City of Simi Valley
Staff Report
March 23, 2026
TO: City Council
FROM: Office of the City Manager
Lucy Blanco, City Clerk
SUBJECT: Adoption of a resolution to approve a policy establishing the procedures and criteria for indigent status determination pursuant to California Elections Code Section 13309
Staff Recommendation
It is recommended that the City Council:
1. Adopt R esolution No. 2026-07 (Attachment A) to approve a policy establishing the procedures and criteria for indigent status determination pursuant to California Elections Code Section 13309;
2. Appoint the City’s Elections Official the authority to make the final determination;
3. Appoint the City Manager as the final appeal authority.
Background
The City will hold General Elections on November 4 , 2026, at which time Simi Valley voters will elect a Mayor for a term of two years, two Council Members for a term of four years each, and one Council Member for a term of two years . The filing period for candidate nomination papers for these offices will open on July 13 and close on August 7, 2026. If an incumbent eligible for re-election does not file nomination papers by the deadline, the nomination period for that office will be extended by five days. Each candidate running for office may prepare a candidate’s statement listing the candidate’s education and qualifications to be printed on the ballot. A requisite fee, determined by the Ventura County Registrar of Voters (ROV), must be submitted to the Elections Official when nomination papers are filed. This deposit is held by the City until the ROV provides the City with the final printing cost for each statement, at which time the City will issue a refund or request additional funds if the cost is greater than the deposit.
City Council previously adopted Resolution No. 86- 103, on June 23, 1986, discussing regulations for candidates for elective office and the mandatory costs associated with the candidate’s statement. This Resolution did not contain any provision related to potential indigency.
Agenda Item No.
Consent (6)
2 Pursuant to California Elections Code Section 13309, if a candidate alleges to be indigent and unable to pay in advance the requisite fee for submitting a candidate statement, the candidate must submit to the Elections Official a completed Affidavit of Financial Worth (Attachment B) in accordance with the deadline specified in California Elections Code Section 13307. A completed Application for Waiver of Candidate Statement Deposit (Attachment C ) and completed IRS Authorization to release most current Federal Income Tax report (Attachment D) must be filed concurrently with the Affidavit of Financial Worth.
Upon receipt of the requisite documents, the agency shall review and make a final determination of the candidate’s indigent status within five working days , and shall notify the candidate in writing. If the candidate is determined to be indigent, the City shall defer payment of the Candidate Statement Deposit until after the election and print and submit the statement to the Ventura County Elections Division. If the candidate is determined not to be indigent, the candidate shall notify the agency, within three days of the notification, if the requisite fee will be paid or withdraw the statement. If the candidate fails to respond within the time prescribed, the local agency is not obligated to print the statement on the ballot.
Discussion
To facilitate this process, staff recommends that City Council adopt a resolution establishing a formal policy outlining the procedures and criteria used to determine if a candidate is indigent. The Election Code indicates that “the local agency” will make the determination, which usually refers to the governing body. However, due to the time- sensitive nature of such requests, coupled with the fact that City Council is usually dark during nomination period, staff recommends that City Council delegate authority to the City’s Elections Official to make the final indigency determination, and appoint the City Manager as the final appeal authority. A candidate may appeal the Elections Official determination to the City Manager.
The Elections Official will determine eligibility based on the guidelines established by the California Department of Housing and Community Development, State Income Limits for current year, Ventura County (Attachment E). Annual income that is at or below the level for an extremely low-income household, adjusted for the size of the candidate’s household, will establish a presumption that the candidate is “indigent” for the purpose of deferring the requisite fee in accordance with California Elections Code Section 13309. This presumption, however, may be negated based on other information disclosed in the candidate’s affidavit or the candidate’s federal income tax return.
California Elections Code Section 13309 does not prohibit the local agency from billing the candidate’s actual pro rata share of the cost to the candidate after the election. If the candidate is determined to be indigent, the City shall provide the candidate with an option to enroll into a monthly payment plan.
Financial Impact
The candidate statement fee is determined by the Ventura County Elections Division.
3 City Council Priority
This action supports the Excellent City Government Pillar of Excellence.
Suggested Motion
I move that the City Council adopt Resolution No. 2026- 07 to approve a policy establishing the procedures and criteria for indigent status determination pursuant to California Elections Code Section 13309; appoint the City’s Elections Official the authority to make the final determination; and appoint the City Manager as the final appeal authority.
Summary
The City will hold General Elections on November 3 , 2026, at which time Simi Valley voters will elect a Mayor for a term of two years, two Council Members for a term of four years each, and one Council Member for a term of two years . The filing period for candidate nomination papers for these offices will open on July 13 and close on August 7 , 2026. Each candidate running for office may prepare a candidate’s statement listing the candidate’s education and qualifications to be printed on the ballot. A requisite fee, determined by the Ventura County ROV, must be submitted to the Elections O fficial when nomination papers are filed. This deposit is held by the City until the ROV provides the City with the final printing cost for each statement, at which time the City will issue a refund or request additional funds if the cost is greater than the deposit. Pursuant to California Elections Code Section 13309, if a candidate alleges to be indigent and unable to pay in advance the requisite fee for submitting a candidate statement, the candidate must submit with the Elections Officia l a Statement of Financial Worth. It is recommended that the City Council adopt Resolution No. 2026- 07 to approve a policy establishing the procedures and criteria for indigent status determination pursuant to California Elections Code Section 13309; appoint the City’s Elections Official the authority to make the final determination; and appoint the City M anager as the final appeal authority
Prepared by: Lucy Blanco, City Clerk
Attachments
Attachment A – Resolution No. 2026-07
Attachment B - Affidavit of Financial Worth
Attachment C - Application for Waiver of Candidate Statement Deposit Attachment D - IRS Authorization to release most current Federal Income Tax report Attachment E - Department of Housing and Community Development State Income Limits for 2025
RESOLUTION NO. 2026-07
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF THE CITY
OF SIMI VALLEY, CALIFORNIA, ADOPTING A POLICY ESTABLISHING
THE PROCEDURES AND CRITERIA FOR INDIGENT STATUS
DETERMINATION AS IT PERTAINS TO CANDIDATES DURING
GENERAL AND SPECIAL ELECTIONS, PURSUANT TO
CALIFORNIA ELECTIONS CODE SECTION 13309
W
HEREAS, this policy sets forth the procedures and criteria for the City Clerk/Elections Official to make a determination on the indigent status of a candidate in accordance with California Elections Code Section 13309; and WHEREAS, pursuant to the requirements of the State of California relating to General Law and Charter Cities, there is called and ordered to be held in the City of Simi Valley, California, a General Election on the first Tuesday, following the first Monday, in November on even number years; and
WHEREAS, each candidate running for office may prepare a candidate's statement
listing the candidate’s education and qualifications to be printed on the ballot; and
WHEREAS, a requisite fee related to the printing of the candidate's statement on the ballot, determined by the Ventura County Registrar of Voters (ROV), must be submitted to the City Clerk/Elections Official when nomination papers are filed; and
WH EREAS, a candidate may allege to be indigent and unable to pay in advance the requisite fee for submitting a candidate statement; and WHEREAS, a candidate shall submit to the local agency an application requesting that a determination be made as to the candidate’s indigent status, an affidavit of financial worth, and a release form authorizing the City to obtain the candidate’s most recent federal income tax report.
