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 13, 2022
MEMORANDUM FOR: Interested parties
FROM: Megan Kirkeby, Deputy Director
Division of Housing Policy Development
SUBJECT:
State Income Limits for 2022
Attached are briefing materials and Revised State Income Limits for 2022 that are now in effect, replacing the previous 2021 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 2022 State Income Limits are on the Department of Housing and Community Development (HCD) website at http://www.hcd.ca.gov/grants-funding/income-limits/state-and-federal-income-limits.shtml.
State Income Limits apply to designated programs, ar e 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 attac
hed briefing materials detail California’s 2022 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 19, 2022, 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 I
2022 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 19, 2022.
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//il22/IncomeLimitsMethodology- FY22.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 2022 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 low- income 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 2022 State Income Limits Briefing Materials
California Code of Regulations, Title 25, Section 6932
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 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.
HUD’s calculations of Income Limits begin with the production of MFI estimates. This year, MFI estimates use the 2019 American Community Survey. HUD then adjusts the survey data to account for anticipated income growth by applying the Consumer Price Index inflation forecast published by the Bureau of Labor Statistics through the fiscal year 2022.
Previously, HUD has relied on inflation forecasts
from the Congressional Budget Office (CBO) in updating ACS estimates. However, at the time of FY 2022 median family income calculation, CBO had not issued an updated CPI forecast suitable for use by HUD. The inflation factor, representing the cumulative change in the CPI from 2019 through February 2022, is approximately 1.1116. HUD uses the MFI to calculate very low-income limits, used as the basis to calculate income limits for other income categories. MFIs are calculated at the family level only, not the per person level as is done for income limits. The average family size is over 3, so, by convention, HUD equates the median family income for an area with a four-person family for the purposes of calculating income limits. For additional information, please see HUD’s methodology describing 2022 MFI’s at
https://www.huduser.gov/portal/datasets/il/il22/Medians-Methodology-FY22.pdf .
Adjustment Calculations
HUD may apply adjustments to areas with unusually high or low family income, uneven housing-cost-to- income 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 40
th 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 from the 2018 to the 2019 American Community Survey, whichever is greater. For the 2022 income limits, the maximum increase is 11.89% from the previous year. 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%
Income Limit Calculations for Household Sizes Greater Than 8-Persons 2022 State Income Limits Briefing Materials
California Code of Regulations, Title 25, Section 6932
For households of more than eight persons, refer to the formula at the end of the table for 2022 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, and (4) 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 ($80,300 for 2022). 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 four- person 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 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
.
2022 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 2022 Income Limits Methodology Document, https://www.huduser.gov/portal/datasets/il//il22/IncomeLimitsMethodology-FY22.pdf.
For further information on the exact adjustments made to an individual area of the country, please see HUD’s FY 2022 Income Limits Documentation System. The documentation system is available at https://www.huduser.gov/portal/datasets/il.html#2022_query. Once the area in question is selected, a summary of the area’s median income, Very Low-Income, Extremely Low-Income, and Low-Income 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 2022 Income Limits are calculated using 2015-2019 5-year American Community Survey (ACS) data, and one- year 2019 data where possible. This is a three-year lag, so more current trends in median family income levels are not available.
How does HUD calculate Median Family Income (MFI)?
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 2018 ACS data forward to FY 2022.
For additional details concerning the use of the ACS in HUD’s calculations of MFI, please see HUD’s FY 2022 Median Family Income methodology document,
at https://www.huduser.gov/portal/datasets/il.html#2022_data.
Additionally, full documentation of all calculations for Median Family Incomes are available in the FY 2022 Median Family Income and the FY 2022 Income Limits Documentation System. These systems are available at https://www.huduser.gov/portal/datasets/il.html#2022_query.
