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The dataset generation failed
Error code: DatasetGenerationError
Exception: ArrowInvalid
Message: JSON parse error: Missing a closing quotation mark in string. in row 142
Traceback: Traceback (most recent call last):
File "/src/services/worker/.venv/lib/python3.9/site-packages/datasets/packaged_modules/json/json.py", line 145, in _generate_tables
dataset = json.load(f)
File "/usr/local/lib/python3.9/json/__init__.py", line 293, in load
return loads(fp.read(),
File "/usr/local/lib/python3.9/json/__init__.py", line 346, in loads
return _default_decoder.decode(s)
File "/usr/local/lib/python3.9/json/decoder.py", line 340, in decode
raise JSONDecodeError("Extra data", s, end)
json.decoder.JSONDecodeError: Extra data: line 2 column 1 (char 2629)
During handling of the above exception, another exception occurred:
Traceback (most recent call last):
File "/src/services/worker/.venv/lib/python3.9/site-packages/datasets/builder.py", line 1995, in _prepare_split_single
for _, table in generator:
File "/src/services/worker/.venv/lib/python3.9/site-packages/datasets/packaged_modules/json/json.py", line 148, in _generate_tables
raise e
File "/src/services/worker/.venv/lib/python3.9/site-packages/datasets/packaged_modules/json/json.py", line 122, in _generate_tables
pa_table = paj.read_json(
File "pyarrow/_json.pyx", line 308, in pyarrow._json.read_json
File "pyarrow/error.pxi", line 154, in pyarrow.lib.pyarrow_internal_check_status
File "pyarrow/error.pxi", line 91, in pyarrow.lib.check_status
pyarrow.lib.ArrowInvalid: JSON parse error: Missing a closing quotation mark in string. in row 142
The above exception was the direct cause of the following exception:
Traceback (most recent call last):
File "/src/services/worker/src/worker/job_runners/config/parquet_and_info.py", line 1529, in compute_config_parquet_and_info_response
parquet_operations = convert_to_parquet(builder)
File "/src/services/worker/src/worker/job_runners/config/parquet_and_info.py", line 1154, in convert_to_parquet
builder.download_and_prepare(
File "/src/services/worker/.venv/lib/python3.9/site-packages/datasets/builder.py", line 1027, in download_and_prepare
self._download_and_prepare(
File "/src/services/worker/.venv/lib/python3.9/site-packages/datasets/builder.py", line 1122, in _download_and_prepare
self._prepare_split(split_generator, **prepare_split_kwargs)
File "/src/services/worker/.venv/lib/python3.9/site-packages/datasets/builder.py", line 1882, in _prepare_split
for job_id, done, content in self._prepare_split_single(
File "/src/services/worker/.venv/lib/python3.9/site-packages/datasets/builder.py", line 2038, in _prepare_split_single
raise DatasetGenerationError("An error occurred while generating the dataset") from e
datasets.exceptions.DatasetGenerationError: An error occurred while generating the datasetNeed help to make the dataset viewer work? Make sure to review how to configure the dataset viewer, and open a discussion for direct support.
pred_label
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float64 | wiki_prob
float64 | text
string | source
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__label__wiki
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Clariant forms joint venture with Saudi Kayan to evaluate alkoxylates
Akshay Kedari December 21, 2018 Chemicals
Clariant and Saudi Kayan have agreed to consider the prospect of forming a joint venture with an objective to establish a manufacturing facility for alkoxylates.
The new facility will combine Clariant’s alkoxylates production technology with raw materials of Saudi Kayan.
The Swiss specialty chemicals company Clariant has reportedly announced that it has inked a Memorandum of Understanding (MoU) with Saudi Kayan to establish a manufacturing plant for alkoxylates. As per trusted sources, the new facility would be constructed at Saudi Kayan’s Petrochemical Company complex in the Jubail Industrial City of Saudi Arabia.
According to a report published by Reuters, the new facility is likely to integrate alkoxylates production technology of Clariant with raw materials of Saudi Kayan. Moreover, the MoU between both the firms is a part of the further assessment of additional combined business opportunities between SABIC and Clariant, as previously communicated by both the companies.
For the uninitiated, Saudi Kayan is a leading joint stock Saudi Arabian firm operating in the field of polymers, chemicals, and specialty products. The company is also an associate of Saudi Basic Industries Corporation (SABIC). Sources with the knowledge of the matter claim that SABIC is also the largest strategic anchor shareholder of Saudi Kayan, holding a total of 24.99 percent stake in the company.
For the record, alkoxylates are a downstream outcome of ethylene oxide and are predominantly utilized across a range of specialty applications in Clariant’s industrial, personal care, and home care application domains.
About Clariant:
Based in Muttenz near Basel/Switzerland, Clariant is one of the foremost specialty chemicals company in the world. The company operates in four business segments including Plastics & Coatings, Natural Resources, Catalysis, and Care Chemicals. The corporate strategy of the company is based on five major pillars: intensify growth, add value with sustainability, focus on innovation and R&D, increase profitability, and reposition portfolio.
Rio Tinto intends to launch IPO for Canadian iron ore business in 2019
Cadence Minerals acquires lithium mineralization assets in Australia
Paroma Bhattacharya March 4, 2019
Vietnam’s Petrolimex to halt Nam Van Phong Refinery operations
Paroma Bhattacharya October 4, 2018
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Nissan December 29, 2016 - Comments Off on 2018 Nissan Qashqai Facelift
2018 Nissan Qashqai Facelift – Welcome to our car blog, this time we will be share information about the latest cars is coming from Nissan brand. The title of a article we take is 2018 Nissan Qashqai Facelift. We will be try discuss details about this car, ranging from: reviews, concept, redesign, rumors, exterior, interior, specs, changes, engine, colors, pictures, release date and also prices. congratulation to read and we hope your enjoy it and then will come back again here.
Japanese producer Nissan is seeking to present a flagship Qashqai version that would tackle the similarity the BMW X1 as well as Audi Q3, according to a new report out of the UK.
Nissan is joining the fad for driverless automobile technology. At the Geneva Electric motor Show bosses confirmed a semi-autonomous “Piloted Drive’ Qashqai will introduce next year as component of a design facelift. The Brit-built Qashqai will be furnished with Piloted Drive independent owning technology ‘version 1.0’ since next year, forming component of a full version update with modified looks as well as brand-new cabin tech. The system will allow independent driving in rush hour on motorways or A-roads.
2018 Nissan Altima Changes: What’s New?
2018 Nissan Leaf Redesign and Changes
2018 Nissan GTR R36 Hybrid Concept 2020
Explaining the tech’s abilities, Richard Candler, head of innovative item strategy, told us: “It could handle the guiding, stopping as well as velocity and it is especially beneficial for stop and also go website traffic and motorway driving.” and he promised it would be budget friendly as well. “This comes. We are not trying to make a 100,000 Euro Qashqai. And in time it’ll get on Jukes as well as Micras, and we merely can not increase the cost of a Micra. It’ll be a reasonable rate.”
For the time being, Piloted Drive 1.0 won’t enable driverless lane modifications like Tesla’s system, yet Nissan will certainly launch “multiple-lane control” some time in the next four years. Candler added: “This technology will certainly end up being mainstream on our autos similarly that Safety and security Shield is. In 2014 50 per cent of the vehicles marketed had Safety Guard. My vision is to get to those type of numbers it’s mosting likely to be like ABS and airbags, essential to the car.”
Along with this news, the Japanese brand has actually showcased two new Costs Concept versions of the X-Trail and also Qashqai. In a similar blood vessel to Ford with its brand-new Vignale versions, the Nissan Costs Concept versions obtain upmarket styling details such as carbon-fibre add-ons, 20-inch alloys and brand-new grille layouts. Nissan assures a bigger scope for personalisation, although there’s no manufacturing confirmation yet.
Said Candler: “We see people coming from BMW and Audi to Qashqai and this is a key inspiration for the Costs concept. With that said there is the assumption of even more technology and also even more premium attributes.”
Senior vice-president Colin Lawther added: “Fifty percent of Qashqais currently are top-spec cars and trucks. We’re not at the top degree yet. Fifty percent of individuals purchase the Tekna, which is the leading quality, and after that individuals individualize in addition to that, so we are not at that leading grade. We absolutely have not topped out Qashqai yet.”
Inside, the principle showcased a new guiding wheel that isn’t really dissimilar to the sporty wheels in the brand-new Audi TT, and Mazda MX-5 perhaps a design we can see in a forthcoming Qashqai upgrade reported to strike display rooms in 2017 as version 2018. The program car’s quilted white nappa natural leather furniture is likewise likely to be adjusted into a manufacturing variation.
Nissan’s idea to produce an upmarket Qashqai comes off the rear of the top-spec Qashqai Tekna’s solid sale success in the UK, triggering the firm to concentrate on the upper-end of the small SUV market.
2018 Nissan Qashqai Specs
” Now we are working and adapting the authentic materials like carbon-fibre, nappa leather and special paint, for a production future.” “We are [additionally] considering how to relocate from hand-laid prototype carbon-fibre components to materials that maintain the same look however are less complicated to earn in quantity,” he included.