NOW THEREFORE, THE CITY COUNCIL OF THE CITY OF SIMI VALLEY DOES HEREBY RESOLVE AS FOLLOWS:
SECTION 1. P ursuant to California Elections Code Section 13309 a candidate may allege that the candidate is indigent and unable to pay in advance the requisite fee for submitting a candidate statement.
4 Attachment A
SECTION 2. If a candidate alleges to be indigent and unable to pay in advance the requisite fee for submitting a candidate statement, the candidate must submit to the Elections Official a completed Affidavit of Financial Worth in accordance with the deadline specified in California Elections Code Section 13307. A completed Application for Waiver of Candidate Statement Deposit and completed IRS Authorization to release most current Federal Income Tax report must be filed concurrently with the Affidavit of Financial Worth.
SECTION 3. The Council appoints the City Clerk/Elections Official the authority to make the final determination, and the City Manager as the final appeal authority.
SECTION 4. The City Clerk/Elections Official will determine eligibility based on the guidelines established by the California Department of Housing and Community Development, State Income Limits for current year, Ventura County. Annual income that is at or below the level for an extremely low -income household, adjusted for the size of the candidate's household, will establish a presumption that the candidate is "indigent" for the purpose of deferring the requisite fee. This presumption, however, may be negated based on other information disclosed in the candidate's Affidavit of Financial Worth or the candidate's most current federal income tax report.
SECTION 5. The City Clerk/Elections Official shall make this determination within five working days and notify the candidate in writing.
SECTION 6. If the City Clerk/Elections Official determines the candidate to be indigent, the City shall defer payment of the Candidate Statement Deposit until after the election and mail the statement to be printed on the ballot.
SECTION 7. If the City Clerk/Elections Official determines the candidate not to be indigent, the candidate shall, within three days of the notification, excluding Saturdays, Sundays, and state holidays, withdraw the statement or pay the requisite fee. If the candidate fails to respond within the time prescribed, the City shall not be obligated to print and submit the statement.
SECTION 8 . T he candidate may appeal the City Clerk/Election Official's determination to the City Manager. The request for appeal shall be submitted to the Elections Official in writing within three days of the notification. The City Manager shall make a determination and notify the candidate in writing as soon as possible.
SECTION 9. That California Elections Code Section 13309 does not prohibit the local agency from billing the candidate’s actual pro rata share of the cost to the candidate after the election.
5 Res. No. 2026-07
SECTION 10. That if the City Clerk/Elections Official determines the candidate to be indigent, the City shall provide the candidate with the option to pay the Candidate Statement Deposit through a monthly installment payment plan. The first installment shall be due when the candidate files their nomination papers. In addition, at that time, a continuous monthly payment shall be identified and agreed upon by the candidate via the Application for Waiver of Candidate Statement Deposit. The candidate shall make payments to the City until the balance, based on the post-election reconciled amount of the candidates share is zero ($0).
SECTION 11. That the City Clerk/Election Official shall provide the candidate with an invoice of the pro r ata share of the cost of printing the candidate’s statement on the ballot, after the election, as determined by the ROV.
PASSED and ADOPTED this 23rd day of March 2026.
Attest:
Lucy Blanco, City Clerk Dee Dee Cavanaugh, Mayor of the City of Simi Valley, California
Approved as to Form: Approved as to Content:
Algeria R. Ford, City Attorney Samantha C. Argabrite, City Manager
6 Res. No. 2026-07
AFFIDAVIT OF FINANCIAL WORTH FORM
For Official Use Only
Date Received
AFFIDAVIT OF FINANCIAL WORTH Page 1 of 3
AFFIDAVIT OF FINANCIAL WORTH IN SUPPORT OF APPLICATION
TO FILE CANDIDATE’S STATEMENT WITHOUT
ADVANCE PAYMENT OF ESTIMATED COSTS
NOTICE TO CANDIDATE:
(Pursuant to Election Code Section 13309)
The Office of the City Clerk will review and make a final determination of your eligibility as indigent as soon as possible after submittal of this form.
If i
t is determined that the candidate is not indigent, the candidate shall, within three days of the notification, excluding Saturdays, Sundays, and
state holidays, withdraw the statement or pay the requisite fee. If the candidate fails to respond within the time prescribed, the City
Clerk's Office shall not be obligated to print and mail the statement.
If it
is determined that the candidate is indigent this office shall print and mail the statement without requesting immediate payment of the estimated cost. This, however, does not relieve you of your obligation to pay th e candidate statement cost or other actual pro rata share of cost after the election.
To obtain a copy of your tax records or Form 4506 (copy attached), go to the Internal Revenue Service (IRS) website: www.IRS.gov.
SECTION I
FILER INFOMATION
Name:
Aliases (Last 5 years):
Email: Phone:
Address:
OFFICE & ELECTION
Office Sought:
Election Date: Estimated Cost:
VERIFICATION
As indicated in the accompanying Statement of Financial Worth, I am indigent and unable to pay the filing fee for the indicated office. I
certify that the foregoing is true and correct. I agree to provide all requested financial evidence made by the City of Simi Valley a
nd/or its agents to obtain such tax information prior to end of the Nomination Period required to determine eligibility.
I understand that this affidavit will be referred to this office for determination of indigence. I understand that if I am found to be indigent I am obligated to pay the Candidate Statement cost of my actual pro rata share of the cost after the election in the manner
established by the Office of the City Clerk, (Election Code Section 13309). I further understand that if this office determines that
I am not indigent I must either pay the requisite cost or withdraw the statement within the time prescribed by the law.
Print Name: Title:
Signature: Date:
Attachment B
7 AFFIDAVIT OF FINANCIAL WORTH FORM
City Clerk of Simi Valley AFFIDAVIT
OF FINANCIAL WORTH Page 2 of 3
SECTION II
OCCUPATION & INCOME
Current Occupation: Gross Monthly Income:
Employer Address:
ADDITIONAL SOURCES OF INCOME (SSI/SSD, Spouse/Partner, Rent, Dividends, Etc.) Type Gross Monthly Income:
DEPENDENTS – List all individuals legally
Name Age Relationship
DO YOU OWN ANY REAL PROPERTY? ______ _YES _______ NO 8 AFFIDAVIT OF FINANCIAL WORTH FORM
City Clerk of Simi Valley
AFFIDAVIT OF FINANCIAL WORTH
SECTION III
APPLICANT ACKNOWLEDGEMENT
Name:
Office Sought: Election Date:
1. The Applicant acknowledges that a determination has been made in favor of indigency, this only waives payment of the fee in advance
2. The Applicant acknowledges that this does not prohibit the local agency from billing the candidate his or her actual pro
rata share of the cost after the election.
