Area Median Income (AMI) & Income Limits Calculator
Check Area Median Income (AMI) and income limits by county, ZIP code, and household size. See if you may be eligible for special USDA, FHA, Fannie Mae, Freddie Mac, and other homebuyer programs. Get instant results with our free calculator.
Find Your Area Median Income
Enter your location and household size to see income limits.
This calculator shows up-to-date income limits for grants and housing programs and affordable mortgage programs for home buyers. Enter a property address for the most accurate county data, or search by county name.
About Income Limits
Income limits are based on the Area Median Income (AMI) for your specific location. AMI limits determine eligibility for various government housing programs and affordable mortgage options.
AMI income limits vary by household size and are updated annually by the Department of Housing and Urban Development (HUD). Programs like USDA, HomeReady, Home Possible, and first-time home buyer legislation like the $15,000 First-Time Homebuyer Tax Credit Act use AMI income limits to determine borrower eligibility.
Note: This calculator provides estimates based on 2025 HUD data. Actual limits may vary slightly and are subject to change. Always verify current limits with your lender or housing counselor.
How to Check Your AMI Income Limits
Follow these simple steps to check your Area Median Income (AMI) and income limits with our free calculator.
Enter Your Address or Location
Start by entering your address or selecting your county and state. Our calculator covers all counties in the United States.
Select Household Size
Choose the number of people in your household. Income limits increase with household size to account for additional family members.
View Your AMI and Limits
See the Area Median Income (AMI) for your location and income limits for various affordable housing programs.
Check Program Eligibility
Compare your income to the limits for USDA, HomeReady, Home Possible, and other affordable housing programs.
Understand Your Options
Based on your income and location, see which affordable housing programs you may qualify for and plan your home purchase accordingly.
Trusted by Home Buyers Nationwide
Our AMI income limits calculator has helped thousands of home buyers understand their eligibility for affordable housing programs and make informed decisions.
"This calculator helped me quickly check if I qualified for USDA loans in my area. The county lookup was accurate and the household size options made it easy to see my eligibility."
- Jessica T., First-Time Buyer
"I love how it shows income limits for different programs. The educational content helped me understand which affordable housing options were available to me."
- Marcus D., Homeowner
"No registration required and completely free. I used it to check multiple counties and it helped me find the best location for my budget and income."
- Amanda K., Home Buyer
Trusted by home buyers nationwide
Join the growing community of users who rely on our calculator for accurate AMI and income limit information
Why Choose Our AMI Income Limits Calculator?
Our AMI income limits calculator stands out from other tools with comprehensive features and accurate data from official sources.
Official HUD Data
Unlike other calculators, ours uses official HUD income limit data updated annually for accurate and reliable information.
Comprehensive Program Coverage
Check income limits for USDA, HomeReady, Home Possible, and other special programs in one place, unlike limited calculators.
County-Level Accuracy
Get precise income limits for your specific county, not just state-level estimates that may not reflect your local market.
No Registration Required
Unlike bank calculators that require account creation, our tool is completely free and accessible without any signup.
Household Size Options
See income limits for different household sizes, from single individuals to large families, for comprehensive planning.
Educational Content
Learn about AMI concepts and affordable housing programs, not just get numbers. Understand how income limits affect your home buying options.
About Area Median Income (AMI) and Income Limits Analysis
How AMI Income Limits Work
Your AMI income limits analysis consists of several key components:
- Area Median Income (AMI)
- The midpoint income for your specific location, determined annually by HUD. This serves as the baseline for calculating all program-specific income limits.
- Program-Specific Limits
- Each affordable housing program uses a different percentage of AMI to set income requirements. For example, USDA Direct Loans use 50% of AMI, HomeReady uses 80% of AMI, and USDA Guaranteed uses 115% of AMI.
- Household Size Adjustments
- Income limits increase with household size to account for additional family members and their needs.
- Geographic Variations
- Limits vary by county and state, with high-cost areas often having higher income thresholds.