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. 2022 Income Limits
Number of Persons in Household: 1 2 3 4 5 6 7 8
Income Category
Acutely Low 15000 17100 19250 21400 23100 24800 26550 28250 Extremely Low 30000 34300 38600 42850 46300 49750 53150 56600 Very Low Income 50000 57150 64300 71400 77150 82850 88550 94250 Low Income 76750 87700 98650 109600 118400 127150 135950 144700 Median Income 99950 114250 128500 142800 154200 165650 177050 188500 Moderate Income 119950 137100 154200 171350 185050 198750 212450 226200 Acutely Low 10000 11400 12850 14250 15400 16550 17650 18800 Extremely Low 19100 21800 24550 27750 32470 37190 41910 46630 Very Low Income 31800 36350 40900 45400 49050 52700 56300 59950 Low Income 50900 58150 65400 72650 78500 84300 90100 95900 Median Income 66450 75900 85400 94900 102500 110100 117700 125250 Moderate Income 79750 91100 102500 113900 123000 132100 141250 150350 Acutely Low 9100 10400 11700 13000 14050 15100 16100 17150 Extremely Low 18200 20800 23400 27750 32470 37190 41910 46630 Very Low Income 30350 34650 39000 43300 46800 50250 53700 57200 Low Income 48550 55450 62400 69300 74850 80400 85950 91500 Median Income 60600 69300 77950 86600 93550 100450 107400 114300 Moderate Income 72750 83100 93500 103900 112200 120500 128850 137150 Acutely Low 8950 10200 11500 12750 13750 14800 15800 16850 Extremely Low 16350 18700 23030 27750 32470 37190 41910 46630 Very Low Income 27300 31200 35100 38950 42100 45200 48300 51450 Low Income 43650 49850 56100 62300 67300 72300 77300 82250 Median Income 59500 68000 76500 85000 91800 98600 105400 112200 Moderate Income 71400 81600 91800 102000 110150 118300 126500 134650 Acutely Low 9450 10800 12150 13500 14600 15650 16750 17800 Extremely Low 18900 21600 24300 27750 32470 37190 41910 46630 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 8450 9650 10850 12050 13000 14000 14950 15900 Extremely Low 16350 18700 23030 27750 32470 37190 41910 46630 Very Low Income 27300 31200 35100 38950 42100 45200 48300 51450 Low Income 43650 49850 56100 62300 67300 72300 77300 82250 Median Income 56200 64250 72250 80300 86700 93150 99550 106000 Moderate Income 67450 77100 86700 96350 104050 111750 119450 127200 Acutely Low 15000 17100 19250 21400 23100 24800 26550 28250 Extremely Low 30000 34300 38600 42850 46300 49750 53150 56600 Very Low Income 50000 57150 64300 71400 77150 82850 88550 94250 Low Income 76750 87700 98650 109600 118400 127150 135950 144700 Median Income 99950 114250 128500 142800 154200 165650 177050 188500 Moderate Income 119950 137100 154200 171350 185050 198750 212450 226200 Calaveras County
Area Median Income:
$90,000
Colusa County
Area Median Income:
$80,300
Contra Costa County
Area Median Income:
$142,800
Last page instructs how to use income limits to determine applicant eligibility and calculate affordable housing cost and rent Alameda County
Area Median Income:
$142,800
Alpine County
Area Median Income:
$94,900
Amador County
Area Median Income:
$86,600
Butte County
Area Median Income:
$85,000
Number of Persons in Household: 1 2 3 4 5 6 7 8