3. The applicant has received and read EC 13309 as set forth below. (a) Notwithstanding Section 13307, if a candidate alleges to be indigent and unable to pay in advance the requisite fee for submitting
a candidate statement, the candidate shall submit to the local agency a statement of financial worth to be used in
determining whether or not he or she is eligible to submit a candidate statement without payment of the fee in advance. (b) The statement of financial worth required by this section shall be submitted by the candidate together with his or her candidate
statement in accordance with the deadline specified in Section 13307. The statement of financial worth form shall
be furnished by the local agency, and may include questions relating to the candidate’s employer, income, real estate holdings, tangible personal property, and financial obligations. The candidate shall certify the content of the statement as to i
ts truth and correctness under penalty of perjury. The candidate shall also sign a release form of the candidate’s most rec
ent federal income tax report.
(c) Upon receipt of a statement of financial worth, a determination shall be made by the local agency of whether or not the candidate is indigent. The local agency shall notify the candidate of its findings. (d) If it is determined that the candidate is not indigent, the candidate shall, within three days of the notification, excluding Saturdays, Sundays, and state holidays, withdraw the statement or pay the requisite fee. If the candidate fails to respond within
the time prescribed, the local agency shall not be obligated to print and mail the statement. (e) If the local agency determines that the candidate is indigent, the local agency shall print and mail the statement. (f) Nothing
in this section shall prohibit the local agency from billing the candidate his or her actual pro rata share of the cost
after the election.
(Amended by Stats. 2013, Ch. 560, Sec. 11. (AB 1417) Effective January 1, 2014.)
4. The Applicant acknowledges that The Office of the City Clerk has made all sections of EC 13309 clear and fully understand their responsibilities
For Official Use Only
A determination has been made by the local agency of whether or not the candidate is indigent. They have found the applicant has qualified for the following status:
_____Indigent _____Must Pay in Advance
The local agency has made its determination and notified the candidate of its findings and the following dates:
Date of Determination: _______________________ Date of Notified: _______________________ EC 13309
9 2026 Municipal Elections Manual For City of Simi Valley To:
From:
INDIGENCY
WAIVER OF CANDIDATE STATEMENT DEPOSIT- LETTER
Candidates for City Council
_____ , Elections Official
SUBJECT: WAIVER OF CANDIDATE STATEMENT DEPOSIT
FOR THE ____ MUNICIPAL ELECTION TO BE HELD ___ _
As provided in Section 13309 of the California Elections Code, a copy of which is included herewith, a candidate who is determined to be indigent is eligible to submit a Candidate Statement for publication in the Voter Information Guide without advance payment of the requisite deposit. The deposit amount for submission of a Candidate Statement for the upcoming election has been set at $ __ _
To determine your eligibility for waiver of the Candidate Statement deposit, you are required to submit the following at the time you file your Candidate Statement:
1. An Application for Waiver of Candidate Statement Fee
2. A completed Statement of Financial Worth form
3. A copy of your most recent federal income tax report The guidelines established by the federal Housing and Urban Development Department (HUD) for [your] County will be used to determine your eligibility. Annual income that is considered extremely low (30% of median income) by HUD income limits will qualify a candidate as indigent for the purpose of waiving the Candidate Statement deposit.
Further, if found to be indigent, you are obligated to pay the Candidate Statement cost in the manner established by this office.
Once we have reviewed the documents you have submitted, you will be notified whether or not you qualify for a waiver of the deposit. If you qualify, the deposit due prior to the election will be waived and your Candidate Statement will be printed, with the understanding that you are obligated to pay the actual cost of printing the Candidate Statement in a manner established by this Office. If determined that you are not qualified to have your deposit waived, you will have three (3) business days to pay the deposit or withdraw your Candidate Statement.
Enclosures:
Section 13309, California Elections Code
Application for Waiver of Candidate Statement
Statement of Financial Worth form
State of California HUD Income Limits for [your] County(if applicable) §13309, E.C. lndigency - Letter to Candidate for Waiver of Deposit Attachment C
10 2026 Municipal Elections Manual For City of Simi Valley
INDIGENCY
ELECTION CODE SECTION 13309
§ 13309. Alleged lndigency, procedures.
(a) Notwithstanding Section 13307, if a candidate alleges to be indigent and unable to pay in advance the requisite fee for submitting a candidate statement, the candidate shall submit to the local agency a statement of financial worth to be used in determining whether or not he or she is eligible to submit a candidate statement without payment of the fee in advance. (b) The statement of financial worth required by this section shall be submitted by the candidate together with his or her candidate statement in accordance with the deadline specified in Section 13307.
The statement of financial worth form shall be furnished by the local agency, and may include questions relating to the candidate's employer, income, real estate holdings, tangible personal property, and financial obligations. The candidate shall certify the content of the statement as to its truth and correctness under penalty of perjury. The candidate shall also sign a release form of the candidate's most recent federal income tax report.
(c) Upon receipt of a statement of financial worth, a determination shall be made by the local agency of whether or not the candidate is indigent. The local agency shall notify the candidate of its findings.
(d) If it is determined that the candidate is not indigent, the candidate shall, within three days of the notification, excluding Saturdays, Sundays, and state holidays, withdraw the statement or pay the requisite fee. If the candidate fails to respond within the time prescribed, the local agency shall not be obligated to print and mail the statement.
(e) If the local agency determines that the candidate is indigent, the local agency shall print and mail the statement.
(f) Nothing in this section shall prohibit the local agency from billing the candidate his or her actual pro rata share of the cost after the election.
§13309, E.C. lndigency - Election Code Section 13309
11 22026 Municipal Elections Manual For City of Simi Valley
INDIGENCY
WAIVER OF CANDIDATE STATEMENT DEPOSIT - APPLICATION
APPLICATION
For Waiver of Candidate Statement Deposit
Pursuant to California Elections Code §13309
I hereby request that my Candidate Statement be submitted for publication in the Voter Information Guide that is mailed to the registered voters in the City of _____ for the ____ Municipal Election to be held I hereby submit the following for the purpose of determining my eligibility for waiver of the $ ___ Candidate Statement deposit:
A completed Application form
A completed Statement of Financial Worth form
A copy of my most recent federal income tax report
Determination of eligibility for the deposit waiver will be made by the City Clerk, based on the guidelines established by the federal Housing and Urban Development Department (HUD) for [your] County. Annual income that is considered extremely low (30% of median income) by HUD standards will qualify a candidate as indigent for the purpose of waiving of the Candidate's Statement deposit, in accordance with California Elections Code §13309.
