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
May 9, 2024
MEMORANDUM FOR: Interested Parties
FROM: Megan Kirkeby, Deputy Director
Division of Housing Policy Development
SUBJECT: 2024 State Income Limits
Attached are briefing materials and 2024 State Income Limits that are now in effect, replacing the previous 2023 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 2024 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 2024 State Income Limits and were updated based on: (1) changes to income limits the U.S. Department of Housing and Urban Development (HUD) released on April 1, 2024, 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.
For questions concerning State Income Limits, please see the Questions and Answers on page 5 or contact [email protected].
Attachment 1
2024 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 April 1, 2024.
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, increases a county’s area median income to equal California’s non-metropolitan median income, (2) adjusts Area Median Income (AMI) and household income category levels to not result in any year-over-year 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 ensure income limits and area median income levels do not fall below a prior year’s highest level), and (3) determines income limits for California’s acutely low-income and moderate-income categories.
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//il24/IncomeLimitsMethodologyFY24.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 2024 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 Federal 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 2024 State Income Limits Briefing Materials
California Code of Regulations, Title 25, Section 6932
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, 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 AMI that, pursuant to Health & Safety Code section 50093(c), means the MFI of a geographic area of the State, as estimated annually by HUD for its Section 8 Program.
In estimating FY 2024 median family incomes, HUD uses median family income data (as opposed to median household income data) from the 2022 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 2022; and the “five-year” data, which represent estimates as of 2018-2022 (but are inflated to 2022 dollars). HUD requires special tabulations of the ACS to match its custom HMFA definitions described above.
HUD uses the 2022 ACS median family income data (as opposed to household income data) as the basis of FY 2024 Income Limits for all areas of California. HUD uses an inflation forecast from the Congressional Budget Office (CBO) in updating ACS estimates. For FY 2024, CBO has produced a forecast CPI of 310.683, which divided by annual 2022 of 292.613 is 1.062 (an increase of 6.2 percent).
For additional information on MFI’s please see HUD’s briefing materials at https://www.huduser.gov/portal/datasets/il/il24/Medians-Methodology-FY24.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 non-metropolitan 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 ACS with an absolute cap of 10 percent, whichever is greater. For 2024, the annualized change is measured by the ACS from 2021 to 2022. Twice this change is approximately 14.8 percent, which is greater than the 10 percent absolute cap. So, for FY 2024, the income limits “cap” is 10 percent. HUD first announced this methodology on January 10, 2024 in a Federal Register Notice. The cap and floor rules do 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%
2024 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 2024 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. New for FY 2024, family size-adjusted income limits are retested for compliance with the cap and floor rules. 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 AMI 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 AMI, 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 AMI.
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 ($87,900 for 2024). Next, HCD applies its HH Policy to ensure AMI 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 four-person AMI for California counties.
Acutely low-Income Levels
Beginning in 2022, Health and Safety Code section 50063.5 established California’s acutely low-income household levels. 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 AMI level as previously described, HCD sets the maximum moderate-income 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. 2024 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 AMI (or the low-income limit not equal 80% of 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 AMI. These exceptions are detailed in the FY 2024 Income Limits Methodology Document, https://www.huduser.gov/portal/datasets/il/il24/Medians-Methodology-FY24.pdf.