Acutely Low 8450 9650 10850 12050 13000 14000 14950 15900 Extremely Low 16350 18700 23030 27750 32470 37190 41910 46630 Very Low Income 27300 31200 35100 38950 42100 45200 48300 51450 Low Income 43650 49850 56100 62300 67300 72300 77300 82250 Median Income 56200 64250 72250 80300 86700 93150 99550 106000 Moderate Income 67450 77100 86700 96350 104050 111750 119450 127200 Acutely Low 10750 12300 13800 15350 16600 17800 19050 20250 Extremely Low 21300 24350 27400 30400 32850 37190 41910 46630 Very Low Income 35500 40550 45600 50650 54750 58800 62850 66900 Low Income 56750 64850 72950 81050 87550 94050 100550 107000 Median Income 71550 81750 92000 102200 110400 118550 126750 134900 Moderate Income 85850 98100 110400 122650 132450 142250 152100 161900 Acutely Low 8450 9650 10850 12050 13000 14000 14950 15900 Extremely Low 16350 18700 23030 27750 32470 37190 41910 46630 Very Low Income 27300 31200 35100 38950 42100 45200 48300 51450 Low Income 43650 49850 56100 62300 67300 72300 77300 82250 Median Income 56200 64250 72250 80300 86700 93150 99550 106000 Moderate Income 67450 77100 86700 96350 104050 111750 119450 127200 Acutely Low 8450 9650 10850 12050 13000 14000 14950 15900 Extremely Low 16350 18700 23030 27750 32470 37190 41910 46630 Very Low Income 27300 31200 35100 38950 42100 45200 48300 51450 Low Income 43650 49850 56100 62300 67300 72300 77300 82250 Median Income 56200 64250 72250 80300 86700 93150 99550 106000 Moderate Income 67450 77100 86700 96350 104050 111750 119450 127200 Acutely Low 8450 9650 10850 12050 13000 14000 14950 15900 Extremely Low 16350 18700 23030 27750 32470 37190 41910 46630 Very Low Income 27300 31200 35100 38950 42100 45200 48300 51450 Low Income 43650 49850 56100 62300 67300 72300 77300 82250 Median Income 56200 64250 72250 80300 86700 93150 99550 106000 Moderate Income 67450 77100 86700 96350 104050 111750 119450 127200 Acutely Low 8450 9650 10850 12050 13000 14000 14950 15900 Extremely Low 16350 18700 23030 27750 32470 37190 41910 46630 Very Low Income 27300 31200 35100 38950 42100 45200 48300 51450 Low Income 43650 49850 56100 62300 67300 72300 77300 82250 Median Income 56200 64250 72250 80300 86700 93150 99550 106000 Moderate Income 67450 77100 86700 96350 104050 111750 119450 127200 Acutely Low 8700 9900 11150 12400 13400 14400 15400 16350 Extremely Low 17400 19850 23030 27750 32470 37190 41910 46630 Very Low Income 28950 33100 37250 41350 44700 48000 51300 54600 Low Income 46350 52950 59550 66150 71450 76750 82050 87350 Median Income 57900 66150 74450 82700 89300 95950 102550 109150 Moderate Income 69500 79400 89350 99250 107200 115150 123050 131000 Fresno County
Area Median Income:
$80,300
Glenn County
Area Median Income:
$80,300
Humboldt County
Area Median Income:
$80,300
Imperial County
Area Median Income:
$80,300
Inyo County
Area Median Income:
$82,700
Del Norte County
Area Median Income:
$80,300
El Dorado County
Area Median Income:
$102,200
Number of Persons in Household: 1 2 3 4 5 6 7 8
Acutely Low 8450 9650 10850 12050 13000 14000 14950 15900 Extremely Low 16350 18700 23030 27750 32470 37190 41910 46630 Very Low Income 27300 31200 35100 38950 42100 45200 48300 51450 Low Income 43650 49850 56100 62300 67300 72300 77300 82250 Median Income 56200 64250 72250 80300 86700 93150 99550 106000 Moderate Income 67450 77100 86700 96350 104050 111750 119450 127200 Acutely Low 8450 9650 10850 12050 13000 14000 14950 15900 Extremely Low 16350 18700 23030 27750 32470 37190 41910 46630 Very Low Income 27300 31200 35100 38950 42100 45200 48300 51450 Low Income 43650 49850 56100 62300 67300 72300 77300 82250 Median Income 56200 64250 72250 80300 86700 93150 99550 106000 Moderate Income 67450 77100 86700 96350 104050 111750 119450 127200 Acutely Low 8450 9650 10850 12050 13000 14000 14950 15900 Extremely Low 16350 18700 23030 27750 32470 37190 41910 46630 Very Low Income 27300 31200 35100 38950 42100 45200 48300 51450 Low Income 43650 49850 56100 62300 67300 72300 77300 82250 Median Income 56200 64250 72250 80300 86700 93150 99550 