The matte-black program vehicle included brand-new headlights and also tail lights, body kit with carbon-fibre wheel arc extensions, big alloy wheels, and also a cabin with premium products such as lashings of white nappa leather as well as carbon-fibre trim.
British motorsport engineering know-how was used to tool and mold the carbon-fibre components, Nissan states, while machining skills were also taken on for the unique wheel finish. The large wheels wased initially offered a coat of gold paint, adhered to by a layer of black on the top. The top layer was then machined off in order to subject the gold paint underneath in some areas to a precision of thousandths of a millimetre.
2018 Nissan Qashqai Release date and Price
The 2018 Nissan Qashqai would likely start at around 30,000 pounds ($60,000+) in the UK, which pitches the little Nissan against the top pet dogs of the costs small SUV market; the BMW X1, Audi Q3 and Mercedes-Benz GLA.
While not a particular effort to develop a semi-premium sub-brand, a la Ford’s Vignale badge, the sales success that is the Nissan Qashqai might be a solid player in the upper-end of the little SUV section.
Timing of this brand-new Qashqai front runner hasn’t already been formally confirmed, nonetheless reports indicate a 2017-2018 European launch, which could indicate this new version would certainly create part of an upgraded range that is likewise anticipated to debut around the very same time.
Nissan has also validated that the Qashqai the 5th highest possible selling vehicle in the UK will be the initial version in its European schedule to be provided with its new ‘ProPilot’ self-governing owning innovations when it gets freshened at some time next year, so a top-spec variant would be likely to consist of these features to take on well established German rivals.
Component of the business’s rollout of its stage-one independent driving systems, the brand-new ProPilot driverless collection makes it possible for the automobile to drive autonomously and securely in a single lane in rush hour problems on freeways. The first ProPilot Nissan will be launched in Japan by the end of the year.
The Qashqai isn’t really the only design in the brand’s line-up that is being thought about for the deluxe treatment either, the bigger but mechanically similar X-Trail SUV additionally appeared at Geneva as a matte-white ‘Costs’ concept, meaning it could also spawn a luxe-focused front runner version.
new nissan qashqai 2018
nissan qashqai 2018 facelift
Tags:2018 Nissan Qashqai Interior, 2018 Nissan Qashqai Price, 2018 Nissan Qashqai Release date, 2018 Nissan Qashqai Specs, Nissan Qashqai
2019 Nissan Z Concept Car
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Taking one box is like voluntarily smacking oneself really hard in the head.
Allan has a post on Newcomb's Paradox. So does Matt Weiner. And now, so do I. Here's the scenario:
An extremely reliable predictor of human behavior places two boxes -- a clear one and a black one -- on the table. He's going to give you the choice between taking (1) just the black one, or (2) both of them. But he's already predicted which choice you'll take. And if he predicted that you'll take just the black one, then he put a million dollars under it. If he predicted that you'll take both of them, then he put nothing under it. Either way, he also puts $1000 under the clear one. Which choice do you take?
I, who am a two-boxer, reason like this, which seems perfectly obvious to me: no matter what he's predicted, I'm better off, by $1000, taking both. That's because there either is a million dollars or there is not a million dollars in the black box, which means there is a total of either $1000 or $1,001,000 on the table, and I don't get to pick which. So I should take all of the money on the table. Allan, who is a one-boxer, offers this argument for one-boxism (Matt, who is also a one-boxer, has not told us why he is, but maybe it's for a reason like this):
P1: There is a strong probabilistic connection between taking one box and getting a million dollars (i.e. 99% of people who take one box get a million dollars). P2: There is a strong probabilistic connection between taking two boxes and getting a thousand dollars (i.e. 99% of people who take two boxes get a thousand dollars). C: I should take one box (if I want more money).
Even if the premises are correct, I think that the argument is invalid. Once the predictor has done his predicting, Allan just doesn't have any say in the matter of whether he gets that million. The "strong probabilistic connection" is not causal. I think that the underlying structure of the probabilistic connection actually looks like this:
There is a strong probabilistic connection between taking one box and being the kind of person who takes one box.
There is a strong probabilistic connection between being the kind of person who takes one box and being predicted by the predictor to take one box.
There is a (perfectly) strong probabilistic connection between being predicted by the predictor to take one box and getting more money.
Once we lay it out this way, we see that the second line, not the first one, is what makes one-boxers well-off. So it would be rational, perhaps, to try to become the kind of person who would take one box (if predictors routinely offered such incentives), but that doesn't mean it'd be rational to do it, once the prediction had already been made. Here is a case which I allege to be parallel: Suppose that the Friends of Lithuanian-Americans Society has decided it wants to do the following for the benefit of Lithuanian-Americans: representatives will go around town, and for each person they find, they will look up that person's name in the Lithuanian-American persons' registry. If the person is on the list, then the Society will give him a million dollars. If he isn't, then they won't. The following fact is true about Lithuanian-Americans: Lithuanian-Americans very often* have a rare mental disorder which causes them to smack themselves, very hard and very often, in the head. Almost* no one else has this mental disorder. You've heard the public service announcements in which the FLAS explained their program and the criterion for deciding whether to give the money. You've observed FLAS members going around town, and you've noticed the following interesting thing: every time the interviewee smacks himself really hard in the head, after the FLAS member finishes checking his book, he gives the interviewee a million dollars. And every time the interviewee does not smack himself really hard in the head, after he checks the book FLAS does not give the interviewee a million dollars. This, of course, is easily explained by the high correlation between Lithuanian-Americanism and head-smacking, of which you're aware. "Interesting," you might say to yourself. "There is a high statistical correlation between head-smacking and receiving a million dollars!" You'd be correct about that. But you'd be incorrect if you went on to reason, "when they come and interview me, I should smack myself really hard in the head!" Assuming that money is good and getting smacked in the head is bad, then insofar as you have a choice whether to smack yourself in the head, it is obviously not rational to smack yourself on the head. There is no causal connection from head-smacking to money-receiving, just as there isn't one from taking one box to receiving a million dollars. In general, arguments of the type "there is a high correlation between xing and something good" are insufficient to conclude that you have a reason to x. *The argument goes through even if we make all Lithuanian-Americans and no one else have the disorder.
The Ask-a-Philosopher web site
Genital Piercing again.
The man who finds his conscience ache
The Nature of Dreaming;
Bad slippery slopes again
A few links
Happy Birthday, Alyson Hannigan
49ers positive spin
One way not to discriminate
NYT -- Mandatory public school theology
Carving up philosophy
This is a Brown philosophy graduate student's blog...
Oh yeah? Would an anti-Semite do THIS?
Good News, Bad News
I now have a theater resume.
Misplaced pharmaceutical Heroics
Money in religion
New Blog Layout
Ideal Agent Theories
'Should' versus 'Ought'
Is everybody else's sitemeter not-working too?
Philosophical Buzzwords: Sorites
Taking one box is like voluntarily smacking onesel...
Hey, did you guys know there might be a tenth planet?
Follow-up on Vagueness
Dammit.
Zut alors, I have missed one!
Arguing from disbelieved premises
Escher's Best
Not up to the intellectual pressure...
I'm confused about terrorism.
Naughty Words, Gilbert & Sullivan, and Prohibition...
Anarchy in San Francisco!
Moral Intuitions Poll
New (to me) Philosophy Student Blog
Profiting from body parts
Vagueness and Two-Place Predicates
Paper: Aggregation of Harms, Sorites Paradox
Conceptual Analysis: "Directing"
49ers, Salary Cap, dumb writers
Ten thousand visitors, blog stats
Incentives and the Presidency
Tall. Too tall.
Bad DVD
Disney Narnia
49ers Off-Season Update
Hume's Law -- Let me know if you want to read my p...
Synonymity!
Aggregation of Harms and the Sorites Paradox
Jonathan on Stage March 12-13
(slightly) more on Hume's Law
What sorts of things are reasons?
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Book Review: The Gates of Azyr (Warhammer: Age of Sigmar)
Alex Lucard | July 14, 2015 | Archive, Tabletop Gaming, Top Story | 1 Comment
The Gates of Azyr (Warhammer: Age of Sigmar)
Publisher: Games Workshop
Cost: $7.99 (ebooK)/$15 (hardcover)/$30 (limited edition hardcover)/$23.99 (Audiobook)
Get it Here: The Black Library
The first Age of Sigmar fiction is here. The Gates of Azyr is a novella that details the canonized version of the battles and fluff you will find in the Warhammer: Age of Sigmar start set. This is not unusual, as Games Workshop has done the same for 40K boxed sets like Dark Vengeance and Assassinorum: Execution Force. It also makes sense to start of the Age of Sigmar line with some sort of fiction for those that like the fiction/fluff side of Warhammer but don’t like playing the game, painting the models and what have you. That said, there are some spoilers in the story regarding characters, motivations and the raison d’etre for the new incarnation of Warhammer Fantasy, so depending on who you are, you might want to peruse the contents of the boxed set first. Either way, you’ll probably want to reads this novella BEFORE the big 256 page Age of Sigmar book hits this Saturday, July 18th, as that’s when the entire canon gets revealed and people will start flooding the internet with spoilers, conjecture, commentary and rage. For now, let’s just say that The Gates of Azyr answers some questions you might have had with the end of Warhammer Fantasy, Eighth Edition and how, while posing several new questions as well. The novella isn’t going to win any awards for incredible fiction writing, but it is a fun read and a great entry point into Age of Sigmar, especially for those totally new to Warhammer. I enjoyed it enough to finish it in a single day (two sittings).