For further information on the exact adjustments made to an individual area of the country, please see HUD’s FY 2024 Income Limits Documentation System. The documentation system is available at https://www.huduser.gov/portal/datasets/il/il2024/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 2024 Income Limits are calculated using 2018-2022 5-year American Community Survey (ACS) data, and oneyear 2022 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 ACS, 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 2024 Median Family Income methodology document,
at https://www.huduser.gov/portal/datasets/il/il23/Medians-Methodology-FY24.pdf Additionally, full documentation of all calculations for MFIs is available in the FY 2024 Median Family Income and the FY 2024 Income Limits Documentation System. These systems are available at https://www.huduser.gov/portal/datasets/il/il2024/select_Geography.odn Why didn’t the income limits for my county change from last year? HCD’s 2013 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 AMI to at least equal the state non-metropolitan county median income, as published by HUD. Further, HCD’s 2013 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. 2024 Income Limits
Number of Persons in Household: 1 2 3 4 5 6 7 8
Last page instructs how to use income limits to determine applicant eligibility and calculate affordable housing cost and rent
Alameda County
Area Median Income:
$155,700
Acutely Low 16350 18700 21000 23350 25200 27100 28950 30800 Extremely Low 32700 37400 42050 46700 50450 54200 57950 61650 Very Low Income 54500 62300 70100 77850 84100 90350 96550 102800 Low Income 84600 96650 108750 120800 130500 140150 149800 159500 Median Income 109000 124550 140150 155700 168150 180600 193050 205500 Moderate Income 130800 149500 168150 186850 201800 216750 231700 246650 Alpine County
Area Median Income:
$119,300
Acutely Low 12550 14300 16100 17900 19350 20750 22200 23650 Extremely Low 22200 25400 28550 31700 36580 41960 47340 52720 Very Low Income 37000 42250 47550 52850 57050 61300 65550 69750 Low Income 59200 67650 76100 84550 91350 98100 104850 111650 Median Income 83500 95450 107350 119300 128850 138400 147950 157500 Moderate Income 100200 114500 128850 143150 154600 166050 177500 188950 Amador County
Area Median Income:
$101,900
Acutely Low 10700 12250 13750 15300 16500 17750 18950 20200 Extremely Low 21200 24200 27250 31200 36580 41960 47340 52720 Very Low Income 35300 40350 45400 50400 54450 58500 62500 66550 Low Income 56450 64550 72600 80650 87150 93600 100050 106500 Median Income 71350 81500 91700 101900 110050 118200 126350 134500 Moderate Income 85600 97850 110050 122300 132100 141850 151650 161450 Butte County
Area Median Income:
$96,600
Acutely Low 10150 11600 13050 14500 15650 16800 18000 19150 Extremely Low 19050 21800 25820 31200 36580 41960 47340 52720 Very Low Income 31750 36300 40850 45350 49000 52600 56250 59850 Low Income 50750 58000 65250 72500 78300 84100 89900 95700 Median Income 67600 77300 86950 96600 104350 112050 119800 127500 Moderate Income 81150 92700 104300 115900 125150 134450 143700 153000 Calaveras County
Area Median Income:
$96,200
Acutely Low 10100 11550 13000 14450 15600 16750 17900 19050 Extremely Low 20050 22900 25820 31200 36580 41960 47340 52720 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 Colusa County
Area Median Income:
$87,900
Acutely Low 9250 10550 11900 13200 14250 15300 16350 17400 Extremely Low 18450 21100 25820 31200 36580 41960 47340 52720 Very Low Income 30800 35200 39600 43950 47500 51000 54500 58050 Low Income 49250 56250 63300 70300 75950 81550 87200 92800 Median Income 61550 70300 79100 87900 94950 101950 109000 116050 Moderate Income 73850 84400 94950 105500 113950 122400 130800 139250 Contra Costa County
Area Median Income:
$155,700