106000 Moderate Income 67450 77100 86700 96350 104050 111750 119450 127200 Acutely Low 8450 9650 10850 12050 13000 14000 14950 15900 Extremely Low 16900 19300 23030 27750 32470 37190 41910 46630 Very Low Income 28150 32150 36150 40150 43400 46600 49800 53000 Low Income 45000 51400 57850 64250 69400 74550 79700 84850 Median Income 56200 64250 72250 80300 86700 93150 99550 106000 Moderate Income 67450 77100 86700 96350 104050 111750 119450 127200 Acutely Low 9550 10900 12300 13650 14750 15850 16950 18000 Extremely Low 25050 28600 32200 35750 38650 41500 44350 47200 Very Low Income 41700 47650 53600 59550 64350 69100 73850 78650 Low Income 66750 76250 85800 95300 102950 110550 118200 125800 Median Income 63750 72900 82000 91100 98400 105700 112950 120250 Moderate Income 76500 87450 98350 109300 118050 126800 135550 144300 Acutely Low 8450 9650 10850 12050 13000 14000 14950 15900 Extremely Low 16350 18700 23030 27750 32470 37190 41910 46630 Very Low Income 27300 31200 35100 38950 42100 45200 48300 51450 Low Income 43650 49850 56100 62300 67300 72300 77300 82250 Median Income 56200 64250 72250 80300 86700 93150 99550 106000 Moderate Income 67450 77100 86700 96350 104050 111750 119450 127200 Acutely Low 17450 19900 22400 24900 26900 28900 30900 32850 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 116200 132800 149400 166000 179300 192550 205850 219100 Moderate Income 139450 159350 179300 199200 215150 231050 247000 262950 Madera County
Area Median Income:
$80,300
Marin County
Area Median Income:
$166,000
Kern County
Area Median Income:
$80,300
Kings County
Area Median Income:
$80,300
Lake County
Area Median Income:
$80,300
Lassen County
Area Median Income:
$80,300
Los Angeles County
Area Median Income:
$91,100
Number of Persons in Household: 1 2 3 4 5 6 7 8
Acutely Low 8450 9650 10850 12050 13000 14000 14950 15900 Extremely Low 16350 18700 23030 27750 32470 37190 41910 46630 Very Low Income 27300 31200 35100 38950 42100 45200 48300 51450 Low Income 43650 49850 56100 62300 67300 72300 77300 82250 Median Income 56200 64250 72250 80300 86700 93150 99550 106000 Moderate Income 67450 77100 86700 96350 104050 111750 119450 127200 Acutely Low 8450 9650 10850 12050 13000 14000 14950 15900 Extremely Low 16900 19300 23030 27750 32470 37190 41910 46630 Very Low Income 28150 32150 36150 40150 43400 46600 49800 53000 Low Income 45000 51400 57850 64250 69400 74550 79700 84850 Median Income 56200 64250 72250 80300 86700 93150 99550 106000 Moderate Income 67450 77100 86700 96350 104050 111750 119450 127200 Acutely Low 8450 9650 10850 12050 13000 14000 14950 15900 Extremely Low 16350 18700 23030 27750 32470 37190 41910 46630 Very Low Income 27300 31200 35100 38950 42100 45200 48300 51450 Low Income 43650 49850 56100 62300 67300 72300 77300 82250 Median Income 56200 64250 72250 80300 86700 93150 99550 106000 Moderate Income 67450 77100 86700 96350 104050 111750 119450 127200 Acutely Low 8450 9650 10850 12050 13000 14000 14950 15900 Extremely Low 16350 18700 23030 27750 32470 37190 41910 46630 Very Low Income 27300 31200 35100 38950 42100 45200 48300 51450 Low Income 43650 49850 56100 62300 67300 72300 77300 82250 Median Income 56200 64250 72250 80300 86700 93150 99550 106000 Moderate Income 67450 77100 86700 96350 104050 111750 119450 127200 Acutely Low 8550 9750 11000 12200 13200 14150 15150 16100 Extremely Low 17050 19500 23030 27750 32470 37190 41910 46630 Very Low Income 28450 32500 36550 40600 43850 47100 50350 53600 Low Income 45300 51800 58250 64700 69900 75100 80250 85450 Median Income 56850 64950 