revised 05/14/2024
For HUD-funded programs, use the Federal Income Schedule. For State or locally-funded programs, you may use the State Income Schedule. For programs funded with both federal and state funds, use the more stringent income levels.
Please verify the income and rent figures in use for specific programs.
San Mateo County (based on Federal Income Limits for SMC) Income Category 1 2 3 4 5 6 7 8
Extremely Low (30% AMI) * 41,150 47,000 52,900 58,750 63,450 68,150 72,850 77,550 Very Low (50% AMI) * 68,550 78,350 88,150 97,900 105,750 113,600 121,400 129,250 HOME Limit (60% AMI) * 82,260 94,020 105,780 117,480 126,900 136,320 145,680 155,100 Low (80% AMI) * 109,700 125,350 141,000 156,650 169,200 181,750 194,250 206,800 NOTES
*
California State Income Limits for SMC
Effective 5/9/2024 - Area median Income $186,600 (based on household of 4) Income Category 1 2 3 4 5 6 7 8
Extremely Low (30% AMI) * 41,150 47,000 52,900 58,750 63,450 68,150 72,850 77,550 Very Low (50% AMI) * 68,550 78,350 88,150 97,900 105,750 113,600 121,400 129,250 Low (80% AMI) * 109,700 125,350 141,000 156,650 169,200 181,750 194,250 206,800 Median (100% AMI) 130,600 149,300 167,950 186,600 201,550 216,450 231,400 246,300 Moderate (120% AMI) 156,750 179,100 201,500 223,900 241,800 259,700 277,650 295,550 NOTES
* 2024 State Income limits provided by State of California Department of Housing and Community Development ; 2024 San Mateo County Income Limits
as determined by HUD - effective June 1, 2024
Income Limits by Family Size ($)
Income figures provided by HUD for following San Mateo County federal entitlement programs: CDBG, HOME, ESG.; Prepared 5/14/2024 - HUD-established area median Income $186,600 (based on household of 4).
Income Limits by Family Size ($)
Income limits effective 06/01/2024.
Please verify the income and rent figures in use for specific programs.
NOTES
Income Category 1 2 3 4 5 6 7 8
Extremely Low (30% AMI) * 41,150 47,000 52,900 58,750 63,450 68,150 72,850 77,550 Very Low (50% AMI) * 68,550 78,350 88,150 97,900 105,750 113,600 121,400 129,250 HOME Limit (60% AMI) * 82,260 94,020 105,780 117,480 126,900 136,320 145,680 155,100 HERA Special VLI (50% AMI) *** 78,350 89,550 100,750 111,900 120,900 129,850 138,800 147,750 See Note regarding HERA for FY2024*** HERA Special Limit (60% AMI) *** 94,020 107,460 120,900 134,280 145,080 155,820 166,560 177,300 See Note regarding HERA for FY2024*** Low (80% AMI) * 109,700 125,350 141,000 156,650 169,200 181,750 194,250 206,800 State Median (100% AMI) 130,600 149,300 167,950 186,600 201,550 216,450 231,400 246,300 Income Category SRO *+ Studio 1-BR 2-BR 3-BR 4-BR
Extremely Low * 771 1,028 1,101 1,322 1,527 1,704
Very Low * 1,284 1,713 1,836 2,203 2,545 2,840
Low HOME Limit* 1,284 1,713 1,836 2,203 2,545 2,840 effective 6/01/2024; 2024 HOME Limit High HOME Limit * 1,656 2,208 2,366 2,842 3,275 3,634 effective 6/01/2024; 2024 HOME Limit HERA Special VLI (50% AMI) *** 1,468 1,958 2,098 2,518 2,910 3,246 HERA Special Limit (60% AMI) *** 1,762 2,350 2,518 3,022 3,492 3,895 Low** 2,056 2,742 2,938 3,526 4,073 4,544 CA Tax Credit Rent limits for Low and Median Income Group HUD Fair Market Rent (FMR) 2,292 2,818 3,359 4,112 4,473 HUD-published Fair Market Rents Median ** 2,448 3,426 3,672 4,406 5,090 5,680 CA Tax Credit Rent limits for Low and Median Income Group NOTES
*
** CA Tax Credit Rent Limits for Low and Median Income Group ***
*+
HUD-defined Area Median Income $186,600 (based on householdof 4). State median $186,600 (household of 4) due to hold harmless policy. 2024 San Mateo County Income Limits
as determined by HUD, State of CA HCD, and County of San Mateo Income figures provided by HUD for following San Mateo County federal entitlement programs: CDBG, HOME, ESG.
For San Mateo County, the Housing & Economic Recovery Act of 2008 (HERA) & the HUD 2010 HOME hold-harmless provision permit multifamily tax subsidy projects (MTSPs) & HOME projects placed in service before 1/1/2009 to continue to use HOME/tax credit/tax exempt bond rents based on the highest income levels that project ever operated under. Once these units are placed in service, the rents will not adjust downward should HUD establish lower incomes/rents in any subsequent year. Marketing of vacant units should be targeted to the current year's income schedule. However, HUD's Section 8 income limits are larger that those defined by Section 3009(a)(E)(ii) of the Housing and Economic Recovery Act of 2008 (Public Law 110-289). Therefore, for FY2024 no special income limits are necessary.
Income Limits by Family Size ($)
Maximum Affordable Rent Payment ($)
SROs with -0- or 1 of the following - sanitary or food preparation facility in unit; if 5+ SRO HOME-assisted units, then at least 20% of units to be occupied by persons with incomes up to 50% AMI.
OTHER NOTES (generic)
1 High HOME Limit rent set at lower of: (a) 30% of 60% AMI,or (b) FMR (HUD Fair Market Rent).
For 2024, the FMR for Studio is the lower rent.
2 3 Table below provides rent guidance on appropriate income schedule to use:
2024
5/14/2010 to 5/31/2011 2024
1/1/2009 to 5/13/2010
2024 HERA Special
Rent Calcuations - The following is the assumed family size for each unit: Studio:1 person 1-BR:1.5 persons 2-BR:3 3-BR: 4.5 4-BR:6 Maximum affordable rent based on 30% of monthly income and all utlilites paid by landlord unless further adjusted by HUD. Utliity allowances for tenant-paid utliites may be established by Housing Authority of County of San Mateo Section 8 Program. 2024
2024
2024
2024
2024
4/24/2019 to 3/31/2020 2024
Placed in Service Date Maximum Inc. Limits Schedule
On or before 12/31/2008
04/14/2017 to 3/31/18 2024
6/1/2011 to 11/30/2011
12/01/2011 to 11/30/2012
12/01/2012 to 12/17/2013
12/18/2013 to 03/05/2015
03/06/2015 to 03/27/16
03/28/2016 to 4/14/2017
4/01/2018 to 4/23/2019 2024
2024
4/01/2020 to 3/31/2021 2024
4/01/2021 to 4/17/2022 2024
4/18/2022 to 5/14/2023 2024
5/14/2023 to 3/31/2024 2024
4/01/2024 to present 2024
Rent schedules at www.huduser.org/portal/datasets/mtsp.html for additional information as well as the various income schedules. Please also refer to www.treasurer.ca.gov/ctac/2014/supplemental.asp