Acutely Low 16350 18700 21000 23350 25200 27100 28950 30800 Extremely Low 32700 37400 42050 46700 50450 54200 57950 61650 Very Low Income 54500 62300 70100 77850 84100 90350 96550 102800 Low Income 84600 96650 108750 120800 130500 140150 149800 159500 Median Income 109000 124550 140150 155700 168150 180600 193050 205500 Moderate Income 130800 149500 168150 186850 201800 216750 231700 246650 Number of Persons in Household: 1 2 3 4 5 6 7 8
Del Norte County
Area Median Income:
$87,900
Acutely Low 9250 10550 11900 13200 14250 15300 16350 17400 Extremely Low 18450 21100 25820 31200 36580 41960 47340 52720 Very Low Income 30800 35200 39600 43950 47500 51000 54500 58050 Low Income 49250 56250 63300 70300 75950 81550 87200 92800 Median Income 61550 70300 79100 87900 94950 101950 109000 116050 Moderate Income 73850 84400 94950 105500 113950 122400 130800 139250 El Dorado County
Area Median Income:
$113,900
Acutely Low 11950 13700 15400 17100 18450 19850 21200 22550 Extremely Low 24750 28300 31850 35350 38200 41960 47340 52720 Very Low Income 41300 47150 53050 58950 63650 68400 73100 77850 Low Income 66050 75450 84900 94300 101850 109400 116950 124500 Median Income 79750 91100 102500 113900 123000 132100 141250 150350 Moderate Income 95700 109350 123050 136700 147650 158550 169500 180450 Fresno County
Area Median Income:
$87,900
Acutely Low 9250 10550 11900 13200 14250 15300 16350 17400 Extremely Low 18450 21100 25820 31200 36580 41960 47340 52720 Very Low Income 30800 35200 39600 43950 47500 51000 54500 58050 Low Income 49250 56250 63300 70300 75950 81550 87200 92800 Median Income 61550 70300 79100 87900 94950 101950 109000 116050 Moderate Income 73850 84400 94950 105500 113950 122400 130800 139250 Glenn County
Area Median Income:
$87,900
Acutely Low 9250 10550 11900 13200 14250 15300 16350 17400 Extremely Low 18450 21100 25820 31200 36580 41960 47340 52720 Very Low Income 30800 35200 39600 43950 47500 51000 54500 58050 Low Income 49250 56250 63300 70300 75950 81550 87200 92800 Median Income 61550 70300 79100 87900 94950 101950 109000 116050 Moderate Income 73850 84400 94950 105500 113950 122400 130800 139250 Humboldt County
Area Median Income:
$88,300
Acutely Low 9300 10600 11950 13250 14300 15350 16450 17500 Extremely Low 18550 21200 25820 31200 36580 41960 47340 52720 Very Low Income 30950 35350 39750 44150 47700 51250 54750 58300 Low Income 49500 56550 63600 70650 76350 82000 87650 93300 Median Income 61800 70650 79450 88300 95350 102450 109500 116550 Moderate Income 74150 84750 95350 105950 114450 122900 131400 139850 Imperial County
Area Median Income:
$87,900
Acutely Low 9250 10550 11900 13200 14250 15300 16350 17400 Extremely Low 18450 21100 25820 31200 36580 41960 47340 52720 Very Low Income 30800 35200 39600 43950 47500 51000 54500 58050 Low Income 49250 56250 63300 70300 75950 81550 87200 92800 Median Income 61550 70300 79100 87900 94950 101950 109000 116050 Moderate Income 73850 84400 94950 105500 113950 122400 130800 139250 Inyo County
Area Median Income:
$87,900
Acutely Low 9250 10550 11900 13200 14250 15300 16350 17400 Extremely Low 18450 21100 25820 31200 36580 41960 47340 52720 Very Low Income 30800 35200 39600 43950 47500 51000 54500 58050 Low Income 49250 56250 63300 70300 75950 81550 87200 92800 Median Income 61550 70300 79100 87900 94950 101950 109000 116050 Moderate Income 73850 84400 94950 105500 113950 122400 130800 139250 Number of Persons in Household: 1 2 3 4 5 6 7 8
Kern County
Area Median Income:
$87,900
Acutely Low 9250 10550 11900 13200 14250 15300 16350 17400 Extremely Low 18450 21100 25820 31200 36580 41960 47340 52720 Very Low Income 30800 35200 39600 43950 47500 51000 54500 58050 Low Income 49250 56250 63300 70300 75950 81550 87200 92800 Median Income 61550 70300 79100 87900 94950 101950 109000 116050 Moderate Income 73850 84400 94950 105500 113950 122400 130800 139250 Kings County
Area Median Income:
$87,900