73100 81200 87700 94200 100700 107200 Moderate Income 68200 77950 87700 97450 105250 113050 120850 128650 Acutely Low 9450 10800 12150 13500 14600 15650 16750 17800 Extremely Low 23900 27300 30700 34100 36850 39600 42300 46630 Very Low Income 39800 45500 51200 56850 61400 65950 70500 75050 Low Income 63700 72800 81900 91000 98300 105600 112850 120150 Median Income 63050 72100 81100 90100 97300 104500 111700 118950 Moderate Income 75650 86500 97300 108100 116750 125400 134050 142700 Acutely Low 12550 14300 16100 17900 19350 20750 22200 23650 Extremely Low 26500 30300 34100 37850 40900 43950 46950 50000 Very Low Income 44150 50450 56750 63050 68100 73150 78200 83250 Low Income 70550 80600 90700 100750 108850 116900 124950 133000 Median Income 83600 95500 107450 119400 128950 138500 148050 157600 Moderate Income 100300 114650 128950 143300 154750 166250 177700 189150 Modoc County
Area Median Income:
$80,300
Mono County
Area Median Income:
$81,200
Mariposa County
Area Median Income:
$80,300
Mendocino County
Area Median Income:
$80,300
Merced County
Area Median Income:
$80,300
Monterey County
Area Median Income:
$90,100
Napa County
Area Median Income:
$119,400
Number of Persons in Household: 1 2 3 4 5 6 7 8
Acutely Low 10350 11800 13300 14750 15950 17100 18300 19450 Extremely Low 20650 23600 26550 29500 32470 37190 41910 46630 Very Low Income 34450 39400 44300 49200 53150 57100 61050 64950 Low Income 55100 63000 70850 78700 85000 91300 97600 103900 Median Income 68900 78700 88550 98400 106250 114150 122000 129900 Moderate Income 82650 94500 106300 118100 127550 137000 146450 155900 Acutely Low 12500 14300 16050 17850 19300 20700 22150 23550 Extremely Low 28500 32550 36600 40650 43950 47200 50450 53700 Very Low Income 47450 54200 61000 67750 73200 78600 84050 89450 Low Income 75900 86750 97600 108400 117100 125750 134450 143100 Median Income 83350 95300 107200 119100 128650 138150 147700 157200 Moderate Income 100050 114300 128600 142900 154350 165750 177200 188650 Acutely Low 10750 12300 13800 15350 16600 17800 19050 20250 Extremely Low 21300 24350 27400 30400 32850 37190 41910 46630 Very Low Income 35500 40550 45600 50650 54750 58800 62850 66900 Low Income 56750 64850 72950 81050 87550 94050 100550 107000 Median Income 71550 81750 92000 102200 110400 118550 126750 134900 Moderate Income 85850 98100 110400 122650 132450 142250 152100 161900 Acutely Low 8650 9900 11100 12350 13350 14350 15300 16300 Extremely Low 17150 19600 23030 27750 32470 37190 41910 46630 Very Low Income 28600 32700 36800 40850 44150 47400 50700 53950 Low Income 45750 52300 58850 65350 70600 75850 81050 86300 Median Income 57700 65900 74150 82400 89000 95600 102200 108750 Moderate Income 69250 79100 89000 98900 106800 114700 122650 130550 Acutely Low 9150 10500 11800 13100 14150 15200 16250 17300 Extremely Low 18500 21150 23800 27750 32470 37190 41910 46630 Very Low Income 30800 35200 39600 44000 47550 51050 54600 58100 Low Income 49300 56350 63400 70400 76050 81700 87300 92950 Median Income 61200 69900 78650 87400 94400 101400 108400 115350 Moderate Income 73450 83900 94400 104900 113300 121700 130100 138450 Acutely Low 10750 12300 13800 15350 16600 17800 19050 20250 Extremely Low 21300 24350 27400 30400 32850 37190 41910 46630 Very Low Income 35500 40550 45600 50650 54750 58800 62850 66900 Low Income 56750 64850 72950 81050 87550 94050 100550 107000 Median Income 71550 81750 92000 102200 110400 118550 126750 134900 Moderate Income 85850 98100 110400 122650 132450 142250 152100 161900 Acutely Low 11050 12600 14200 15750 17000 18250 19550 20800 Extremely Low 22100 25250 28400 31550 34100 37190 41910 46630 Very Low Income 36800 42050 47300 52550 56800 61000 65200 69400 Low Income 58900 67300 75700 84100 90850 97600 104300 111050 Median Income 73550 84100 94600 105100 113500 121900 130300 138750 Moderate Income 88250 100900 113500 126100 136200 146300 156350 166450 Nevada County