The Gates of Azyr takes place on one of the many Mortal Realms that make up the new fantasy version of Warhammer. Specifically, it takes place on Aqshy, a world of warmth and fire. Longtime Warhammer Fantasy fans will recognize the name as one of the Winds of Magic – that of Fire. Now it is that and much more, for Aqshy makes up an entire reality. Unfortunately, like eight of the nine realms, Aqshy have been overtaken by the forces of the four gods of Chaos. In the case of Aqshy, Khorne, the god of violence and war, has turned Aqshy into a brutal desolate landscape, befitting many post-apocalyptic settings. I kept thinking of Mad Max whenever the world and its inhabitants were described.
Although the book doesn’t describe the post End Times reality, you should probably know that we are not starting at the dawn of that new time period, but actually at the END of it. The new reality is actually in an End Times of its own, with Chaos having conquered nearly everything. Sigmar however sequestered himself from the other realms and in secret began building a super army of Demigods in order to prevent Chaos from destroying everything YET AGAIN. Of course, this building of an army, along with pilfering people from the different worlds and then training them takes time. So by the time Sigmar is ready, centuries, perhaps Eons have past and the worlds are in terrible shape. Still, life remains on each and still tries to fight back (or at least survive) against the gods of Chaos. Is Sigmar too late and this new volley of offense on his part futile or are the forces of Order finally ready to stem the tide of chaos once and for all. Either way, it’s going to be an uphill battle for the Stormcast Eternals. That’s for sure.
The novel takes care to show its story from multiple perspectives. Each chapter will have a different main character. Perhaps it will be one of the Goretide, from a simple bloodreaver like Rakh up to his master emanating pure evil –Korghos Khul. Perhaps it will be one of the Stormcast Eternals like their leader Vandus Hammerhand or the enigmatic necromancer Ionus Cryptborn. Yes, one of the leaders of the Hammerers of Sigmar is a necromancer and from hints within the novel, the Starter set and the upcoming core rule/campaign book, Games Workshop is STRONGLY hitning that Ionus Cryptborn is in fact a reborn Arkhan the Black, now freed from Nagash’s control and trying to redeem himself. You had set up for this in The End Times (especially the last novel) and we know that Arkhan and his gift/curse from the Everchilde is how parts of the previous Warhammer Fantasy universe survived so this is merely a continuation of this. I’m excited to see if the teases GW is giving us are true because not only would that be an awesome revelation…but it shows that the old Warhammer Fantasy fluff is still intact and relevant. Which will shut up a lot of the naysayers who are mostly angry that their favorite characters are gone forever. They aren’t.
The plot of the novel is a fairly simply one considering it’s a novelization of battles from the Starter set. You have the Goretide running rampart on Aqshy, killing what little remains alive on the world. Most humans are either Chaos worshipping cannibals or emaciated shells of what humanity once was – just trying to survive another day in a god forsaken wasteland. However, the Stormcast Eternals use a lot of magic sending a small strikeforce to this world in order to open a magical gate that will lead from Sigmar’s Celestial realm to that of the plane of fire. If the Hammerers of Sigmar are successful, the gate will awaken and allow a full army to travel between the two realms. It will inspire the Stormcast Eternals to make assaults on gates in other realms and hopefully reunite the core eight planes against Chaos before it destroys them all. If they’re not successful? Well…the ending of the End Times occurs once more and Chaos obliterates all. Of course once again, either way even if the Stormcast Eternals are successful in opening the gate, it doesn’t mean their efforts will save reality; it may just simply prolong the inevitable. GRIMDARK GAMING after all…
There are two very interesting things we learn in The Gates of Azyr. The first is that Vandus Hammerhand and Korghos Khul have a long history with each other, even though neither of them realizes it for much of the novel. While this revelation is both obvious and a bit cheesy, it works for the context of the story and also shows how different one’s life (and its span) is when it is in service to a god. The other revelation is that Sigmar is not as Lawful Good as you might think. Like the Chaos Gods, Sigmar is giving his servants extra powers and abilities but at a cost. The Stormcast Eternals are essentially brainwashed (and the book even hints at torture) to become completely devoted to Sigmar. Their previous lives, hoped, dreams, loves and memories are erased and replaced with nothing but loyalty and thoughts of servitude to the god of hammers. This shocked me and makes Sigmar look really bad. It’s interesting to note that of all the Stormcast Eternals, only Ionus Cryptborn remembers exactly who he once was…and what came before this current reality. A decent part of the book is Vandus Hammerhand remembering who and what he was before he became a Lord Celestant and how it affects his leadership, view of the mission and his loyalty to Sigmar. I enjoyed it very much, but it’s a reminder that SIgmar is far from the white hat he espouses to be. Only the Lizardmen can claim to be the true good guys of Warhammer. Oh sorry…Seraphon. That’s what they are called now.
Most of the novella is combat which you have to expect since it’s based of a set of battles from the Starter Set. I’m sure later fiction (like the new serial Assault on the Mandrake Bastion) will be more about the world background and talking heads like a lot of Warhammer novels but here…there is only war. I did enjoy how the book ended in a very non-grimdark way with hope and renewed faith being the feelings of the hour. I just really hope Games Workshop keeps that up because Age of Sigmar needs to be FAR less dark than the previous incarnation of Warhmmer. Early editions were very funny at times and the fantasy side lost a lot of that with each passing editions. The Battlescrolls for Age of Sigmar seem to have recaptured a lot of that lost magic and I’d hate for the same mistakes that caused Fantasy to plunge in popularity and mirth occur again.
All in all, I really enjoyed The Gates of Azyr for what it was. This was a great first look at the world of Age of Sigmar from a fluff point of view. It’s not great literature, nor is it as captivating as The End Times novels, but it also had a fraction of the page count and had to establish an entire new setting on its own – not to mention all-new characters (except Sigmar, Khorne and Ionus the Gold). With the space allotted to it, coupled with the fact the book is based on a series of starter battles, The Gates of Azyr really exceeding my expectations and I’m glad I got this. $7.99 for the digital version is definitely the way to go. It’s a fraction of the cost, you don’t kill any trees and you get an enjoyable read out of it. Give it a try, even if you’re one of those that was sworn never to touch the gaming side of Age of Sigmar for whatever reason. It’s a good book and that’s what matters.
Tags: The Age of Sigmar, Warhammer Fantasy
Review: Out of the Park Baseball 14 (PC)
Screens: Blood Bowl (360/PC/PSP)
Tabletop Review: Toys for the Sandbox: The Dormant Volcano
Diehard GameFAN Presents: Robot Dinosaurs.
Andrew Burgess July 17, 2015 Reply
I have read The Gates of Azyr & it was awful – I needed to be three times as long as it was properly introduce the world & allow some character development – if it would be possible to develop characters as inherently dull as those in the book.
The Stormhost Eternals are an obvious attempt to add space marine knock offs into the Warhammer fantasy setting & as knock offs almost always are the copies are horribly shallow versions of the original. Gw seems to have taken the space marines, removed almost everything that made them interesting & called them Stormhost Eternals – I call them Lame Marines.
And as an introduction the new Age of Sigmar world is failed utterly. All it seemed to say was that the whole of the new story would be Lame Marines battling generic chaos forces across a wasteland – nothing else. A more terribly boring possibility they could not have created if they tried & if that was not the impression they intended to make & the new world is supposed to be much more than what was shown then the introduction could not have failed worse.
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Where ethics and geospatial sciences meet
Image credit: ©stock.adobe.com/au/AliFuat
Efforts are being made to ensure that geospatial and location data are used to help, not harm.
By Denise McKenzie
In 2019, Geovation — the UK Ordnance Survey’s start-up accelerator — formed a partnership with the Omidyar network to raise awareness of the potential risks and harms that might arise from using location data, and to identify solutions that realise benefits while minimising negative impacts.
This program of work became known as the Benchmark Initiative, which has delivered a series of public thought leadership events and an entrepreneur program.
In parallel with Benchmark, the American Geographical Society (also in partnership with Omidyar Network) launched EthicalGEO in the USA, which has supported research fellows investigating issues at the intersection of ethics and geospatial sciences.
The Benchmark dialogues have investigated: bias, transparency, privacy, imbalances of power, anonymity, contact tracing, managing social distancing in public areas and workspaces, smart cities, designing for accessibility, data colonialism, tracking waste, and data relating to human migration and humanitarian crises.
Looking at location data ethics in practice, four entrepreneur teams were funded to develop solutions in transport, mobility, development and mobile technology (see box).
EthicalGEO has supported new research into emerging challenges and opportunities, including: high-tech survey tools to empower informal land rights activists; providing low-tech training for communities experiencing environmental injustice; evaluating individual concepts of privacy; and providing educators with resources to teach students about geoprivacy.