Acutely Low 9250 10550 11900 13200 14250 15300 16350 17400 Extremely Low 18450 21100 25820 31200 36580 41960 47340 52720 Very Low Income 30800 35200 39600 43950 47500 51000 54500 58050 Low Income 49250 56250 63300 70300 75950 81550 87200 92800 Median Income 61550 70300 79100 87900 94950 101950 109000 116050 Moderate Income 73850 84400 94950 105500 113950 122400 130800 139250 Lake County
Area Median Income:
$87,900
Acutely Low 9250 10550 11900 13200 14250 15300 16350 17400 Extremely Low 18450 21100 25820 31200 36580 41960 47340 52720 Very Low Income 30800 35200 39600 43950 47500 51000 54500 58050 Low Income 49250 56250 63300 70300 75950 81550 87200 92800 Median Income 61550 70300 79100 87900 94950 101950 109000 116050 Moderate Income 73850 84400 94950 105500 113950 122400 130800 139250 Lassen County
Area Median Income:
$87,900
Acutely Low 9250 10550 11900 13200 14250 15300 16350 17400 Extremely Low 18450 21100 25820 31200 36580 41960 47340 52720 Very Low Income 30800 35200 39600 43950 47500 51000 54500 58050 Low Income 49250 56250 63300 70300 75950 81550 87200 92800 Median Income 61550 70300 79100 87900 94950 101950 109000 116050 Moderate Income 73850 84400 94950 105500 113950 122400 130800 139250 Los Angeles County
Area Median Income:
$98,200
Acutely Low 10350 11800 13300 14750 15950 17100 18300 19450 Extremely Low 29150 33300 37450 41600 44950 48300 51600 54950 Very Low Income 48550 55450 62400 69350 74900 80450 86000 91550 Low Income 77700 88800 99900 110950 119850 128750 137600 146500 Median Income 68750 78550 88400 98200 106050 113900 121750 129600 Moderate Income 82500 94300 106050 117850 127300 136700 146150 155550 Madera County
Area Median Income:
$87,900
Acutely Low 9250 10550 11900 13200 14250 15300 16350 17400 Extremely Low 18450 21100 25820 31200 36580 41960 47340 52720 Very Low Income 30800 35200 39600 43950 47500 51000 54500 58050 Low Income 49250 56250 63300 70300 75950 81550 87200 92800 Median Income 61550 70300 79100 87900 94950 101950 109000 116050 Moderate Income 73850 84400 94950 105500 113950 122400 130800 139250 Marin County
Area Median Income:
$186,600
Acutely Low 19600 22400 25200 28000 30250 32500 34700 36950 Extremely Low 41150 47000 52900 58750 63450 68150 72850 77550 Very Low Income 68550 78350 88150 97900 105750 113600 121400 129250 Low Income 109700 125350 141000 156650 169200 181750 194250 206800 Median Income 130600 149300 167950 186600 201550 216450 231400 246300 Moderate Income 156750 179100 201500 223900 241800 259700 277650 295550 Number of Persons in Household: 1 2 3 4 5 6 7 8
Mariposa County
Area Median Income:
$87,900
Acutely Low 9250 10550 11900 13200 14250 15300 16350 17400 Extremely Low 18450 21100 25820 31200 36580 41960 47340 52720 Very Low Income 30800 35200 39600 43950 47500 51000 54500 58050 Low Income 49250 56250 63300 70300 75950 81550 87200 92800 Median Income 61550 70300 79100 87900 94950 101950 109000 116050 Moderate Income 73850 84400 94950 105500 113950 122400 130800 139250 Mendocino County
Area Median Income:
$90,400
Acutely Low 9500 10850 12200 13550 14650 15700 16800 17900 Extremely Low 19000 21700 25820 31200 36580 41960 47340 52720 Very Low Income 31650 36200 40700 45200 48850 52450 56050 59700 Low Income 50650 57850 65100 72300 78100 83900 89700 95450 Median Income 63300 72300 81350 90400 97650 104850 112100 119350 Moderate Income 75950 86800 97650 108500 117200 125850 134550 143200 Merced County
Area Median Income:
$87,900
Acutely Low 9250 10550 11900 13200 14250 15300 16350 17400 Extremely Low 18450 21100 25820 31200 36580 41960 47340 52720 Very Low Income 30800 35200 39600 43950 47500 51000 54500 58050 Low Income 49250 56250 63300 70300 75950 81550 87200 92800 Median Income 61550 70300 79100 87900 94950 101950 109000 116050 Moderate Income 73850 84400 94950 105500 113950 122400 130800 139250 Modoc County
Area Median Income:
$87,900