Area Median Income:
$98,400
Orange County
Area Median Income:
$119,100
Placer County
Area Median Income:
$102,200
Plumas County
Area Median Income:
$82,400
Riverside County
Area Median Income:
$87,400
Sacramento County
Area Median Income:
$102,200
San Benito County
Area Median Income:
$105,100
Number of Persons in Household: 1 2 3 4 5 6 7 8
Acutely Low 9150 10500 11800 13100 14150 15200 16250 17300 Extremely Low 18500 21150 23800 27750 32470 37190 41910 46630 Very Low Income 30800 35200 39600 44000 47550 51050 54600 58100 Low Income 49300 56350 63400 70400 76050 81700 87300 92950 Median Income 61200 69900 78650 87400 94400 101400 108400 115350 Moderate Income 73450 83900 94400 104900 113300 121700 130100 138450 Acutely Low 11250 12850 14450 16050 17350 18600 19900 21200 Extremely Low 27350 31250 35150 39050 42200 45300 48450 51550 Very Low Income 45550 52050 58550 65050 70300 75500 80700 85900 Low Income 72900 83300 93700 104100 112450 120800 129100 137450 Median Income 74850 85500 96200 106900 115450 124000 132550 141100 Moderate Income 89800 102650 115450 128300 138550 148850 159100 169350 Acutely Low 17450 19900 22400 24900 26900 28900 30900 32850 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 116200 132800 149400 166000 179300 192550 205850 219100 Moderate Income 139450 159350 179300 199200 215150 231050 247000 262950 Acutely Low 8950 10200 11500 12750 13750 14800 15800 16850 Extremely Low 17400 19900 23030 27750 32470 37190 41910 46630 Very Low Income 29000 33150 37300 41400 44750 48050 51350 54650 Low Income 46350 53000 59600 66200 71500 76800 82100 87400 Median Income 59500 68000 76500 85000 91800 98600 105400 112200 Moderate Income 71400 81600 91800 102000 110150 118300 126500 134650 Acutely Low 11500 13100 14750 16400 17700 19000 20350 21650 Extremely Low 23000 26250 29550 32800 35450 38050 41910 46630 Very Low Income 38300 43800 49250 54700 59100 63500 67850 72250 Low Income 61250 70000 78750 87500 94500 101500 108500 115500 Median Income 76450 87350 98300 109200 117950 126650 135400 144150 Moderate Income 91750 104850 117950 131050 141550 152000 162500 173000 Acutely Low 17450 19900 22400 24900 26900 28900 30900 32850 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 116200 132800 149400 166000 179300 192550 205850 219100 Moderate Income 139450 159350 179300 199200 215150 231050 247000 262950 Acutely Low 10500 12000 13500 15000 16200 17400 18600 19800 Extremely Low 29350 33550 37750 41900 45300 48650 52000 55350 Very Low Income 48900 55900 62900 69850 75450 81050 86650 92250 Low Income 78350 89550 100750 111900 120900 129850 138800 147750 Median Income 70050 80100 90100 100100 108100 116100 124100 132150 Moderate Income 84050 96100 108100 120100 129700 139300 148900 158550 San Bernardino County
Area Median Income:
$87,400
San Diego County
Area Median Income:
$106,900
San Francisco County
Area Median Income:
$166,000
San Joaquin County
Area Median Income:
$85,000
San Luis Obispo County
Area Median Income:
$109,200
San Mateo County
Area Median Income:
$166,000
Santa Barbara County
Area Median Income:
$100,100
Number of Persons in Household: 1 2 3 4 5 6 7 8