I understand that if I am determined to be indigent, I may have my Candidate Statement printed without paying the $ ___ deposit prior to the election. I further understand that, pursuant to California Elections Code §13309, I am obligated to pay the pro rata cost of printing the statement subsequent to the election, in a manner established by this Office. However, if it is determined that I am not indigent, I agree to either pay the full $ ____ deposit within three (3) business days of notification or withdraw my Candidate Statement.
Candidate's Signature Date
Received By Title
The financial information provided by the candidate will remain confidential to the extent allowed by law. §13309, E.C. lndigency - Application for Waiver of Candidate Statement Deposit 12 Attachment D
13 14
STATE OF CALIFORNIA - BUSINESS, CONSUMER SERVICES AND HOUSING AGENCY GAVIN NEWSOM, Gov ernor
DEPARTMENT OF HOUSING AND COMMUNITY DEVELOPMENT
DIVISION OF HOUSING POLICY DEVELOPMENT
651 Bannon St, Southwest Tower
Sacramento, CA 95811
(916) 263-2911 / FAX (916) 263-7453
www.hcd.ca.gov
April 23, 2025
MEMORANDUM FOR: Interested parties
FROM: Megan Kirkeby, Deputy Director
Division of Housing Policy Development
SUBJECT: 2025 State Income Limits
Attached are briefing materials and 2025 State Income Limits that are now in effect, replacing the previous 2024 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 2025 State Income Limits are available on the Department of Housing and Community Development (HCD) website at https://www.hcd.ca.gov/grants-and-funding/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 2025 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, 2025, 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 [email protected].
Attachment E
15 2025 State Income Limits Briefing Materials
California Code of Regulations, Title 25, Section 6932
Overview
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, 2025.
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.
The 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/il25/Medians-Methodology-FY25.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 2025 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 percent 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 percent MFI.
16 2025 State Income Limits Briefing Materials
California Code of Regulations, Title 25, Section 6932
Low-Income
In g
eneral, 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, the low-income limit reflects 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 2025 median family incomes, HUD uses median family income data (as opposed to median household income data) from the 2023 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 2023 American Community Survey (ACS) median family income data (as opposed to household income data) as the basis of FY 2025 Income Limits for all areas of California. In the past, HUD has used an inflation forecast from the Congressional Budget Office (CBO) in updating ACS estimates. However, starting this FY and going forward, HUD is using the projected change in per capita wage growth, also based on CBO estimates. HUD found that the new approach would have significantly improved the accuracy of earlier MFI calculations. For FY 2025, CBO has produced a wages and salaries forecast of 47,460, which divided by the annual 2023 value of 43,920 is 1.08 (an increase of 8 percent).
For additional information on MFI’s please see HUD’s briefing materials at https://www.huduser.gov/portal/datasets/il//il25/IncomeLimitsMethodology-FY25.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 of 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.
17 2025 State Income Limits Briefing Materials
California Code of Regulations, Title 25, Section 6932
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 with an absolute cap of 10 percent, whichever is greater. For 2025, the annualized change is measured by the ACS from 2022 to 2023. Twice this change is approximately 9.23 percent, which is less than the 10 percent absolute cap. So, for FY 2025, the income limits “cap” is 9.23 percent. 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% 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 2025 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 2025, 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.
NOTE: For FY2025, HUD has implemented geographic area definition changes as determined by the Office of Management and Budget. Users should note that the constituent counties or towns of metropolitan areas may have changed. Please refer to the Area Definition Report for a listing of areas and their components.
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. 18 2025 State Income Limits Briefing Materials
California Code of Regulations, Title 25, Section 6932
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 ($93,900 for 2025). 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, Statutes 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 specific 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.
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 2025 Income Limits Methodology Document,
https://www.huduser.gov/portal/datasets/il//il25/IncomeLimitsMethodology-FY25.pdf. 19 2025 State Income Limits Briefing Materials
California Code of Regulations, Title 25, Section 6932
For further information on the exact adjustments made to an individual area of the country, please see HUD’s FY 2025 Income Limits Documentation System. The documentation system is available at https://www.huduser.gov/portal/datasets/il/il2025/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 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 2025 Income Limits are calculated using 2023 American Community Survey (ACS) data, and one-year 2020 data where possible.
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. In the past, HUD has used the Consumer Price Index (CPI) forecast published by the Congressional Budget Office (CBO) to bring the ACS and PRCS data forward from the year of the ACS to the current fiscal year. For FY 2025 and going forward, HUD will use an inflation factor based on the most recent projected change in national per capita wages published by the CBO in an attempt to improve the accuracy of its median family income estimates.
For additional details concerning the use of the ACS in HUD’s calculations of MFI, please see HUD’s FY 2025 Median Family Income methodology document, at https://www.huduser.gov/portal/datasets/il//il25/IncomeLimitsMethodology-FY25.pdf.
Additionally, full documentation of all calculations for Median Family Incomes are available in the FY 2025 Median Family Income and the FY 2025 Income Limits Documentation System.
These systems are available at
https://www.huduser.gov/portal/datasets/il/il2025/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.