EthicalGEO has also assembled an online knowledge repository of resources for researchers working to understand ethics and geospatial technology.
When these initiatives got started, the ethical use of location data was not a common topic in public policy or media discourse. But all that changed in early 2020. The COVID-19 pandemic significantly increased global interest in the use, effectiveness, and fairness of different applications for contact tracing, for monitoring activity in public spaces and workplaces, and for enforcing social distancing.
This focus on location data use served to highlight the importance and relevance of the Benchmark and EthicalGEO work, and supported the joint mission to bring location data into the global data ethics debates and data ethics into geospatial practice.
Throughout our work, there has been a great deal of interest among users of geospatial data to address and find solutions to the challenges. However, it became clear that users of location data had no shared principles, guidelines or frameworks specific to geospatial data.
Put simply, there was a lack of clarity on what questions to ask and how to discover where risks and harms could occur from uses of location data. Existing data ethics guidance tends to be silent about location data or consider it as only relating to privacy, being just another type of personal data can be used to identify individuals.
After many discussions with geospatial practitioners and organisations around the world, we concluded that shared ethical principles could improve clarity, trustworthiness and trust, and help to realise greater overall benefits from the use of geospatial data technologies.
This is why we embarked on writing the Locus Charter, the 10 principles of which are:
Realise the opportunities that location data can bring to the world
Understand impacts of the use of location data particularly for individuals and communities.
Protect the vulnerable
Address bias
Minimise intrusion, into people’s lives
Minimise data, only collect what you really need
Protect privacy
Prevent the identification of individuals
Provide accountability
The full Charter and preamble can be found at https://ethicalgeo.org/locus-charter.
There will always be different priorities in ethics for geospatial in different regions, countries, groups and contexts. As the Locus Charter community builds, users of location data are encouraged to join the community and help to evolve both the ethics dialogue and practice.
Making data ethical
The Benchmark Initiative funded four teams to develop solutions at the intersection of ethics and geospatial sciences:
Measuring representation in mobility data and protect people’s privacy
https://benchmarkinitiative.com/blog/PBIF_Summary
Identifying location-based sanitation data to improve decision making
https://benchmarkinitiative.com/blog/eir-gather
Clear your tracks
https://www.emergingfield.co.uk/work/clear-your-tracks
Transport Data: Maintaining privacy while generating insights
https://benchmarkinitiative.com/blog/Travelai_Pt1
Denise McKenzie is chair of the board of the UK Association for Geographic Information, co-author of the Locus Charter and serves on the Steering Committee of Women in Geospatial+.
ethics, geospatial data, news-5
C.R. Kennedy opens office in Tasmania
Here’s what’s in our Oct/Nov issue
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Adrianne Lenker. Photo by Genesis Baez.
The American Poet
Big Thief’s Adrianne Lenker performs solo in Eugene
Music by William KennedyPosted on 12/02/2021
Eugene audiences have every opportunity to see great live music, but rarely do we have the chance to catch an artist so creatively potent and critically relevant as Adrianne Lenker, who plays Dec. 5 at WOW Hall.
If that name isn’t immediately familiar, she might be better known for fronting the Americana-accented indie rock band Big Thief, considered by some to be the only band that matters, and deservedly so.
Lenker put out two quiet, and mostly acoustic-leaning, solo records early on in the pandemic: songs, a collection of boldly vulnerable interludes, and instrumentals, only two tracks long, clocking in at a bit more than a half an hour and, naturally enough, featuring wordless music. instrumentals is a companion piece to the first record, bringing the musician’s expressive and skilled exploration of the finger-picked acoustic guitar to the foreground. Always prolific, Lenker also has a 20-track double album on the way with Big Thief this February.
With her band and in her solo work, Lenker channels hillbilly, punk and ’60s insurgency, but like every great songwriter she stands both outside and within the genres she works in, capturing something that could only happen in the here and now. We’re just lucky to be there; her singing voice is an earthen reed, a seasonal stream and a vessel for rage and regret.
Reminiscent of Dylan’s “Mr. Tambourine Man,” a high point of songs is “zombie girl,” in which the narrator wakes up in the morning, “frozen in bed with a zombie girl/Vacant as a closed down fair,” regretting the desire that brought the pair together in the night before. Through the cold light of morning she sees these two lovers couldn’t be further apart, and that true connection is prevented by the transitory life of a musician.
Lenker sings, “Then the next night/Dreaming I could feel your skin/But the dream escaped so easily/And I woke up to the road again” — an overdue retelling of the “desire, ambition and loneliness” dilemma in ways that are typically reserved for men.
In one of Lenker’s older and best solo songs, “Angels,” off 2014’s B-sides and recorded with Buck Meek — her ex-husband with whom she also performs in Big Thief — she sings, “When I was only 12 years old, my parents went walking/I hate those wicked words they’d say when they started talking/He was headed for the open road, she turned and slammed the door/Learning love ain’t easy, child, when all you see is war” — she is an indie-folk American poet in a camper van, busking her way boldly through the mess of youth, eyeing the future.
Adrianne Lenker plays with Eugene’s Brian QTN 8 pm Sunday, Dec. 5, at WOW Hall; $20 advance, $23 door, all-ages.
Universal Appeal
Funky musician Karl Denson returns to Eugene
Music 5 days ago
Karl Denson. Photo by Robbie Jeffers
Funk and soul musician Karl Denson is back home in San Diego, speaking on the phone with Eugene Weekly after a four-night run in New … Continue reading →
The Ego and the Id
Eugene instrumental rock band Egotones debut new music at WOW Hall
Music 2 weeks ago
Egotones. Photo by Raven Perry.
In the depths of 2020’s live music shutdown, all of Eugene’s concert venues were quiet, save one: WOW Hall, where the long-running Eugene instrumental rock … Continue reading →
Feeling (20)22
Celebrate the New Year with great live music in Eugene
Candy Apple Bleu
Although we’re all still processing 2020, 2022 is just around the corner. If you’re masked, boosted and looking to celebrate the new year with live … Continue reading →
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Home. > IRV America > About IRV > How IRV Works
How IRV Works
IRV Flowchart
Flash Demonstrations
PowerPoint Demonstration
The Instant Runoff Voting Solution
How Instant Runoff Voting Works: IRV allows voters to rank candidates in order of preference (i.e. first, second, third, fourth and so on). Voters have the option to rank as many or as few candidates as they wish, but can vote without fear that ranking less favored candidates will harm the chances of their most preferred candidates. First choices are then tabulated, and if a candidate receives a majority of first choices, he or she is elected. If nobody has a clear majority of votes on the first count, a series of runoffs are simulated, using each voter�s preferences indicated on the ballot. The candidate who received the fewest first place choices is eliminated. All ballots are then retabulated, with each ballot counting as one vote for each voter's highest ranked candidate who has not been eliminated. Specifically, voters who chose the now-eliminated candidate will now have their ballots counted for their second ranked candidate -- just as if they were voting in a traditional two-round runoff election -- but all other voters get to continue supporting their top candidate. The weakest candidates are successively eliminated and their voters' ballots are redistributed to next choices until a candidate crosses a majority of votes.
Instant runoff voting allows for better voter choice and wider voter participation by accommodating multiple candidates in single seat races and assuring that a "spoiler effect" will not result in undemocratic outcomes. IRV allows all voters to vote for their favorite candidate without fear of helping elect their least favorite candidate, and it ensures that the winner enjoys true support from a majority of the voters. Plurality voting, as used in most American elections, does not meet these basic requirements for a fair election system that promotes cost-saving elections with wider participation.
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HUD’s Office of Policy Development and Research (PD&R) is pleased to announce that Fair Market Rents and Income Limits data are now available via an application programming interface (API). With this API, developers can easily access and customize Fair Market Rents and Income Limits data for use in existing applications or to create new applications. To create an account and get an access token, please visit the API page here: https://www.huduser.gov/portal/dataset/fmr-api.html.
The Department of Housing and Urban Development (HUD) sets income limits that determine eligibility for assisted housing programs including the Public Housing, Section 8 project-based, Section 8 Housing Choice Voucher, Section 202 housing for the elderly, and Section 811 housing for persons with disabilities programs. HUD develops income limits based on Median Family Income estimates and Fair Market Rent area definitions for each metropolitan area, parts of some metropolitan areas, and each non-metropolitan county.
Revised-1999
Query Tool
Effective April 1, 2021.
Access Individual Income Limits Areas
This system provides complete documentation of the development of the FY 2021 Income Limits (ILs) for any area of the country selected by the user. Official ILs, available in pdf and excel formats at this link, may differ slightly from those calculated in the documentation system, and should be used for ALL official purposes.
NOTE: Due to the Housing and Economic Recovery Act of 2008 (Public Law 110-289) the data presented in this system may not be applicable to projects financed with Section 42 Low Income Housing Tax Credits (LIHTC) or section 142 tax exempt private equity bonds. These projects should use the Multifamily Tax Subsidy Project Income Limits available at Multifamily Tax Subsidy Project Income Limits
Access Individual Median Family Income Areas
This system provides complete documentation of the development of the FY 2021 Median Family Income (MFI) estimates for any area of the country selected by the user. After selecting the desired geography, the user is provided a page containing a detailed account of how the final FY 2021 MFIs were developed using data from the 2012 American Community Survey (ACS) data.