Acutely Low 17700 20250 22750 25300 27300 29350 31350 33400 Extremely Low 35400 40450 45500 50550 54600 58650 62700 66750 Very Low Income 59000 67400 75850 84250 91000 97750 104500 111250 Low Income 92250 105400 118600 131750 142300 152850 163400 173950 Median Income 117950 134800 151650 168500 182000 195450 208950 222400 Moderate Income 141550 161750 182000 202200 218400 234550 250750 266900 Acutely Low 12550 14300 16100 17900 19350 20750 22200 23650 Extremely Low 32700 37350 42000 46650 50400 54150 57850 61600 Very Low Income 54450 62200 70000 77750 84000 90200 96450 102650 Low Income 87350 99800 112300 124750 134750 144750 154700 164700 Median Income 83500 95450 107350 119300 128850 138400 147950 157500 Moderate Income 100200 114500 128850 143150 154600 166050 177500 188950 Acutely Low 9400 10750 12100 13450 14550 15600 16700 17750 Extremely Low 16700 19050 23030 27750 32470 37190 41910 46630 Very Low Income 27800 31800 35750 39700 42900 46100 49250 52450 Low Income 44450 50800 57150 63500 68600 73700 78750 83850 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 24300 27750 32470 37190 41910 46630 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 8450 9650 10850 12050 13000 14000 14950 15900 Extremely Low 16350 18700 23030 27750 32470 37190 41910 46630 Very Low Income 27300 31200 35100 38950 42100 45200 48300 51450 Low Income 43650 49850 56100 62300 67300 72300 77300 82250 Median Income 56200 64250 72250 80300 86700 93150 99550 106000 Moderate Income 67450 77100 86700 96350 104050 111750 119450 127200 Acutely Low 11400 13050 14650 16300 17600 18900 20200 21500 Extremely Low 22850 26100 29350 32600 35250 37850 41910 46630 Very Low Income 38050 43450 48900 54300 58650 63000 67350 71700 Low Income 60800 69450 78150 86800 93750 100700 107650 114600 Median Income 76100 86950 97850 108700 117400 126100 134800 143500 Moderate Income 91300 104350 117400 130450 140900 151300 161750 172200 Acutely Low 11850 13500 15200 16900 18250 19600 20950 22300 Extremely Low 25000 28550 32100 35650 38550 41400 44250 47100 Very Low Income 41600 47550 53500 59400 64200 68950 73700 78450 Low Income 66550 76050 85550 95050 102700 110300 117900 125500 Median Income 78950 90250 101500 112800 121800 130850 139850 148900 Moderate Income 94750 108300 121800 135350 146200 157000 167850 178650 Santa Clara County
Area Median Income:
$168,500
Santa Cruz County
Area Median Income:
$119,300
Shasta County
Area Median Income:
$89,800
Sierra County
Area Median Income:
$90,000
Siskiyou County
Area Median Income:
$80,300
Solano County
Area Median Income:
$108,700
Sonoma County
Area Median Income:
$112,800
Number of Persons in Household: 1 2 3 4 5 6 7 8
Acutely Low 8450 9650 10850 12050 13000 14000 14950 15900 Extremely Low 16750 19150 23030 27750 32470 37190 41910 46630 Very Low Income 27900 31900 35900 39850 43050 46250 49450 52650 Low Income 44650 51000 57400 63750 68850 73950 79050 84150 Median Income 56200 64250 72250 80300 86700 93150 99550 106000 Moderate Income 67450 77100 86700 96350 104050 111750 119450 127200 Acutely Low 8450 9650 10850 12050 13000 14000 14950 15900 Extremely Low 16350 18700 23030 27750 32470 37190 41910 46630 Very Low Income 27300 31200 35100 38950 42100 45200 48300 51450 Low Income 43650 49850 56100 62300 67300 72300 77300 82250 Median Income 56200 64250 72250 80300 86700 93150 99550 106000 Moderate Income 67450 77100 86700 96350 104050 111750 119450 127200 Acutely Low 8450 9650 10850 12050 13000 14000 14950 15900 Extremely Low 16350 18700 23030 27750 32470 37190 41910 46630 Very Low Income 27300 31200 35100 38950 42100 45200 48300 51450 Low