20 Income Category
Section 6932. 2025 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 eligib ility and calculate affordable housing cost and rent Alameda County
Area Median Income:
$159,800
Acutely Low 16750 19150 21550 23950 25850 27800 29700 31600 Extremely Low 33600 38400 43200 47950 51800 55650 59500 63300 Very Low Income 55950 63950 71950 79900 86300 92700 99100 105500 Low Income 87550 100050 112550 125050 135100 145100 155100 165100 Median Income 111850 127850 143800 159800 172600 185350 198150 210950 Moderate Income 134250 153400 172600 191750 207100 222450 237750 253100 Alpine County
Area Median Income:
$129,500
Acutely Low 13600 15550 17500 19450 21000 22550 24100 25650 Extremely Low 24250 27700 31150 34600 37650 43150 48650 54150 Very Low Income 40400 46150 51900 57700 62300 66950 71550 76150 Low Income 64650 73850 83100 92300 99700 107100 114500 121850 Median Income 90650 103600 116550 129500 139850 150200 160600 170950 Moderate Income 108800 124300 139850 155400 167850 180250 192700 205150 Amador County
Area Median Income:
$109,900
Acutely Low 11550 13200 14850 16500 17800 19150 20450 21800 Extremely Low 23100 26400 29700 32950 37650 43150 48650 54150 Very Low Income 38500 44000 49500 54950 59350 63750 68150 72550 Low Income 61550 70350 79150 87900 94950 102000 109000 116050 Median Income 76950 87900 98900 109900 118700 127500 136300 145050 Moderate Income 92350 105500 118700 131900 142450 153000 163550 174100 Butte County
Area Median Income:
$96,600
Acutely Low 10150 11600 13050 14500 15650 16800 18000 19150 Extremely Low 19750 22550 26650 32150 37650 43150 48650 54150 Very Low Income 32900 37600 42300 46950 50750 54500 58250 62000 Low Income 52600 60100 67600 75100 81150 87150 93150 99150 Median Income 67600 77300 86950 96600 104350 112050 119800 127500 Moderate Income 81150 92700 104300 115900 125150 134450 143700 153000 21 Number of Persons in Household: 1 2 3 4 5 6 7 8
Calaveras County
Area Median Income:
$101,500
Acutely Low 10700 12200 13750 15250 16450 17700 18900 20150 Extremely Low 21350 24400 27450 32150 37650 43150 48650 54150 Very Low Income 35550 40600 45700 50750 54850 58900 62950 67000 Low Income 56850 65000 73100 81200 87700 94200 100700 107200 Median Income 71050 81200 91350 101500 109600 117750 125850 134000 Moderate Income 85250 97450 109600 121800 131550 141300 151050 160800 Colusa County
Area Median Income:
$96,400
Acutely Low 10100 11550 13000 14450 15600 16750 17900 19050 Extremely Low 20200 23050 26650 32150 37650 43150 48650 54150 Very Low Income 33600 38400 43200 48000 51850 55700 59500 63400 Low Income 53750 61400 69100 76750 82900 89050 95200 101350 Median Income 67500 77100 86750 96400 104100 111800 119550 127250 Moderate Income 81000 92550 104150 115700 124950 134200 143450 152700 Contra Costa County
Area Median Income:
$159,800
Acutely Low 16750 19150 21550 23950 25850 27800 29700 31600 Extremely Low 33600 38400 43200 47950 51800 55650 59500 63300 Very Low Income 55950 63950 71950 79900 86300 92700 99100 105500 Low Income 87550 100050 112550 125050 135100 145100 155100 165100 Median Income 111850 127850 143800 159800 172600 185350 198150 210950 Moderate Income 134250 153400 172600 191750 207100 222450 237750 253100 Del Norte County
Area Median Income:
$93,900
Acutely Low 9850 11300 12700 14100 15250 16350 17500 18600 Extremely Low 19750 22550 26650 32150 37650 43150 48650 54150 Very Low Income 32900 37600 42300 46950 50750 54500 58250 62000 Low Income 52600 60100 67600 75100 81150 87150 93150 99150 Median Income 65750 75100 84500 93900 101400 108900 116450 123950 Moderate Income 78900 90150 101450 112700 121700 130750 139750 148750 22 Number of Persons in Household: 1 2 3 4 5 6 7 8
El Dorado County
Area Median Income:
$120,800
Acutely Low 12650 14500 16300 18100 19550 21000 22450 23900 Extremely Low 27050 30900 34750 38600 41700 44800 48650 54150 Very Low Income 45050 51450 57900 64300 69450 74600 79750 84900 Low Income 72050 82350 92650 102900 111150 119400 127600 135850 Median Income 84550 96650 108700 120800 130450 140150 149800 159450 Moderate Income 101450 115950 130450 144950 156550 168150 179750 191350 Fresno County
Area Median Income:
$93,900
Acutely Low 9850 11300 12700 14100 15250 16350 17500 18600 Extremely Low 19750 22550 26650 32150 37650 43150 48650 54150 Very Low Income 32900 37600 42300 46950 50750 54500 58250 62000 Low Income 52600 60100 67600 75100 81150 87150 93150 99150 Median Income 65750 75100 84500 93900 101400 108900 116450 123950 Moderate Income 78900 90150 101450 112700 121700 130750 139750 148750 Glenn County
Area Median Income:
$93,900
Acutely Low 9850 11300 12700 14100 15250 16350 17500 18600 Extremely Low 19750 22550 26650 32150 37650 43150 48650 54150 Very Low Income 32900 37600 42300 46950 50750 54500 58250 62000 Low Income 52600 60100 67600 75100 81150 87150 93150 99150 Median Income 65750 75100 84500 93900 101400 108900 116450 123950 Moderate Income 78900 90150 101450 112700 121700 130750 139750 148750 Humboldt County
Area Median Income:
$93,900
Acutely Low 9850 11300 12700 14100 15250 16350 17500 18600 Extremely Low 19750 22550 26650 32150 37650 43150 48650 54150 Very Low Income 32900 37600 42300 46950 50750 54500 58250 62000 Low Income 52600 60100 67600 75100 81150 87150 93150 99150 Median Income 65750 75100 84500 93900 101400 108900 116450 123950 Moderate Income 78900 90150 101450 112700 121700 130750 139750 148750 23 Number of Persons in Household: 1 2 3 4 5 6 7 8
Imperial County
Area Median Income:
$93,900
Acutely Low 9850 11300 12700 14100 15250 16350 17500 18600 Extremely Low 19750 22550 26650 32150 37650 43150 48650 54150 Very Low Income 32900 37600 42300 46950 50750 54500 58250 62000 Low Income 52600 60100 67600 75100 81150 87150 93150 99150 Median Income 65750 75100 84500 93900 101400 108900 116450 123950 Moderate Income 78900 90150 101450 112700 121700 130750 139750 148750 Inyo County
Area Median Income:
$97,200
Acutely Low 10200 11700 13150 14600 15750 16950 18100 19250 Extremely Low 20200 23050 26650 32150 37650 43150 48650 54150 Very Low Income 33600 38400 43200 48000 51850 55700 59500 63400 Low Income 53750 61400 69100 76750 82900 89050 95200 101350 Median Income 68050 77750 87500 97200 105000 112750 120550 128300 Moderate Income 81650 93300 105000 116650 126000 135300 144650 154000 Kern County
Area Median Income:
$93,900
