800 90500 97200 103900 110600 Moderate Income 70400 80450 90500 100550 108600 116650 124700 132750 Acutely Low 10250 11700 13200 14650 15800 17000 18150 19350 Extremely Low 18550 21200 24860 30000 35140 40280 45420 50560 Very Low Income 30850 35250 39650 44050 47600 51100 54650 58150 Low Income 49350 56400 63450 70450 76100 81750 87400 93000 Median Income 68400 78150 87950 97700 105500 113350 121150 128950 Moderate Income 82100 93800 105550 117250 126650 136000 145400 154750 Acutely Low 13000 14850 16700 18550 20050 21500 23000 24500 Extremely Low 27900 31900 35900 39850 43050 46250 49450 52650 Very Low Income 46500 53150 59800 66400 71750 77050 82350 87650 Low Income 74400 85000 95650 106250 114750 123250 131750 140250 Median Income 86450 98800 111150 123500 133400 143250 153150 163000 Moderate Income 103750 118550 133400 148200 160050 171900 183750 195600 Tehama County
Area Median Income:
$83,800
Trinity County
Area Median Income:
$83,800
Tulare County
Area Median Income:
$83,800
Tuolumne County
Area Median Income:
$97,700
Ventura County
Area Median Income:
$123,500
Stanislaus County
Area Median Income:
$92,600
Sutter County
Area Median Income:
$83,800
Number of Persons in Household: 1 2 3 4 5 6 7 8
Acutely Low 11950 13700 15400 17100 18450 19850 21200 22550 Extremely Low 22050 25200 28350 31450 35140 40280 45420 50560 Very Low Income 36750 42000 47250 52450 56650 60850 65050 69250 Low Income 58750 67150 75550 83900 90650 97350 104050 110750 Median Income 79800 91200 102600 114000 123100 132250 141350 150500 Moderate Income 95750 109450 123100 136800 147750 158700 169650 180600 Acutely Low 8800 10050 11300 12550 13550 14550 15550 16550 Extremely Low 17350 19800 24860 30000 35140 40280 45420 50560 Very Low Income 28900 33000 37150 41250 44550 47850 51150 54450 Low Income 46200 52800 59400 65950 71250 76550 81800 87100 Median Income 58650 67050 75400 83800 90500 97200 103900 110600 Moderate Income 70400 80450 90500 100550 108600 116650 124700 132750 Instructions:
Eligibility Determination:
Use household size income category figures in this chart. Determine eligibililty based on actual number of persons in household and total of gross income for all persons.
Determination of Income Limit for Households Larger than Eight Persons:
Per person (PP) adjustment above 8: (1) multiply 4-person income limit by eight percent (8%), (2) multiply result by number of persons in excess of eight, (3) add the amount to the 8-person income limit, and (4) round to the nearest $50.
E X A M P L E 4 persons 8% PP Adj + 8 person =9 persons E X A M 4 persons 8 person + 8% Adj x 2 =10 persons Acutely Low 12,550 1004 16,550 17,550 12,550 16,550 2008 18,550 Extremely Low 30,000 2400 50,560 52,950 Extremely 30,000 50,560 4800 55,350 Very Low Income 41,250 3300 54,450 57,750 Very Low 41,250 54,450 6600 61,050 Lower Income 65,950 5276 87,100 92,400 Lower Inco 65,950 87,100 10552 97,650 Moderate Income 100,550 8044 132,750 140,800 Moderate 100,550 132,750 16088 148,850 Calculation of Housing Cost and Rent:
Refer to Heath & Safety Code Sections 50052.5 and 50053. Use benchmark household size and multiply against applicable percentages defined in H&SC using Area Median Income identified in this chart.
Determination of Household Size:
For projects with no federal assistance, household size is set at number of bedrooms in unit plus one.
For projects with federal assistance, household size may be set by multiplying 1.5 by the number of bedrooms in unit.
HUD Income Limits release: 5/15/2023
HUD FY 2023 California median incomes:
State median income: $109,200
Metropolitan county median income: $110,000
Non-metropolitan county median income: $83,800
Note: Authority cited: Section 50093, Health and Safety Code. Reference: Sections 50063.5, 50079.5, 50093, 50105 and 50106, Health and Safety Code.
Nine Person Calculation - Example County Ten Person Calculation - Example County Yolo County
Area Median Income:
$114,000
Yuba County
Area Median Income:
$83,800