FY 2021 Income Limits Methodology in pdf
Area Definition report in pdf
Notice of FY 2021 Income Limits for the Public Housing and Section 8 Programs in pdf
Tables for Section 8 Income Limits in pdf and WORD
Data for Section 8 Income Limits in MS EXCEL
Section 221(d)(3) BMIR, Section 235, and Section 236 Income Limits
Notice of FY 2021 Income Limits for the Section 221(d)(3) BMIR, Section 235, and Section 236 Programs in pdf
Tables for Section 221(d)(3) BMIR, Section 235, and Section 236 Income Limits in pdf
Data for Section 221(d)(3) BMIR, Section 235, and Section 236 Income Limits in MS EXCEL
Median Family Incomes
FY 2021 Median Income Methodology in pdf
Notice on Median Family Incomes for FY 2021, State Median Family Incomes in pdf
State Income Limits and Median Family Incomes
To view the FY 2021 State 30%, 50% and 80% Income Limits (based on median family incomes without adjustments made to HUD Income Limits), please click here.
HUD 30% Income Limit for ALL Areas
These are 30% Income Limits, calculated with high and low housing cost adjustments, state non-metropolitan minimum but without the increases for poverty guidelines in the Section 8 Extremely Low Family Incomes
Tables for HUD 30% Income Limits (in pdf)
Tables for HUD 30% Income Limits (in EXCEL)
Q. I live in a Low-Income Housing Tax Credit property and have been informed that my rent is increasing based on the publication of HUD Income Limits. Is HUD requiring or suggesting rent increases?
No. The Low-Income Housing Tax Credit (LIHTC) program is administered by the Internal Revenue Service (IRS). Pursuant to an IRS revenue ruling, participating properties base their rents on the income limits that HUD is mandated to publish. However, HUD has no control over how LIHTC rents are set and has not required or suggested rent increases. HUD continues to encourage property owners to exercise compassion with respect to tenants affected by the COVID-19 pandemic and would be surprised that an owner would be so out of step with the moment in which we are living to raise rents at this time.
Q2. Income limits have fallen in my area but haven’t done so in the past, why did this happen?
Beginning with FY 2010 Income Limits, HUD eliminated its long standing “hold harmless” policy. HUD’s “hold harmless” policy sustained Section 8 income limits for certain areas at previously published levels when reductions would otherwise have resulted from changes in median family incomes, housing cost adjustment data, median income update methodology, income limit methodology, or metropolitan area definitions. HUD eliminated the “hold harmless” policy to ensure better alignment between an area’s most recent income experience and the income thresholds for housing assistance.
Furthermore, in an effort to minimize disruptions in the operation of the Section 8 Housing Choice Voucher (HCV) program, HUD instituted maximum thresholds for the amount income limits can change from year to year. The new policy limits annual increases in income limits to 5 percent or twice the change in the national median family income, whichever is greater. For the FY 2021 income limits, the cap is almost 5 percent. For areas where income limits are decreasing, HUD limits the decrease to no more than 5 percent per year.
Income Limits for rural housing programs will continue their current hold-harmless policy at the request of the Rural Housing Service, because these limits are based on area definitions and program rules specified by the Rural Housing Service of the Department of Agriculture. Income-based rents used in the HOME Investment Partnerships program (HOME) will also be held harmless.
Q3. Why don’t the income limits for my area reflect recent gains (or losses)?
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 2021 Income Limits are calculated using 2014-2018 5-year American Community Survey (ACS) data, and one-year 2017 data where possible. This is a two-year lag, so more current trends in median family income levels are not available.
Q4. What is the difference between HUD’s Median Family Income (MFI) and Area Median Income (AMI)?
HUD estimates Median Family Income (MFI) annually for each metropolitan area and non-metropolitan county. The metropolitan area definitions are the same ones HUD uses for Fair Market Rents (except where statute requires a different configuration). HUD calculates Income Limits as a function of the area's Median Family Income (MFI). 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.
The term Area Median Income is the term used more generally in the industry. If the term Area Median Income (AMI) is used in an unqualified manor, this reference is synonymous with HUD's MFI. However, if the term AMI is qualified in some way - generally percentages of AMI, or AMI adjusted for family size, then this is a reference to HUD's income limits, which are calculated as percentages of median incomes and include adjustments for families of different sizes.
Q5. Why does my very low-income limit not equal 50% of my median family income (or my low-income limit not equal 80% of my median income)?
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. These exceptions are detailed in the FY 2021 Income Limits Methodology Document, https://www.huduser.gov/portal/datasets/il.html#2021_data. Please also note that Tables 1 and 2 (beginning on page 5) show that most nonmetropolitan area income limits are based on state nonmetropolitan area medians.
For further information on the exact adjustments made to an individual area of the country, please see our FY 2021 Income Limits Documentation System. The documentation system is available at https://www.huduser.gov/portal/datasets/il.html#2021_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.
Q6. Why is the Extremely Low-Income Limit much higher than in the past and sometimes no different than the Very Low-Income Limit?
The Quality Housing and Work Responsibility Act of 1998 established a new income limit standard based on 30 percent of median family income (the extremely low-income limits), which was to be adjusted for family size and for areas of unusually high or low family income. A statutory change was made in 1999 to clarify that these income limits should be tied to the Section 8 very low-income limits.
The Consolidated Appropriations Act, 2014 further modified and redefined these limits as Extremely Low Family income limits to ensure that these income limits would not fall below the poverty guidelines determined for each family size. Specifically, extremely low-income families are defined to be very low-income families whose incomes are the greater of the Poverty Guidelines as published and periodically updated by the Department of Health and Human Services or the 30 percent income limits calculated by HUD. Puerto Rico and other territories are specifically excluded from this adjustment. There are separate poverty guidelines for Alaska and Hawaii. The remaining 48 states and the District of Columbia use the same poverty guidelines. The extremely low-income limits therefore are first calculated as 30/50ths (60 percent) of the Section 8 very low-income limits. They are then compared to the appropriate poverty guideline and if the poverty guideline is higher, that value is chosen. If the poverty guideline is above the very low-income limit at that family size, the extremely low-income limit is set at the very low-income limit because the definition of extremely low-income limits caps them at the very low-income levels.
Q7. Why am I unable to access the FY 2021 Income Limits Documentation System using a prior year bookmark, or using the results of web search? Using links from these methods generally result in broken webpages.
The income limits documentation calculates median family incomes and income limits for each area of the country; therefore, certain parameters must be set for these calculations to be performed correctly. Please access the FY 2021 Income Limits Documentation System using this link: https://www.huduser.gov/portal/datasets/il.html#2021_query
Q8. How does HUD calculate median family incomes?
To calculate the FY 2021 median incomes, HUD uses 2018 ACS or PRCS median family incomes as the basis for FY 2020 medians for all areas designated as Fair Market Rent areas in the US and Puerto Rico. For FY 2021, HUD has updated its definition of statistical validity for ACS data. For an ACS estimate to be considered statistically valid, the estimate must have a margin of error less than half the size of the estimate and the estimate must be based on at least 100 observations. In areas where there is a statistically valid survey estimate using 2018 one-year ACS or PRCS data, that is used. If not, statistically valid 2018 five-year data is used. Where statistically valid five-year data is not available, HUD will average the minimally statistically valid income estimates from the previous three years of ACS or PRCS data. Minimal statistical validity is defined as those ACS estimates where the margin of error of the estimate is less than half the size of the estimate. ACS data from 2018, 2017, and 2016 will be evaluated to determine if it is minimally statistically valid. HUD averages the minimally statistically valid 5-year data which is adjusted to 2018 dollars using the national change in CPI between the ACS year of the data and 2018. For all places in the US and Puerto Rico: All estimates (using either one-year data or five-year data) are then trended from 2018 to the midpoint of FY 2021.
A Consumer Price Index (CPI) forecast as published by the Congressional Budget Office is used in the trend factor calculation to bring the 2018 ACS data forward to the middle of FY 2021.
For additional details concerning the use of the ACS in HUD’s calculations of MFI, please see our FY 2021 Median Family Income methodology document, at https://www.huduser.gov/portal/datasets/il.html#2021_data.
Additionally, full documentation of all calculations for Median Family Incomes are available in the FY 2021 Median Family Income and the FY 2021 Income Limits Documentation System. These systems are available at https://www.huduser.gov/portal/datasets/il.html#2021_query.
Area Definitions:
Q9. Why do area definitions change for median incomes and income limits?
HUD follows Office of Management and Budget (OMB) definitions of metropolitan areas with some exceptions. In 2006, when HUD implemented the widespread area definition changes OMB made based on the 2000 Decennial Census, exceptions were made to the new OMB area definitions when FMR or MFI changes for new areas were greater than five percent. HUD created exception subareas, called HUD Metro FMR Areas (HMFA), which continue to exist today.