Acutely Low 9850 11300 12700 14100 15250 16350 17500 18600 Extremely Low 19750 22550 26650 32150 37650 43150 48650 54150 Very Low Income 32900 37600 42300 46950 50750 54500 58250 62000 Low Income 52600 60100 67600 75100 81150 87150 93150 99150 Median Income 65750 75100 84500 93900 101400 108900 116450 123950 Moderate Income 78900 90150 101450 112700 121700 130750 139750 148750 Kings County
Area Median Income:
$93,900
Acutely Low 9850 11300 12700 14100 15250 16350 17500 18600 Extremely Low 19750 22550 26650 32150 37650 43150 48650 54150 Very Low Income 32900 37600 42300 46950 50750 54500 58250 62000 Low Income 52600 60100 67600 75100 81150 87150 93150 99150 Median Income 65750 75100 84500 93900 101400 108900 116450 123950 Moderate Income 78900 90150 101450 112700 121700 130750 139750 148750 24 Number of Persons in Household: 1 2 3 4 5 6 7 8
Lake County
Area Median Income:
$93,900
Acutely Low 9850 11300 12700 14100 15250 16350 17500 18600 Extremely Low 19750 22550 26650 32150 37650 43150 48650 54150 Very Low Income 32900 37600 42300 46950 50750 54500 58250 62000 Low Income 52600 60100 67600 75100 81150 87150 93150 99150 Median Income 65750 75100 84500 93900 101400 108900 116450 123950 Moderate Income 78900 90150 101450 112700 121700 130750 139750 148750 Lassen County
Area Median Income:
$93,900
Acutely Low 9850 11300 12700 14100 15250 16350 17500 18600 Extremely Low 19750 22550 26650 32150 37650 43150 48650 54150 Very Low Income 32900 37600 42300 46950 50750 54500 58250 62000 Low Income 52600 60100 67600 75100 81150 87150 93150 99150 Median Income 65750 75100 84500 93900 101400 108900 116450 123950 Moderate Income 78900 90150 101450 112700 121700 130750 139750 148750 Los Angeles County
Area Median Income:
$106,600
Acutely Low 11200 12800 14400 16000 17300 18550 19850 21100 Extremely Low 31850 36400 40950 45450 49100 52750 56400 60000 Very Low Income 53000 60600 68150 75750 81800 87850 93900 100000 Low Income 84850 96950 109050 121150 130850 140550 150250 159950 Median Income 74600 85300 95950 106600 115150 123650 132200 140700 Moderate Income 89550 102300 115100 127900 138150 148350 158600 168850 Madera County
Area Median Income:
$93,900
Acutely Low 9850 11300 12700 14100 15250 16350 17500 18600 Extremely Low 19750 22550 26650 32150 37650 43150 48650 54150 Very Low Income 32900 37600 42300 46950 50750 54500 58250 62000 Low Income 52600 60100 67600 75100 81150 87150 93150 99150 Median Income 65750 75100 84500 93900 101400 108900 116450 123950 Moderate Income 78900 90150 101450 112700 121700 130750 139750 148750 25 Number of Persons in Household: 1 2 3 4 5 6 7 8
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 Mariposa County
Area Median Income:
$93,900
Acutely Low 9850 11300 12700 14100 15250 16350 17500 18600 Extremely Low 19750 22550 26650 32150 37650 43150 48650 54150 Very Low Income 32900 37600 42300 46950 50750 54500 58250 62000 Low Income 52600 60100 67600 75100 81150 87150 93150 99150 Median Income 65750 75100 84500 93900 101400 108900 116450 123950 Moderate Income 78900 90150 101450 112700 121700 130750 139750 148750 Mendocino County
Area Median Income:
$93,900
Acutely Low 9850 11300 12700 14100 15250 16350 17500 18600 Extremely Low 19750 22550 26650 32150 37650 43150 48650 54150 Very Low Income 32900 37600 42300 46950 50750 54500 58250 62000 Low Income 52600 60100 67600 75100 81150 87150 93150 99150 Median Income 65750 75100 84500 93900 101400 108900 116450 123950 Moderate Income 78900 90150 101450 112700 121700 130750 139750 148750 Merced County
Area Median Income:
$93,900
Acutely Low 9850 11300 12700 14100 15250 16350 17500 18600 Extremely Low 19750 22550 26650 32150 37650 43150 48650 54150 Very Low Income 32900 37600 42300 46950 50750 54500 58250 62000 Low Income 52600 60100 67600 75100 81150 87150 93150 99150 Median Income 65750 75100 84500 93900 101400 108900 116450 123950 Moderate Income 78900 90150 101450 112700 121700 130750 139750 148750 26 Number of Persons in Household: 1 2 3 4 5 6 7 8
Modoc County
Area Median Income:
$93,900
Acutely Low 9850 11300 12700 14100 15250 16350 17500 18600 Extremely Low 19750 22550 26650 32150 37650 43150 48650 54150 Very Low Income 32900 37600 42300 46950 50750 54500 58250 62000 Low Income 52600 60100 67600 75100 81150 87150 93150 99150 Median Income 65750 75100 84500 93900 101400 108900 116450 123950 Moderate Income 78900 90150 101450 112700 121700 130750 139750 148750 Mono County
Area Median Income:
$118,500
Acutely Low 12450 14250 16000 17800 19200 20650 22050 23500 Extremely Low 21500 24550 27600 32150 37650 43150 48650 54150 Very Low Income 35700 40850 45900 51050 55100 59200 63300 67350 Low Income 57200 65400 73550 81700 88250 94800 101350 107850 Median Income 82950 94800 106650 118500 128000 137450 146950 156400 Moderate Income 99550 113750 128000 142200 153600 164950 176350 187700 Monterey County
Area Median Income:
$104,500
Acutely Low 11000 12550 14150 15700 16950 18200 19450 20700 Extremely Low 30400 34750 39100 43400 46900 50350 53850 57300 Very Low Income 50600 57850 65100 72300 78100 83850 89650 95450 Low Income 81000 92600 104150 115700 125000 134250 143500 152750 Median Income 73150 83600 94050 104500 112850 121200 129600 137950 Moderate Income 87800 100300 112850 125400 135450 145450 155500 165550 Napa County
Area Median Income:
$146,700
Acutely Low 15400 17600 19800 22000 23750 25500 27300 29050 Extremely Low 33700 38500 43300 48100 51950 55800 59650 63500 Very Low Income 56100 64100 72150 80150 86600 93000 99400 105800 Low Income 89750 102550 115350 128150 138450 148700 158950 169200 Median Income 102700 117350 132050 146700 158450 170150 181900 193650 Moderate Income 123250 140850 158450 176050 190150 204200 218300 232400 27 Number of Persons in Household: 1 2 3 4 5 6 7 8
Nevada County
Area Median Income:
$124,600
Acutely Low 13100 14950 16850 18700 20200 21700 23200 24700 Extremely Low 23950 27350 30750 34150 37650 43150 48650 54150 Very Low Income 39850 45500 51200 56900 61450 66000 70600 75150 Low Income 63700 72800 81900 91000 98300 105600 112850 120150 Median Income 87200 99700 112150 124600 134550 144550 154500 164450 Moderate Income 104650 119600 134550 149500 161450 173400 185400 197350 Orange County
Area Median Income:
$136,600
