2026 NYC Area Median Income (AMI)
Every affordable housing program in New York City uses the Area Median Income as its benchmark. The 2026 AMI figures for the NYC Metro Area are set by the U.S. Department of Housing and Urban Development (HUD) and apply to all five boroughs.
2026 NYC AMI base figures: 1 person = $97,000 | 2 people = $110,850 | 3 people = $124,700 | 4 people = $138,550
Full Income Limits by Household Size and AMI Tier
The table below shows the maximum income to qualify for each tier. Your household's gross annual income must be at or below the figure for your household size.
| AMI Tier | 1 Person | 2 People | 3 People | 4 People | 5 People |
|---|---|---|---|---|---|
| 30% AMI — Extremely Low | $29,100 | $33,300 | $37,450 | $41,550 | $44,900 |
| 40% AMI | $38,800 | $44,340 | $49,880 | $55,420 | $59,860 |
| 50% AMI — Very Low | $48,500 | $55,425 | $62,350 | $69,275 | $74,825 |
| 60% AMI | $58,200 | $66,510 | $74,820 | $83,130 | $89,790 |
| 80% AMI — Low Income | $77,600 | $88,680 | $99,760 | $110,840 | $119,720 |
| 100% AMI — Median | $97,000 | $110,850 | $124,700 | $138,550 | $149,650 |
| 120% AMI — Moderate | $116,400 | $133,020 | $149,640 | $166,260 | $179,580 |
| 165% AMI — Middle Income | $160,050 | $182,903 | $205,755 | $228,608 | $246,923 |
Minimum Income Requirements
Qualifying for affordable housing isn't just about earning less than a maximum — you also need to earn enough to pay the rent. Most listings in NYC apply the 40x rule: your gross annual income must be at least 40 times the monthly rent.
| Monthly Rent | Min. Annual Income (40x) | Max Annual Income (80% AMI, 1 person) |
|---|---|---|
| $800/month | $32,000 | $77,600 |
| $1,000/month | $40,000 | $77,600 |
| $1,200/month | $48,000 | $77,600 |
| $1,500/month | $60,000 | $77,600 |
| $1,800/month | $72,000 | $77,600 |
| $2,000/month | $80,000 | $116,400 (120% AMI) |
How Income Is Counted
All household members aged 18 and over (and emancipated minors) must report income. The figure used is gross annual income — before taxes and deductions — from all sources combined.
Income that counts:
- Wages, salaries, overtime, tips, and commissions
- Self-employment and freelance income (net profit)
- Social Security benefits (retirement and disability)
- Pension and retirement account distributions
- Unemployment insurance benefits
- Child support and alimony received
- Rental income from other properties
- Interest and dividend income above small thresholds
Income that generally does NOT count:
- SNAP (food stamps) and other non-cash benefits
- Income of full-time students (in most programs)
- One-time lump sum payments (inheritances, lawsuit settlements)
- Foster care payments
Gig workers and freelancers: If you're self-employed, income is calculated as your net profit after business expenses — not your gross revenue. Keep detailed records of business expenses to document your actual income accurately.
Income Limit Examples
Here are some real-world scenarios to help you identify which tier applies to you:
- Single teacher earning $68,000: Below 80% AMI ($77,600) — qualifies for low-income tier units
- Couple, combined $95,000: Below 80% AMI for 2 people ($88,680)? No — $95,000 exceeds this. Qualifies for 100% AMI units only.
- Family of 4 earning $105,000: Below 80% AMI for 4 people ($110,840) — qualifies for low-income tier
- Single person earning $110,000: Below 120% AMI ($116,400) — qualifies for moderate-income units only
Calculate Your Gross vs. Net Income
AMI calculations use gross income. Our calculator shows both your gross and take-home pay so you can see exactly where you stand.
NYC Paycheck Calculator