The FY 2021 MFIs and income limits are based on new metropolitan area definitions, defined by OMB using commuting relationships from the 2010 Decennial Census, as updated through 2018. While HUD has maintained its HMFA subareas, there is no longer the five percent FMR or median income test; all counties added to metropolitan areas will be an HMFA with rents and incomes based on their own county data, where available. The disposition of all counties is shown in the Area Definitions report https://www.huduser.gov/portal/datasets/il.html#2021_data.
Q10. What is the relationship between Fair Market Rent areas and Income Limit areas?
With minor exceptions, FMR areas and Income Limit areas are identical. HUD uses FMR areas in calculating income limits because FMRs are needed for the calculation of some income limits; specifically, to determine high and low housing cost adjustments. Also, the two sets of area definitions are linked in statutory history. The exception to the similarity between Fair Market Rent areas and Income Limit areas is Rockland County, NY. By statute, income limits are calculated for Rockland County, NY while separate FMRs are not.
Q11. What does the term “HMFA” mean?
HUD Metro FMR Area. This term indicates that only a portion of the OMB-defined metropolitan statistical area (MSA) is in the area to which the income limits (or FMRs) apply. HUD is required by OMB to alter the name of metropolitan geographic entities it derives from the MSAs when the geography is not the same as that established by OMB.
Multifamily Tax Subsidy Projects (MTSPs) (otherwise known as Low-Income Tax Credit projects (LIHTC) or tax-exempt bond-financed projects)
Q12. What are Multifamily Tax Subsidy Projects?
Multifamily Tax Subsidy Projects (MTSPs), a term coined by HUD, are all Low-Income Housing Tax Credit projects under Section 42 of the Internal Revenue Code and multifamily projects funded by tax-exempt bonds under Section 142 (which generally also benefit from LIHTC). These projects may have special income limits established by statute so HUD publishes them on a separate webpage. If you are a tax credit developer or resident in an MTSP, please go to the following site to determine what the appropriate income limits are, https://www.huduser.gov/portal/datasets/mtsp.html.
Q13. How can 60 percent income limits be calculated?
For the Low-Income Housing Tax Credit program, users should refer to the FY 2021 Multifamily Tax Subsidy Project income limits available at https://www.huduser.gov/portal/datasets/mtsp.html. The formula used to compute these income limits is as follows: take 120 percent of the Very Low-Income Limit. Do not calculate income limit percentages based on a direct arithmetic relationship with the median family income; there are too many exceptions made to the arithmetic rule in computing income limits.
Q13. How are maximum rents for Low-Income Housing Tax Credit projects computed from the very low-income limits?
Please consult with the state housing financing agency that governs the tax credit project in question for a determination of official maximum rental rates. A list of state housing finance agencies can be found at http://lihtc.huduser.org/agency_list.htm. The Low-Income Housing Tax Credit program is a U.S. Treasury Department program; therefore, HUD has no official authority over setting maximum rental rates. The following table is included for informational purposes only.
The imputed income limitation (as defined in 26 U.S.C. Sec. 42(g)(2)) is 60 percent of the median income. A rent may not exceed 30 percent of this imputed income limitation under 26 U.S.C. Sec. 42(g)(2). Unit rents by number of bedrooms are derived from Very Low-Income Limits (VLILs) for the different household sizes according to the following table:
LIHTC Maximum Rent Derivation from HUD Very Low-Income Limits (VLILs)
50% MFI Unit Maximum Monthly Rent is 1/12 of 30% of: 1-Person VLIL (1-Person VLIL + 2-Person VLIL)/2 3-Person VLIL (4-Person VLIL + 5-Person VLIL)/2 6-Person VLIL
60% MFI Unit Maximum Monthly Rent is 1/12 of 30% of: 120% of 1-Person VLIL 120 % of [(1-Person VLIL + 2-Person VLIL)/2] 120% of 3-Person VLIL 120% of [(4-Person VLIL + 5-Person VLIL)/2] 120% of 6-Person VLIL
NOTE: Maximum rents for larger units are set by assuming an additional 1.5 persons per bedroom.
Q14. What is the national non-metro median to be used to calculate the floor on rural LIHTC rents?
Section 3004 of the Housing and Economic Recovery Act (HERA) specifies that any project for residential rental property located in a rural area (as defined in section 520 of the Housing Act of 1949) use the maximum of the area median gross income or the national non-metropolitan median income. The FY 2021 non-metropolitan median income is: $63,400 and the 1-8 person 50-percent income limits based on the non-metropolitan median income are listed below:
1 Person 2 Person 3 Person 4 Person 5 Person 6 Person 7 Person 8 Person
Q9. What is the relationship between Fair Market Rent areas and Income Limit areas?
With minor exceptions, FMR areas and Income Limit areas are identical. HUD uses FMR areas in calculating income limits because FMRs (or 40th percentile rents for 50th percentile FMR areas) are needed for the calculation of some income limits; specifically, to determine high and low housing cost adjustments. Also, the two sets of area definitions are linked in statutory history. The exception to the similarity between Fair Market Rent areas and Income Limit areas is Rockland County, NY. By statute, income limits are calculated for Rockland County, NY while separate FMRs are not.
Please consult with the state housing financing agency that governs the tax credit project in question for a determination of official maximum rental rates. A list of state housing finance agencies can be found at https://lihtc.huduser.gov/agency_list.htm. The Low-Income Housing Tax Credit program is a U.S. Treasury Department program; therefore, HUD has no official authority over setting maximum rental rates. The following table is included for informational purposes only.
60% MFI Unit Maximum Monthly Rent is 1/12 of 30% of: 120% of 1-Person VLIL 120% of [(1-Person VLIL + 2-Person VLIL)/2] 120% of 3-Person VLIL 120% of [(4-Person VLIL + 5-Person VLIL)/2] 120% of 6-Person VLIL
Effective April 24, 2019.
Furthermore, in an effort to minimize disruptions in the operation of the Section 8 Housing Choice Voucher (HCV) program, HUD instituted maximum thresholds for the amount income limits can change from year to year. The new policy limits annual increases in income limits to 5 percent or twice the change in the national median family income, whichever is greater. For the FY 2019 income limits, the cap is slightly over 10 percent. For areas where income limits are decreasing, HUD limits the decrease to no more than 5 percent per year.
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. These exceptions are detailed in the FY 2019 Income Limits Methodology Document, https://www.huduser.gov/portal/datasets/il//il19/IncomeLimitsMethodology-FY19.pdf. Please also note that Tables 1 and 2 (beginning on page 5) show that most nonmetropolitan area income limits are based on state nonmetropolitan area medians.
For further information on the exact adjustments made to an individual area of the country, please see our FY 2019 Income Limits Documentation System. The documentation system is available at https://www.huduser.gov/portal/datasets/il.html#2019_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.
For additional details concerning the use of the ACS in HUD’s calculations of MFI, please see our FY 2019 Median Family Income methodology document, at https://www.huduser.gov/portal/datasets/il/il19/Medians-Methodology-FY19.pdf.
Additionally, full documentation of all calculations for Median Family Income and Income Limits is available in our FY 2019 Income Limits Documentation System. This system is available at https://www.huduser.gov/portal/datasets/il.html#2019_query.
Furthermore, in an effort to minimize disruptions in the operation of the Section 8 Housing Choice Voucher (HCV) program, HUD instituted maximum thresholds for the amount income limits can change from year to year. The new policy limits annual increases in income limits to 5 percent or twice the change in the national median family income, whichever is greater. For the FY 2018 income limits, the cap is almost 11.5 percent. For areas where income limits are decreasing, HUD limits the decrease to no more than 5 percent per year.
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. These exceptions are detailed in the https://www.huduser.gov/portal/datasets/il//il18/IncomeLimitsMethodology-FY18.pdf. Please review this report and pay special attention to Attachments 3 and 4 that list the exceptions for metropolitan areas. Please also note that Tables 1 and 2 (beginning on page 5) show that most nonmetropolitan area income limits are based on state nonmetropolitan area medians.
For further information on the exact adjustments made to any area of the country, please see our FY 2018 Income Limits Documentation System. The documentation system is available at https://www.huduser.gov/portal/datasets/il.html#2018_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.
The Consolidated Appropriations Act, 2014 further modified and redefined these limits as Extremely Low Family income limits to ensure that these income limits would not fall below the poverty guidelines determined for each family size. Specifically, extremely low-income families are defined to be very low-income families whose incomes are the greater of the Poverty Guidelines as published and periodically updated by the Department of Health and Human Services or the 30 percent income limits calculated by HUD. Puerto Rico and other territories are specifically excluded from this adjustment. There are separate poverty guidelines for Alaska and Hawaii. The remaining 48 states and the District of Columbia use the same poverty guidelines. The extremely low-income limits therefore are first calculated as 30/50ths (60 percent) of the Section 8 very low-income limits. They are then compared to the appropriate poverty guideline and if the poverty guideline is higher, that value is chosen. If the poverty guideline is above the very low-income limit at that family size, the extremely low income limit is set at the very low income limit because the definition of extremely low income limits caps them at the very low-income levels.