Acutely Low 14350 16400 18450 20500 22150 23800 25400 27050 Extremely Low 35550 40600 45700 50750 54850 58900 62950 67000 Very Low Income 59250 67700 76150 84600 91400 98150 104950 111700 Low Income 94750 108300 121850 135350 146200 157050 167850 178700 Median Income 95600 109300 122950 136600 147550 158450 169400 180300 Moderate Income 114750 131100 147500 163900 177000 190100 203250 216350 Placer County
Area Median Income:
$120,800
Acutely Low 12650 14500 16300 18100 19550 21000 22450 23900 Extremely Low 27050 30900 34750 38600 41700 44800 48650 54150 Very Low Income 45050 51450 57900 64300 69450 74600 79750 84900 Low Income 72050 82350 92650 102900 111150 119400 127600 135850 Median Income 84550 96650 108700 120800 130450 140150 149800 159450 Moderate Income 101450 115950 130450 144950 156550 168150 179750 191350 Plumas County
Area Median Income:
$95,300
Acutely Low 10000 11450 12850 14300 15450 16600 17750 18900 Extremely Low 20050 22900 26650 32150 37650 43150 48650 54150 Very Low Income 33400 38150 42900 47650 51500 55300 59100 62900 Low Income 53400 61000 68650 76250 82350 88450 94550 100650 Median Income 66700 76250 85750 95300 102900 110550 118150 125800 Moderate Income 80050 91500 102900 114350 123500 132650 141800 150950 28 Number of Persons in Household: 1 2 3 4 5 6 7 8
Riverside County
Area Median Income:
$103,900
Acutely Low 10900 12500 14050 15600 16850 18100 19350 20600 Extremely Low 23500 26850 30200 33550 37650 43150 48650 54150 Very Low Income 39200 44750 50350 55950 60450 64900 69400 73850 Low Income 62650 71600 80550 89500 96700 103850 111000 118150 Median Income 72750 83100 93500 103900 112200 120500 128850 137150 Moderate Income 87300 99750 112250 124700 134700 144650 154650 164600 Sacramento County
Area Median Income:
$120,800
Acutely Low 12650 14500 16300 18100 19550 21000 22450 23900 Extremely Low 27050 30900 34750 38600 41700 44800 48650 54150 Very Low Income 45050 51450 57900 64300 69450 74600 79750 84900 Low Income 72050 82350 92650 102900 111150 119400 127600 135850 Median Income 84550 96650 108700 120800 130450 140150 149800 159450 Moderate Income 101450 115950 130450 144950 156550 168150 179750 191350 San Benito County
Area Median Income:
$140,200
Acutely Low 14750 16850 18950 21050 22750 24400 26100 27800 Extremely Low 28100 32100 36100 40100 43350 46550 49750 54150 Very Low Income 46800 53450 60150 66800 72150 77500 82850 88200 Low Income 74900 85600 96300 106950 115550 124100 132650 141200 Median Income 98150 112150 126200 140200 151400 162650 173850 185050 Moderate Income 117750 134600 151450 168250 181700 195150 208650 222100 San Bernardino County
Area Median Income:
$103,900
Acutely Low 10900 12500 14050 15600 16850 18100 19350 20600 Extremely Low 23500 26850 30200 33550 37650 43150 48650 54150 Very Low Income 39200 44750 50350 55950 60450 64900 69400 73850 Low Income 62650 71600 80550 89500 96700 103850 111000 118150 Median Income 72750 83100 93500 103900 112200 120500 128850 137150 Moderate Income 87300 99750 112250 124700 134700 144650 154650 164600 29 Number of Persons in Household: 1 2 3 4 5 6 7 8
San Diego County
Area Median Income:
$130,800
Acutely Low 13700 15700 17650 19600 21150 22750 24300 25850 Extremely Low 34750 39700 44650 49600 53600 57550 61550 65500 Very Low Income 57900 66150 74450 82700 89350 95950 102550 109200 Low Income 92700 105950 119200 132400 143000 153600 164200 174800 Median Income 91550 104650 117700 130800 141250 151750 162200 172650 Moderate Income 109850 125550 141250 156950 169500 182050 194600 207150 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:
$104,600
Acutely Low 11000 12550 14150 15700 16950 18200 19450 20700 Extremely Low 22000 25150 28300 32150 37650 43150 48650 54150 Very Low Income 36650 41850 47100 52300 56500 60700 64900 69050 Low Income 58600 67000 75350 83700 90400 97100 103800 110500 Median Income 73200 83700 94150 104600 112950 121350 129700 138050 Moderate Income 87850 100400 112950 125500 135550 145600 155600 165650 San Luis Obispo County
Area Median Income:
$125,600
Acutely Low 13200 15100 16950 18850 20350 21850 23350 24900 Extremely Low 29200 33400 37550 41700 45050 48400 51750 55050 Very Low Income 48650 55600 62550 69500 75050 80650 86200 91750 Low Income 77950 89050 100200 111300 120250 129150 138050 146950 Median Income 87900 100500 113050 125600 135650 145700 155750 165800 Moderate Income 105500 120550 135650 150700 162750 174800 186850 198900 30 Number of Persons in Household: 1 2 3 4 5 6 7 8
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 37100 42400 47700 52950 57200 61450 65700 69900 Very Low Income 61800 70600 79450 88250 95350 102400 109450 116500 Low Income 98850 113000 127100 141200 152500 163800 175100 186400 Median Income 83350 95300 107200 119100 128650 138150 147700 157200 Moderate Income 100050 114300 128600 142900 154350 165750 177200 188650 Santa Clara County
Area Median Income:
$195,200
Acutely Low 20500 23450 26350 29300 31650 34000 36350 38700 Extremely Low 42200 48200 54250 60250 65100 69900 74750 79550 Very Low Income 70350 80400 90450 100450 108500 116550 124600 132600 Low Income 111700 127650 143600 159550 172350 185100 197850 210650 Median Income 136650 156150 175700 195200 210800 226450 242050 257650 Moderate Income 164000 187400 210850 234250 253000 271750 290450 309200 Santa Cruz County
Area Median Income:
$132,800
Acutely Low 13950 15900 17900 19900 21500 23100 24700 26250 Extremely Low 41550 47500 53450 59350 64100 68850 73600 78350 Very Low Income 69250 79100 89000 98900 106800 114700 122650 130550 Low Income 111100 127000 142850 158700 171400 184100 196800 209500 Median Income 92950 106250 119500 132800 143400 154050 164650 175300 Moderate Income 111550 127500 143400 159350 172100 184850 197600 210350 31 Number of Persons in Household: 1 2 3 4 5 6 7 8
Shasta County
Area Median Income:
$101,800
Acutely Low 10700 12200 13750 15250 16450 17700 18900 20150 Extremely Low 20450 23400 26650 32150 37650 43150 48650 54150 Very Low Income 34050 38900 43800 48650 52550 56450 60350 64250 Low Income 54500 62300 70100 77850 84100 90350 96550 102800 Median Income 71250 81450 91600 101800 109950 118100 126250 134400 Moderate Income 85500 97700 109950 122150 131900 141700 151450 161250 Sierra County
Area Median Income:
$93,900
Acutely Low 9850 11300 12700 14100 15250 16350 17500 18600 Extremely Low 19750 22550 26650 32150 37650 43150 48650 54150 Very Low Income 32900 37600 42300 46950 50750 54500 58250 62000 Low Income 52600 60100 67600 75100 81150 87150 93150 99150 Median Income 65750 75100 84500 93900 101400 108900 116450 123950 Moderate Income 78900 90150 101450 112700 121700 130750 139750 148750 Siskiyou County