Acutely Low 9250 10550 11900 13200 14250 15300 16350 17400 Extremely Low 18450 21100 25820 31200 36580 41960 47340 52720 Very Low Income 30800 35200 39600 43950 47500 51000 54500 58050 Low Income 49250 56250 63300 70300 75950 81550 87200 92800 Median Income 61550 70300 79100 87900 94950 101950 109000 116050 Moderate Income 73850 84400 94950 105500 113950 122400 130800 139250 Mono County
Area Median Income:
$105,900
Acutely Low 11150 12700 14300 15900 17150 18450 19700 21000 Extremely Low 19650 22450 25820 31200 36580 41960 47340 52720 Very Low Income 32700 37400 42050 46750 50450 54200 57950 61700 Low Income 52350 59800 67300 74800 80750 86750 92750 98750 Median Income 74150 84700 95300 105900 114350 122850 131300 139800 Moderate Income 88950 101700 114400 127100 137250 147450 157600 167750 Monterey County
Area Median Income:
$103,200
Acutely Low 10850 12400 13950 15500 16750 18000 19200 20450 Extremely Low 27800 31800 35750 39700 42900 46100 49250 52720 Very Low Income 46350 53000 59600 66200 71500 76800 82100 87400 Low Income 74150 84800 95400 105950 114450 122950 131400 139900 Median Income 72250 82550 92900 103200 111450 119700 127950 136200 Moderate Income 86700 99100 111450 123850 133750 143650 153550 163500 Napa County
Area Median Income:
$129,600
Acutely Low 13600 15550 17500 19450 21000 22550 24100 25650 Extremely Low 30850 35250 39650 44050 47600 51100 54650 58150 Very Low Income 51400 58700 66100 73400 79300 85150 91050 96900 Low Income 82150 93900 105650 117350 126750 136150 145550 154900 Median Income 90700 103700 116650 129600 139950 150350 160700 171050 Moderate Income 108850 124400 139950 155500 167950 180400 192800 205250 Number of Persons in Household: 1 2 3 4 5 6 7 8
Nevada County
Area Median Income:
$112,500
Acutely Low 11850 13500 15200 16900 18250 19600 20950 22300 Extremely Low 21900 25000 28150 31250 36580 41960 47340 52720 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 Orange County
Area Median Income:
$129,000
Acutely Low 13550 15500 17400 19350 20900 22450 24000 25550 Extremely Low 33150 37900 42650 47350 51150 54950 58750 62550 Very Low Income 55250 63100 71050 78900 85250 91550 97850 104150 Low Income 88400 101000 113650 126250 136350 146450 156550 166650 Median Income 90300 103200 116100 129000 139300 149650 159950 170300 Moderate Income 108350 123850 139300 154800 167200 179550 191950 204350 Placer County
Area Median Income:
$113,900
Acutely Low 11950 13700 15400 17100 18450 19850 21200 22550 Extremely Low 24750 28300 31850 35350 38200 41960 47340 52720 Very Low Income 41300 47150 53050 58950 63650 68400 73100 77850 Low Income 66050 75450 84900 94300 101850 109400 116950 124500 Median Income 79750 91100 102500 113900 123000 132100 141250 150350 Moderate Income 95700 109350 123050 136700 147650 158550 169500 180450 Plumas County
Area Median Income:
$92,400
Acutely Low 9700 11100 12450 13850 14950 16050 17150 18300 Extremely Low 19400 22150 25820 31200 36580 41960 47340 52720 Very Low Income 32250 36850 41450 46050 49750 53450 57150 60800 Low Income 51600 59000 66350 73700 79600 85500 91400 97300 Median Income 64700 73900 83150 92400 99800 107200 114600 121950 Moderate Income 77650 88700 99800 110900 119750 128650 137500 146400 Riverside County
Area Median Income:
$97,500
Acutely Low 10250 11700 13200 14650 15800 17000 18150 19350 Extremely Low 21550 24600 27700 31200 36580 41960 47340 52720 Very Low Income 35900 41000 46100 51250 55350 59450 63550 67650 Low Income 57400 65600 73800 82000 88600 95150 101650 108250 Median Income 68250 78000 87750 97500 105300 113100 120900 128700 Moderate Income 81900 93600 105300 117000 126350 135700 145100 154450 Sacramento County
Area Median Income:
$113,900