The FY 2018 MFIs and income limits are based on new metropolitan area definitions, defined by OMB using commuting relationships from the 2010 Decennial Census, as updated through 2015. While HUD has maintained its HMFA subareas, there is no longer the five percent FMR or median income test; all counties added to metropolitan areas will be an HMFA with rents and incomes based on their own county data, where available. The disposition of all counties is shown in the Area Definitions report https://www.huduser.gov/portal/datasets/il/il18/area-definitions-FY18.pdf.
Please consult with the state housing financing agency that governs the tax credit project in question for a determination of official maximum rental rates. A list of state housing finance agencies can be found at https://lihtc.huduser.gov/agency_list.htm. The Low- Income Housing Tax Credit program is a U.S. Treasury Department program; therefore, HUD has no official authority over setting maximum rental rates. The following table is included for informational purposes only.
Effective 04/14/2017.
CBO CPI Forecast: https://www.cbo.gov/about/products/budget_economic_data#4
Please use the “Jan 2017” link under 10 year Economic Projections label, Use Tab “3. Fiscal Year”, Row 27 Consumer Price Index, All Urban Consumers (CPI-U) Column G (2017)
FY 2017 Income Limits Briefing Material in pdf
Beginning with FY 2010 Income Limits, HUD eliminated its long standing “hold harmless” policy. HUD’s “hold harmless” policy maintained Section 8 income limits for certain areas at previously published levels when reductions would otherwise have resulted from changes in median family income (MFI) estimates, housing cost adjustment data, MFI update methodology, income limit methodology, or metropolitan area definitions. HUD eliminated the “hold harmless” policy to ensure better alignment between an area’s most recent income experience and the income thresholds for housing assistance.
Furthermore, in an effort to minimize disruptions in the operation of the Section 8 Housing Choice Voucher (HCV) program, HUD instituted maximum thresholds for the amount income limits can change from year to year. The new policy limits annual increases in income limits to 5 percent or twice the change in the national median family income, whichever is greater. For the FY 2016 income limits, the cap is 5 percent. For areas where income limits are decreasing, HUD limits the decrease to no more than 5 percent per year.
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 2017 Income Limits are calculated using 2010-2014 5-year American Community Survey (ACS) data, and one-year 2014 data where possible. This is a two-year lag, so more current trends income trends are not available.
Q3. Why does my very low income limit not equal 50% of my median family income (MFI) (or my low-income limit not equal 80% of my MFI)?
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. These exceptions are detailed in the FY 2017 Income Limits Briefing Material report, https://www.huduser.gov/portal/datasets/il/il17/IncomeLimitsBriefingMaterial-FY17.pdf. Please review this report and pay special attention to Attachments 3 and 4 that list the exceptions for metropolitan areas. Please also note that Tables 1 and 2 (beginning on page 7) show that most nonmetropolitan area income limits are based on state nonmetropolitan area medians.
For further information on the exact adjustments made to any area of the country, please see our FY 2016 Income Limits Documentation System. The documentation system is available at https://www.huduser.gov/portal/datasets/il/il17/index_il2017.html. Once the area in question is selected, a summary of the area’s MFI, Very Low-Income, Extremely Low-Income, and Low-Income Limits are displayed. Detailed calculations are obtained by selecting the relevant links.
The Quality Housing and Work Responsibility Act of 1998 established a new income limit standard based on 30 percent of median family income (the extremely low income limits), which was to be adjusted for family size and for areas of unusually high or low family income. A statutory change was made in 1999 to clarify that these income limits should be tied to the Section 8 very low-income limits.
The Consolidated Appropriations Act, 2014 further modified and redefined these limits as Extremely Low Family income limits to ensure that these income limits would not fall below the poverty guidelines determined for each family size. Specifically, extremely low income families are defined to be very low-income families whose incomes are the greater of the Poverty Guidelines as published and periodically updated by the Department of Health and Human Services or the 30 percent income limits calculated by HUD. Puerto Rico and other territories are specifically excluded from this adjustment. There are separate poverty guidelines for Alaska and Hawaii. The remaining 48 states and the District of Columbia use the same poverty guidelines. The extremely low income limits therefore are first calculated as 30/50ths (60 percent) of the Section 8 very low-income limits. They are then compared to the appropriate poverty guideline and if the poverty guideline is higher, that value is chosen. If the poverty guideline is above the very low income limit at that family size, the extremely low income limit is set at the very low income limit because the definition of extremely low income limits caps them at the very low-income levels.
To calculate the FY 2017 MFI estimates, HUD incorporates 2010-2014 5-year ACS data. Specifically, for each metropolitan area, subarea of a metropolitan area, and non- metropolitan county, 2010-2014 5-year ACS data is used as the new basis for calculating MFI estimates. In areas where there is a valid 1-year ACS survey MFI result, HUD endeavors to use this data as well to take advantage of more recent survey information. By using both the 5-year data and the 1-year data, where available, HUD is establishing a new basis for median family income estimates while also capturing the most recent information available.
After using the 2014 ACS income data, a Consumer Price Index (CPI) forecast as published by the Congressional Budget Office brings the 2014 ACS data forward to the middle of FY 2017.
For additional details concerning the use of the ACS in HUD’s calculations of MFI, please see our FY 2017 Income Limits Briefing Materials, Attachment 2 at https://www.huduser.gov/portal/datasets/il/il17/IncomeLimitsBriefingMaterial-FY17.pdf.
Additionally, full documentation of all calculations for Median Family Income and Income Limits is available in our FY 2017 Income Limits Documentation System. This system is available at the same web address.
The FY 2017 MFIs and income limits are based on new metropolitan area definitions, based on the 2010 Decennial Census by OMB. While HUD has maintained its HMFA subareas, there is no longer the five percent FMR or MFI test; all counties added to metropolitan areas will be an HMFA with rents and incomes based on their own county data, where available. The disposition of all counties is shown in the Area Definitions report https://www.huduser.gov/portal/datasets/il/il17/area-definitions-FY17.pdf.
Q8. What does the term “HMFA” mean?
HUD Metro FMR Area. This term indicates that only a portion of the OMB-defined core-based statistical area (CBSA) is in the area to which the income limits (or FMRs) apply. HUD is required by OMB to alter the name of metropolitan geographic entities it derives from the CBSAs when the geography is not the same as that established by OMB.
Q9. How can you tell if the entire CBSA or just the subarea (SA) is used to calculate the income limits?
The FY 2017 Income Limits Area Definitions report places a “CBSA” in front of those areas where all counties in the CBSA are used in the calculation; an “SA” is placed in front of those areas where only the counties or towns of the subarea are used. Note that HUD Metro FMR Areas (HMFAs) are not the same as CBSAs, but that an HMFA’s income limits may be based on CBSA data. To determine if income estimates are based on the subarea or CBSA income, please review the FY 2017 Area Definitions report https://www.huduser.gov/portal/datasets/il/il17/area-definitions-FY17.pdf.
For the Low Income Housing Tax Credit program, users should refer to the FY 2017 Multifamily Tax Subsidy Project income limits available at https://www.huduser.gov/portal/datasets/mtsp.html. The formula used to compute these income limits is as follows: take 120 percent of the Very Low-Income Limit. Do not calculate income limit percentages based on a direct arithmetic relationship with the MFI; there are too many exceptions made to the arithmetic rule in computing income limits.
Please consult with the state housing financing agency that governs the tax credit project in question for a determination of official maximum rental rates. A list of state housing finance agencies can be found at https://lihtc.huduser.gov/agency_list.htm. The Low Income Housing Tax Credit program is a U.S. Treasury Department program; therefore, HUD has no official authority over setting maximum rental rates. The following table is included for informational purposes only.
The imputed income limitation (as defined in 26 U.S.C. Sec. 42(g)(2)) is 60 percent of the MFI. A rent may not exceed 30 percent of this imputed income limitation under 26 U.S.C. Sec. 42(g)(2). Unit rents by number of bedrooms are derived from Very Low Income Limits (VLILs) for the different household sizes according to the following table:
Effective 03/28/2016
Tables for Section 8 Income Limits in pdf
State Map of Median Income and Income Limits
To view all Section 8 Income Limits and Median Family Incomes for a specific State, in pdf format, go to the map below and click on that State.
You can also use the Dropdown below:
Select a State Alaska Alabama Arkansas Arizona California Colorado Connecticut District of Columbia Delaware Florida Georgia Hawaii Iowa Idaho Illinois Indiana Kansas Kentucky Louisiana Massachusetts Maryland Maine Michigan Minnesota Missouri Mississippi Montana North Carolina North Dakota Nebraska New Hampshire New Jersey New Mexico Nevada New York Ohio Oklahoma Oregon Pennsylvania Peurto Rico Rhode Island South Carolina South Dakota Tennessee Texas Utah Virginia Vermont Washington Wisconsin West Virginia Wyoming
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 2016 Income Limits are calculated using 2009-2013 5-year American Community Survey (ACS) data. The effects of the recovery in local area incomes are most likely to be detected in 2012 and 2013, but this represents only 40 percent of the survey sample. In areas where there is sufficient sample for a one-year update, the 2013 data does generally show an increase in incomes.