- Program Eligibility
- Your income and location determine which mortgages and affordable housing programs you may qualify for.
Factors That Affect Your Income Limits
- Geographic Location
- High-cost areas like major cities typically have higher income limits than rural areas to account for the cost of living.
- Household Size
- Larger households can typically earn more income and still qualify for the same programs.
- Program Type
- Different programs have different income thresholds. USDA may allow higher income than HomeReady in the same area.
- Annual Updates
- Income limits are updated annually by HUD based on economic conditions and market changes.
- Property Type
- Some programs have different limits for single-family homes versus multi-unit properties.
- Lender Variations
- While HUD sets the limits, individual lenders may have additional requirements or flexibility within those limits.
- Market Conditions
- Economic factors and housing market conditions can influence annual updates to income limits.
- Program Funding
- Available funding and program capacity can affect how strictly income limits are enforced.
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USDA Direct Loan
Government-backed loans for rural areas with no down payment required.
- • 50% of AMI limit
- • No down payment
- • Rural areas only
USDA Guaranteed
Government-backed loans for rural areas with flexible credit requirements.
- • 115% of AMI limit
- • No down payment
- • Rural areas only
HomeReady
Fannie Mae program for low-to-moderate income borrowers.
- • 80% of AMI limit
- • 3% down payment
- • Reduced PMI
Home Possible
Freddie Mac program for low-to-moderate income borrowers.
- • 80% of AMI limit
- • 3% down payment
- • Reduced PMI
Frequently Asked Questions
How do I use the AMI income limits calculator?
Enter your address or select your county and state, then choose your household size. The calculator will show the Area Median Income (AMI) and income limits for various affordable housing programs including USDA, HomeReady, Home Possible, and other special programs.
How accurate is this income limits calculator?
This calculator uses official HUD income limit data updated annually. For the most current and accurate limits, always verify with your lender or housing counselor, as limits can vary slightly and are subject to change.
What is Area Median Income (AMI)?
AMI is the midpoint income for a specific geographic area, determined annually by HUD. It serves as the baseline for calculating income limits for various affordable housing programs. Limits are typically expressed as a percentage of AMI, such as 80 percent for HomeReady or 115 percent for USDA Guaranteed.
Do income limits vary by household size?
Yes, income limits increase with household size to account for additional family members and their needs. A family of 4 can typically earn more than a single person and still qualify for the same programs.
What if my income is above the limit?
If your income exceeds the limit for a specific program, you may still qualify for other mortgage options like conventional loans or FHA loans with no income restrictions. Income limits only apply to specific affordable housing programs.
Are these limits the same nationwide?
No, income limits vary significantly by location. High-cost areas like major cities often have higher limits than rural areas to account for the cost of living. Each county has its own AMI and corresponding income limits.
How often are income limits updated?
HUD updates income limits annually, typically in the spring. Our calculator reflects the most current data available. Always verify current limits with your lender or housing counselor.
Which programs does this calculator show?
Our calculator shows income limits for USDA Direct Loans (50% AMI), USDA Guaranteed Loans (115% AMI), HomeReady (80% AMI), Home Possible (80% AMI), LLPA Waiver (100% AMI), Downpayment Toward Equity Act (120-140% AMI), American Housing and Economic Mobility Act (120-140% AMI), Home of Your Own Act (120-150% AMI), LIFT Act (120-140% AMI), and First-Time Home Buyer Tax Credit (170% AMI).
Why do some programs show "Address Required"?
Programs like HomeReady and Home Possible require a specific property address because their income limits are based on census tract data, not just county-level data. Enter a property address to see accurate limits for these programs.
Can I use this calculator for any location?
Yes, our calculator covers all counties in the United States. Simply enter your address or select your county and state to see the applicable income limits for your area.
Is this income limits calculator free to use?
Yes, our AMI income limits calculator is completely free to use. No registration required, no personal information collected, and no hidden fees. You can check as many locations and household sizes as you need.
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