Acutely Low 11950 13700 15400 17100 18450 19850 21200 22550 Extremely Low 24750 28300 31850 35350 38200 41960 47340 52720 Very Low Income 41300 47150 53050 58950 63650 68400 73100 77850 Low Income 66050 75450 84900 94300 101850 109400 116950 124500 Median Income 79750 91100 102500 113900 123000 132100 141250 150350 Moderate Income 95700 109350 123050 136700 147650 158550 169500 180450 San Benito County
Area Median Income:
$140,200
Acutely Low 14750 16850 18950 21050 22750 24400 26100 27800 Extremely Low 25700 29400 33050 36700 39650 42600 47340 52720 Very Low Income 42850 49000 55100 61200 66100 71000 75900 80800 Low Income 68550 78350 88150 97950 105800 113600 121450 129300 Median Income 98150 112150 126200 140200 151400 162650 173850 185050 Moderate Income 117750 134600 151450 168250 181700 195150 208650 222100 Number of Persons in Household: 1 2 3 4 5 6 7 8
San Bernardino
County
Area Median Income:
$97,500
Acutely Low 10250 11700 13200 14650 15800 17000 18150 19350 Extremely Low 21550 24600 27700 31200 36580 41960 47340 52720 Very Low Income 35900 41000 46100 51250 55350 59450 63550 67650 Low Income 57400 65600 73800 82000 88600 95150 101650 108250 Median Income 68250 78000 87750 97500 105300 113100 120900 128700 Moderate Income 81900 93600 105300 117000 126350 135700 145100 154450 San Diego County
Area Median Income:
$119,500
Acutely Low 12550 14350 16150 17950 19400 20800 22250 23700 Extremely Low 31850 36400 40950 45450 49100 52750 56400 60000 Very Low Income 53050 60600 68200 75750 81850 87900 93950 100000 Low Income 84900 97000 109150 121250 130950 140650 150350 160050 Median Income 83650 95600 107550 119500 129050 138600 148200 157750 Moderate Income 100400 114700 129050 143400 154850 166350 177800 189300 San Francisco County
Area Median Income:
$186,600
Acutely Low 19600 22400 25200 28000 30250 32500 34700 36950 Extremely Low 41150 47000 52900 58750 63450 68150 72850 77550 Very Low Income 68550 78350 88150 97900 105750 113600 121400 129250 Low Income 109700 125350 141000 156650 169200 181750 194250 206800 Median Income 130600 149300 167950 186600 201550 216450 231400 246300 Moderate Income 156750 179100 201500 223900 241800 259700 277650 295550 San Joaquin County
Area Median Income:
$103,800
Acutely Low 10900 12450 14000 15550 16800 18050 19300 20550 Extremely Low 20250 23150 26050 31200 36580 41960 47340 52720 Very Low Income 33750 38600 43400 48200 52100 55950 59800 63650 Low Income 54000 61700 69400 77100 83300 89450 95600 101800 Median Income 72650 83050 93400 103800 112100 120400 128700 137000 Moderate Income 87200 99650 112100 124550 134500 144500 154450 164400 San Luis Obispo
County
Area Median Income:
$125,600
Acutely Low 13200 15100 16950 18850 20350 21850 23350 24900 Extremely Low 26750 30600 34400 38200 41300 44350 47400 52720 Very Low Income 44600 50950 57300 63650 68750 73850 78950 84050 Low Income 71350 81550 91700 101900 110100 118250 126350 134500 Median Income 87900 100500 113050 125600 135650 145700 155750 165800 Moderate Income 105500 120550 135650 150700 162750 174800 186850 198900 San Mateo County
Area Median Income:
$186,600
Acutely Low 19600 22400 25200 28000 30250 32500 34700 36950 Extremely Low 41150 47000 52900 58750 63450 68150 72850 77550 Very Low Income 68550 78350 88150 97900 105750 113600 121400 129250 Low Income 109700 125350 141000 156650 169200 181750 194250 206800 Median Income 130600 149300 167950 186600 201550 216450 231400 246300 Moderate Income 156750 179100 201500 223900 241800 259700 277650 295550 Santa Barbara County
Area Median Income:
$119,100
Acutely Low 12500 14300 16050 17850 19300 20700 22150 23550 Extremely Low 34200 39050 43950 48800 52750 56650 60550 64450 Very Low Income 56950 65050 73200 81300 87850 94350 100850 107350 Low Income 91200 104250 117300 130350 140800 151250 161600 172050 Median Income 83350 95300 107200 119100 128650 138150 147700 157200 Moderate Income 100050 114300 128600 142900 154350 165750 177200 188650 Number of Persons in Household: 1 2 3 4 5 6 7 8
Santa Clara County