Income 43650 49850 56100 62300 67300 72300 77300 82250 Median Income 56200 64250 72250 80300 86700 93150 99550 106000 Moderate Income 67450 77100 86700 96350 104050 111750 119450 127200 Acutely Low 8450 9650 10850 12050 13000 14000 14950 15900 Extremely Low 16350 18700 23030 27750 32470 37190 41910 46630 Very Low Income 27300 31200 35100 38950 42100 45200 48300 51450 Low Income 43650 49850 56100 62300 67300 72300 77300 82250 Median Income 56200 64250 72250 80300 86700 93150 99550 106000 Moderate Income 67450 77100 86700 96350 104050 111750 119450 127200 Acutely Low 8450 9650 10850 12050 13000 14000 14950 15900 Extremely Low 16350 18700 23030 27750 32470 37190 41910 46630 Very Low Income 27300 31200 35100 38950 42100 45200 48300 51450 Low Income 43650 49850 56100 62300 67300 72300 77300 82250 Median Income 56200 64250 72250 80300 86700 93150 99550 106000 Moderate Income 67450 77100 86700 96350 104050 111750 119450 127200 Acutely Low 8850 10100 11400 12650 13650 14650 15700 16700 Extremely Low 17500 20000 23030 27750 32470 37190 41910 46630 Very Low Income 29150 33300 37450 41600 44950 48300 51600 54950 Low Income 46600 53250 59900 66550 71900 77200 82550 87850 Median Income 59000 67450 75850 84300 91050 97800 104550 111300 Moderate Income 70800 80900 91050 101150 109250 117350 125450 133500 Acutely Low 12100 13850 15550 17300 18700 20050 21450 22850 Extremely Low 26350 30100 33850 37600 40650 43650 46650 49650 Very Low Income 43900 50200 56450 62700 67750 72750 77750 82800 Low Income 70250 80300 90350 100350 108400 116450 124450 132500 Median Income 80800 92300 103850 115400 124650 133850 143100 152350 Moderate Income 96950 110800 124650 138500 149600 160650 171750 182800 Stanislaus County
Area Median Income:
$80,300
Sutter County
Area Median Income:
$80,300
Tehama County
Area Median Income:
$80,300
Trinity County
Area Median Income:
$80,300
Tulare County
Area Median Income:
$80,300
Tuolumne County
Area Median Income:
$84,300
Ventura County
Area Median Income:
$115,400
Number of Persons in Household: 1 2 3 4 5 6 7 8
Acutely Low 11200 12800 14400 16000 17300 18550 19850 21100 Extremely Low 20850 23800 26800 29750 32470 37190 41910 46630 Very Low Income 34700 39650 44600 49550 53550 57500 61450 65450 Low Income 55550 63450 71400 79300 85650 92000 98350 104700 Median Income 74600 85300 95950 106600 115150 123650 132200 140700 Moderate Income 89550 102300 115100 127900 138150 148350 158600 168850 Acutely Low 8450 9650 10850 12050 13000 14000 14950 15900 Extremely Low 16350 18700 23030 27750 32470 37190 41910 46630 Very Low Income 27300 31200 35100 38950 42100 45200 48300 51450 Low Income 43650 49850 56100 62300 67300 72300 77300 82250 Median Income 56200 64250 72250 80300 86700 93150 99550 106000 Moderate Income 67450 77100 86700 96350 104050 111750 119450 127200 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 12,050 964 15,900 16,850 12,050 15,900 1928 17,850 Extremely Low 27,750 2220 46,630 48,850 Extremely 27,750 46,630 4440 51,050 Very Low Income 38,950 3116 51,450 54,550 Very Low 38,950 51,450 6232 57,700 Lower Income 62,300 4984 82,250 87,250 Lower Inco 62,300 82,250 9968 92,200 Moderate Income 96,350 7708 127,200 134,900 Moderate 96,350 127,200 15416 142,600 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: 4/19/2022
HUD FY 2022 California median incomes:
State median income: $101,600
Metropolitan county median income: $102,100
Non-metropolitan county median income: $80,300
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:
$106,600
Yuba County
Area Median Income:
$80,300