Area Median Income:
$93,900
Acutely Low 9850 11300 12700 14100 15250 16350 17500 18600 Extremely Low 19750 22550 26650 32150 37650 43150 48650 54150 Very Low Income 32900 37600 42300 46950 50750 54500 58250 62000 Low Income 52600 60100 67600 75100 81150 87150 93150 99150 Median Income 65750 75100 84500 93900 101400 108900 116450 123950 Moderate Income 78900 90150 101450 112700 121700 130750 139750 148750 Solano County
Area Median Income:
$124,600
Acutely Low 13100 14950 16850 18700 20200 21700 23200 24700 Extremely Low 28850 33000 37100 41200 44500 47800 51100 54400 Very Low Income 48100 54950 61850 68700 74200 79700 85200 90700 Low Income 76950 87950 98950 109900 118700 127500 136300 145100 Median Income 87200 99700 112150 124600 134550 144550 154500 164450 Moderate Income 104650 119600 134550 149500 161450 173400 185400 197350 32 Number of Persons in Household: 1 2 3 4 5 6 7 8
Sonoma County
Area Median Income:
$132,000
Acutely Low 13850 15850 17800 19800 21400 22950 24550 26150 Extremely Low 31750 36250 40800 45300 48950 52550 56200 59800 Very Low Income 52850 60400 67950 75500 81550 87600 93650 99700 Low Income 84650 96750 108850 120900 130600 140250 149950 159600 Median Income 92400 105600 118800 132000 142550 153100 163700 174250 Moderate Income 110900 126700 142550 158400 171050 183750 196400 209100 Stanislaus County
Area Median Income:
$98,500
Acutely Low 10350 11850 13300 14800 16000 17150 18350 19550 Extremely Low 20700 23650 26650 32150 37650 43150 48650 54150 Very Low Income 34500 39400 44350 49250 53200 57150 61100 65050 Low Income 55200 63050 70950 78800 85150 91450 97750 104050 Median Income 68950 78800 88650 98500 106400 114250 122150 130000 Moderate Income 82750 94550 106400 118200 127650 137100 146550 156000 Sutter County
Area Median Income:
$98,900
Acutely Low 10400 11900 13350 14850 16050 17250 18400 19600 Extremely Low 20200 23050 26650 32150 37650 43150 48650 54150 Very Low Income 33600 38400 43200 48000 51850 55700 59500 63400 Low Income 53750 61400 69100 76750 82900 89050 95200 101350 Median Income 69250 79100 89000 98900 106800 114700 122650 130550 Moderate Income 83100 94950 106850 118700 128200 137700 147200 156700 Tehama County
Area Median Income:
$93,900
Acutely Low 9850 11300 12700 14100 15250 16350 17500 18600 Extremely Low 19750 22550 26650 32150 37650 43150 48650 54150 Very Low Income 32900 37600 42300 46950 50750 54500 58250 62000 Low Income 52600 60100 67600 75100 81150 87150 93150 99150 Median Income 65750 75100 84500 93900 101400 108900 116450 123950 Moderate Income 78900 90150 101450 112700 121700 130750 139750 148750 33 Number of Persons in Household: 1 2 3 4 5 6 7 8
Trinity County
Area Median Income:
$93,900
Acutely Low 9850 11300 12700 14100 15250 16350 17500 18600 Extremely Low 19750 22550 26650 32150 37650 43150 48650 54150 Very Low Income 32900 37600 42300 46950 50750 54500 58250 62000 Low Income 52600 60100 67600 75100 81150 87150 93150 99150 Median Income 65750 75100 84500 93900 101400 108900 116450 123950 Moderate Income 78900 90150 101450 112700 121700 130750 139750 148750 Tulare County
Area Median Income:
$93,900
Acutely Low 9850 11300 12700 14100 15250 16350 17500 18600 Extremely Low 19750 22550 26650 32150 37650 43150 48650 54150 Very Low Income 32900 37600 42300 46950 50750 54500 58250 62000 Low Income 52600 60100 67600 75100 81150 87150 93150 99150 Median Income 65750 75100 84500 93900 101400 108900 116450 123950 Moderate Income 78900 90150 101450 112700 121700 130750 139750 148750 Tuolumne County
Area Median Income:
$101,600
Acutely Low 10700 12200 13750 15250 16450 17700 18900 20150 Extremely Low 21350 24400 27450 32150 37650 43150 48650 54150 Very Low Income 35600 40650 45750 50800 54900 58950 63000 67100 Low Income 56950 65050 73200 81300 87850 94350 100850 107350 Median Income 71100 81300 91450 101600 109750 117850 126000 134100 Moderate Income 85350 97500 109700 121900 131650 141400 151150 160900 Ventura County
Area Median Income:
$131,300
Acutely Low 13800 15750 17750 19700 21300 22850 24450 26000 Extremely Low 31450 35950 40450 44900 48500 52100 55700 59300 Very Low Income 52400 59900 67400 74850 80850 86850 92850 98850 Low Income 83850 95800 107800 119750 129350 138950 148500 158100 Median Income 91900 105050 118150 131300 141800 152300 162800 173300 Moderate Income 110300 126050 141800 157550 170150 182750 195350 207950 34 Number of Persons in Household: 1 2 3 4 5 6 7 8
Yolo County
Area Median Income:
$135,900
Acutely Low 14300 16300 18350 20400 22050 23650 25300 26950 Extremely Low 26450 30200 34000 37750 40800 43800 48650 54150 Very Low Income 44100 50400 56650 62950 68000 73050 78100 83100 Low Income 70500 80600 90650 100700 108800 116850 124900 132950 Median Income 95150 108700 122300 135900 146750 157650 168500 179400 Moderate Income 114150 130500 146800 163100 176150 189200 202250 215300 Yuba County
Area Median Income:
$98,900
Acutely Low 10400 11900 13350 14850 16050 17250 18400 19600 Extremely Low 20200 23050 26650 32150 37650 43150 48650 54150 Very Low Income 33600 38400 43200 48000 51850 55700 59500 63400 Low Income 53750 61400 69100 76750 82900 89050 95200 101350 Median Income 69250 79100 89000 98900 106800 114700 122650 130550 Moderate Income 83100 94950 106850 118700 128200 137700 147200 156700 35 E X A
remely L
Low Inc
wer Inco
erate Inc
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 EXAMPLE 4 persons 8% PP Adj + 8 persons =9 persons
Acutely Low 14,850 1188 19,600 20,800
Extremely Low 32,150 2572 54,150 56,700
Very Low Income 48,000 3840 63,400 67,250
Lower Income 76,750 6140 101,350 107,500
Moderate Income 118,700 9496 156,700 166,200
4 persons 8 person +
8% Adj x 2 =10 person s
14,850 19,600 2376 22,000
32,150 54,150 5144 59,300
48,000 63,400 7680 71,100
76,750 101,350 12280 113,650
118,700 156,700 18992 175,700
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. 2025 HUD Income Limits release: 4/1/2025
HUD FY 2025 California median incomes:
State median income: $118,100
Metropolitan county median income: $118,900
Non-metropolitan county median income: $93,900
Note: Authority cited: Section 50093, Health and Safety Code. Reference: Sections 50063.5, 50079.5, 50093, 50105 and 50106, Health and Safety Code.
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