Area Median Income:
$184,300
Acutely Low 19350 22100 24900 27650 29850 32050 34300 36500 Extremely Low 38750 44250 49800 55300 59750 64150 68600 73000 Very Low Income 64550 73750 82950 92150 99550 106900 114300 121650 Low Income 102300 116900 131500 146100 157800 169500 181200 192900 Median Income 129000 147450 165850 184300 199050 213800 228550 243300 Moderate Income 154800 176900 199050 221150 238850 256550 274250 291900 Santa Cruz County
Area Median Income:
$132,800
Acutely Low 13950 15900 17900 19900 21500 23100 24700 26250 Extremely Low 38050 43500 48950 54350 58700 63050 67400 71750 Very Low Income 63400 72450 81500 90550 97800 105050 112300 119550 Low Income 101750 116250 130750 145300 156950 168550 180200 191800 Median Income 92950 106250 119500 132800 143400 154050 164650 175300 Moderate Income 111550 127500 143400 159350 172100 184850 197600 210350 Shasta County
Area Median Income:
$89,800
Acutely Low 9400 10750 12100 13450 14550 15600 16700 17750 Extremely Low 18750 21400 25820 31200 36580 41960 47340 52720 Very Low Income 31200 35650 40100 44550 48150 51700 55250 58850 Low Income 49950 57050 64200 71300 77050 82750 88450 94150 Median Income 62850 71850 80800 89800 97000 104150 111350 118550 Moderate Income 75450 86200 97000 107750 116350 125000 133600 142250 Sierra County
Area Median Income:
$90,000
Acutely Low 9450 10800 12150 13500 14600 15650 16750 17800 Extremely Low 18900 21600 25820 31200 36580 41960 47340 52720 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 Siskiyou County
Area Median Income:
$87,900
Acutely Low 9250 10550 11900 13200 14250 15300 16350 17400 Extremely Low 18450 21100 25820 31200 36580 41960 47340 52720 Very Low Income 30800 35200 39600 43950 47500 51000 54500 58050 Low Income 49250 56250 63300 70300 75950 81550 87200 92800 Median Income 61550 70300 79100 87900 94950 101950 109000 116050 Moderate Income 73850 84400 94950 105500 113950 122400 130800 139250 Solano County
Area Median Income:
$113,200
Acutely Low 11900 13600 15300 17000 18350 19700 21100 22450 Extremely Low 26450 30200 34000 37750 40800 43800 47340 52720 Very Low Income 44050 50350 56650 62900 67950 73000 78000 83050 Low Income 70450 80500 90550 100650 108700 116750 124850 132850 Median Income 79250 90550 101900 113200 122250 131300 140350 149400 Moderate Income 95100 108700 122250 135850 146700 157600 168450 179300 Sonoma County
Area Median Income:
$128,400
Acutely Low 13500 15400 17350 19250 20800 22350 23850 25400 Extremely Low 29050 33200 37350 41500 44850 48150 51500 54800 Very Low Income 48450 55350 62250 69150 74700 80250 85750 91300 Low Income 77500 88600 99650 110700 119600 128450 137300 146150 Median Income 89900 102700 115550 128400 138650 148950 159200 169500 Moderate Income 107850 123300 138700 154100 166450 178750 191100 203400 Number of Persons in Household: 1 2 3 4 5 6 7 8
Stanislaus County
Area Median Income:
$92,600
Acutely Low 9750 11100 12500 13900 15000 16100 17250 18350 Extremely Low 19150 21900 25820 31200 36580 41960 47340 52720 Very Low Income 31900 36450 41000 45550 49200 52850 56500 60150 Low Income 51050 58350 65650 72900 78750 84600 90400 96250 Median Income 64800 74100 83350 92600 100000 107400 114800 122250 Moderate Income 77750 88900 100000 111100 120000 128900 137750 146650 Sutter County
Area Median Income:
$87,900
Acutely Low 9250 10550 11900 13200 14250 15300 16350 17400 Extremely Low 18450 21100 25820 31200 36580 41960 47340 52720 Very Low Income 30800 35200 39600 43950 47500 51000 54500 58050 Low Income 49250 56250 63300 70300 75950 81550 87200 92800 Median Income 61550 70300 79100 87900 94950 101950 109000 116050 Moderate Income 73850 84400 94950 105500 113950 122400 130800 139250 Tehama County
Area Median Income:
$87,900
Acutely Low 9250 10550 11900 13200 14250 15300 16350 17400 Extremely Low 18450 21100 25820 31200 36580 41960 47340 52720 Very Low Income 30800 35200 39600 43950 47500 51000 54500 58050 Low Income 49250 56250 63300 70300 75950 81550 87200 92800 Median Income 61550 70300 79100 87900 94950 101950 109000 116050 Moderate Income 73850 84400 94950 105500 113950 122400 130800 139250 Trinity County
Area Median Income:
$87,900
Acutely Low 9250 10550 11900 13200 14250 15300 16350 17400 Extremely Low 18450 21100 25820 31200 36580 41960 47340 52720 Very Low Income 30800 35200 39600 43950 47500 51000 54500 58050 Low Income 49250 56250 63300 70300 75950 81550 87200 92800 Median Income 61550 70300 79100 87900 94950 101950 109000 116050 Moderate Income 73850 84400 94950 105500 113950 122400 130800 139250 Tulare County
Area Median Income:
$87,900
Acutely Low 9250 10550 11900 13200 14250 15300 16350 17400 Extremely Low 18450 21100 25820 31200 36580 41960 47340 52720 Very Low Income 30800 35200 39600 43950 47500 51000 54500 58050 Low Income 49250 56250 63300 70300 75950 81550 87200 92800 Median Income 61550 70300 79100 87900 94950 101950 109000 116050 Moderate Income 73850 84400 94950 105500 113950 122400 130800 139250 Tuolumne County
Area Median Income:
$97,700
Acutely Low 10250 11700 13200 14650 15800 17000 18150 19350 Extremely Low 20350 23250 26150 31200 36580 41960 47340 52720 Very Low Income 33900 38750 43600 48450 52350 56200 60100 63950 Low Income 54250 62000 69750 77450 83650 89850 96050 102250 Median Income 68400 78150 87950 97700 105500 113350 121150 128950 Moderate Income 82100 93800 105550 117250 126650 136000 145400 154750 Ventura County
Area Median Income:
$125,600
Acutely Low 13200 15100 16950 18850 20350 21850 23350 24900 Extremely Low 29550 33800 38000 42200 45600 49000 52350 55750 Very Low Income 49250 56300 63350 70350 76000 81650 87250 92900 Low Income 78800 90050 101300 112550 121600 130600 139600 148600 Median Income 87900 100500 113050 125600 135650 145700 155750 165800 Moderate Income 105500 120550 135650 150700 162750 174800 186850 198900 Number of Persons in Household: 1 2 3 4 5 6 7 8
Yolo County
Area Median Income:
$117,000
Acutely Low 12300 14050 15800 17550 18950 20350 21750 23150 Extremely Low 24250 27700 31150 34600 37400 41960 47340 52720 Very Low Income 40400 46150 51900 57650 62300 66900 71500 76100 Low Income 64600 73800 83050 92250 99650 107050 114400 121800 Median Income 81900 93600 105300 117000 126350 135700 145100 154450 Moderate Income 98300 112300 126350 140400 151650 162850 174100 185350 Yuba County
Area Median Income:
$87,900
Acutely Low 9250 10550 11900 13200 14250 15300 16350 17400 Extremely Low 18450 21100 25820 31200 36580 41960 47340 52720 Very Low Income 30800 35200 39600 43950 47500 51000 54500 58050 Low Income 49250 56250 63300 70300 75950 81550 87200 92800 Median Income 61550 70300 79100 87900 94950 101950 109000 116050 Moderate Income 73850 84400 94950 105500 113950 122400 130800 139250 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.
Nine Person Calculation - Example County Ten Person Calculation - Example County E X A + 8 =10 E X A M P L E 4 persons 8% PP Adj persons =9 persons M P L 4 persons 8 person + 8% Adj x 2 persons Acutely Low Income 13,200 1056 17,400 18,450 13,200 17,400 2112 19,500 Extremely Low Income 31,200 2496 52,720 55,200 Extremely 31,200 52,720 4992 57,700 Very Low Income 43,950 3516 58,050 61,550 Very Low I 43,950 58,050 7032 65,100 Lower Income 70,300 5624 92,800 98,400 Lower Inco 70,300 92,800 11248 104,050 Moderate Income 105,500 8440 139,250 147,700 Moderate I 105,500 139,250 16880 156,150 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: 4/1/2024
HUD FY 2024 California median incomes:
State median income: $111,300
Metropolitan county median income: $111,900
Non-metropolitan county median income: $87,900
Note: Authority cited: Section 50093, Health and Safety Code. Reference: Sections 50063.5, 50079.5, 50093, 50105 and 50106, Health and Safety Code.