Multifamily Tax Subsidy Projects (MTSPs), a term coined by HUD, are all Low Income Housing Tax Credit projects under Section 42 of the Internal Revenue Code and multifamily projects funded by tax-exempt bonds under Section 142 (which generally also benefit from LIHTC). These projects may have special income limits established by statute so HUD has published them on a separate webpage. If you are a tax credit developer or resident in an MTSP, please go to the following site to determine what the appropriate income limits are, https://www.huduser.gov/portal/datasets/mtsp.html.
Q12. How are maximum rents for Low Income Housing Tax Credit projects computed from the very low income limits?
LIHTC Maximum Rent Derivation from HUD Very Low Income Limits (VLILs)
This system provides complete documentation of the development of the FY 2015 Income Limits (ILs) for any area of the country selected by the user.
Revised Income Limits for San Jose-Sunnyvale-Santa Clara, CA were posted on March 10, 2015.
Tables for Section 221(d)(3) BMIR, Section 235, and Section 236 Income Limits in pdf and MS WORD
Furthermore, in an effort to minimize disruptions in the operation of the Section 8 Housing Choice Voucher (HCV) program, HUD instituted maximum thresholds for the amount income limits can change from year to year. The new policy limits annual increases in income limits to 5 percent or twice the change in the national median family income, whichever is greater. For the FY 2015income limits, the cap is 5.9 percent. For areas where income limits are decreasing, HUD limits the decrease to no more than 5 percent per year.
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 2015 Income Limits are calculated using 2008-2012 5-year American Community Survey (ACS) data. The effects of the recovery in local area incomes are most likely to be detected in 2012, but this represents only 20 percent of the survey sample. In areas where there is sufficient sample for a one-year update, the 2012 data does generally show an increase in incomes.
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. These exceptions are detailed in the FY 2015Income Limits Briefing Material report, at the following site: https://www.huduser.gov/portal/datasets/il.html#2015. Please review this report and pay special attention to Attachments 3 and 4 that list the exceptions for metropolitan areas. Please also note that Tables 1 and 2 (beginning on page 7) show that most nonmetropolitan area income limits are based on state nonmetropolitan area medians.
For further information on the exact adjustments made to any area of the country, please see our FY 2015 Income Limits Documentation System. The documentation system is available at: https://www.huduser.gov/portal/datasets/il.html#2015. Once the area in question is selected, a summary of the area’s MFI, Very Low-Income, Extremely Low- Income, and Low-Income Limits are displayed. Detailed calculations are obtained by selecting the relevant links.
The Consolidated Appropriations Act, 2014 further modified and redefined these limits as Extremely Low Family income limits to ensure that these income limits would not fall below the poverty guidelines determined for each family size. Specifically, extremely low income families are defined to be very low-income families whose incomes are the greater of the Poverty Guidelines as published and periodically updated by the Department of Health and Human Services or the 30 percent income limits calculated by HUD. Puerto Rico and other territories are specifically excluded from this adjustment. There are separate poverty guidelines for Alaska and Hawaii. The remaining 48 states and the District of Columbia use the same poverty guidelines. The extremely low income limits therefore are first calculated as 30/50ths (60 percent) of the Section 8 very low- income limits. They are then compared to the appropriate poverty guideline and if the poverty guideline is higher, that value is chosen. If the poverty guideline is above the very low income limit at that family size, the extremely low income limit is set at the very low income limit because the definition of extremely low income limits caps them at the very low-income levels.
For additional details concerning the use of the ACS in HUD’s calculations of MFI, please see our FY 2015 Income Limits Briefing Materials, Attachment 2 at the following web address: https://www.huduser.gov/portal/datasets/il.html#2015.
Since 2006, OMB updated its metropolitan area definitions based on updated population counts and updated commuting data collected by the Census Bureau. There have been no significant changes in area definitions since the FY 2010 Income Limits. For a complete description of the area definitions as used in the FY 2015 Income Limits, please review the Area Definitions report: https://www.huduser.gov/portal/datasets/il.html#2015.
The February 28, 2013, OMB Metropolitan Area definition update based on 2010 Decennial Census and ACS data has not been incorporated in the FMR process due to the timing of the release of these new definitions and the lack of availability of ACS data conforming to them. HUD will incorporate these new area definitions into the Proposed FY 2016 FMR calculations. Once accepted into the FMR process, the new area definitions will be incorporated into the 2016 Income Limits.
With minor exceptions, FMR areas and Income Limit areas are identical. HUD uses FMR areas in calculating income limits because FMRs (or 40th percentile rents for 50th percentile FMR areas) are needed for the calculation of some income limits; specifically to determine high and low housing cost adjustments. Also, the two sets of area definitions are linked in statutory history. The two exceptions to the similarity between Fair Market Rent areas and Income Limit areas are Columbia, MD and Rockland County, NY. Due to historical precedent, independent FMRs are calculated for Columbia, MD, but income limits are not. By statute, income limits are calculated for Rockland County, NY while separate FMRs are not.
The FY 2015 Income Limits Area Definitions report places a “CBSA” in front of those areas where all counties in the CBSA are used in the calculation; an “SA” is placed in front of those areas where only the counties or towns of the subarea are used. Note that HUD Metro FMR Areas (HMFAs) are not the same as CBSAs, but that an HMFA’s income limits may be based on CBSA data. To determine if income estimates are based on the subarea or CBSA income, please review the FY 2015Area Definitions report at: https://www.huduser.gov/portal/datasets/il.html#2015.
Multifamily Tax Subsidy Projects (MTSPs), a term coined by HUD, are all Low Income Housing Tax Credit projects under Section 42 of the I.R.S. Code and multifamily projects funded by tax-exempt bonds under Section 142 (which generally also benefit from LIHTC). These projects may have special income limits established by statute so HUD has published them on a separate webpage. If you are a tax credit developer or resident in an MTSP, please go to the following site to determine what the appropriate income limits are, https://www.huduser.gov/portal/datasets/mtsp.html.
The imputed income limitation (as defined in 26USC Sec. 42(g)(2)) is 60 percent of the MFI. A rent may not exceed 30 percent of this imputed income limitation under 26USC Sec. 42(g)(2). Unit rents by number of bedrooms are derived from Very Low Income Limits (VLILs) for the different household sizes according to the following table:
Section 3004 of the Housing and Economic Recovery Act (HERA) specifies that any project for residential rental property located in a rural area (as defined in section 520 of the Housing Act of 1949) use the maximum of the area median gross income or the national non-metropolitan median income. The FY 2015 non-metropolitan median income is: $54,100 and the 1-8 person 50% income limits based on the non-metropolitan median income are listed below:
18,950 $21,650 $24,350 $27,050 $29,200 $31,400 $33,550 $35,700
Revised for Extremely Low Income Limits, effective 07/01/2014
Revised for Extremely Low Income Limits, effective 07/01/2014.
Extremely Low Income Limits
Table for Section 8 Extremely Low Income Limits in pdf and MS WORD
Area Definition report
Tables for Section 8 Income Limits in pdf and MS WORD
Median Family Incomes:
To view the FY 2014 State Extremely Low (30%), Very Low (50%) and Low (80%) Income Limits, please click here.
Furthermore, in an effort to minimize disruptions in the operation of the section 8 Housing Choice Voucher program, HUD instituted maximum thresholds for the amount income limits can change from year to year. The new policy limits annual increases in income limits to 5 percent or twice the change in the national median family income, whichever is greater. For areas where income limits are decreasing, HUD limits the decrease to no more than 5 percent per year.
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 2014 Income Limits are calculated using 2007-2011 5-year American Community Survey (ACS) data. The effects of the latest recession on local area incomes are most likely to be detected in 2011, but this represents only 20 percent of the survey sample. In areas where there is sufficient sample for a one-year update, the 2011 data does generally show a decline in incomes.
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. These exceptions are detailed in the FY 2014Income Limits Briefing Material report, at the following site: https://www.huduser.gov/portal/datasets/il/il14/IncomeLimitsBriefingMaterial_FY14.pdf Please review this report and pay special attention to Attachments 3 and 4 that list the exceptions for metropolitan areas. Please also note that Tables 1 and 2 (beginning on page 7) show that most nonmetropolitan area income limits are based on state nonmetropolitan area medians.
For further information on the exact adjustments made to any area of the country, please see our FY 2014 Income Limits Documentation System. The documentation system is available at: https://www.huduser.gov/portal/datasets/il.html#2014. Once the area in question is selected, a summary of the area’s MFI, Very Low-Income, Extremely Low-Income, and Low-Income Limits are displayed. Detailed calculations are obtained by selecting the relevant links.
After using the 2011 ACS income data, the Consumer Price Index (CPI) is used to update the 2011 data through the end of 2012. A trend factor is used to set the FY 2014 MFI estimate as of the mid-point of the fiscal year, or April 2014. This trend factor is based on the average annual change in incomes measured between 2006 and 2011 using the 1-year ACS. The new average annual trend factor is 0.98 percent.
For additional details concerning the use of the ACS in HUD’s calculations of MFI, please see our FY 2014 Income Limits Briefing Materials, Attachment 2 at the following web address: https://www.huduser.gov/portal/datasets/il/il14/IncomeLimitsBriefingMaterial_FY14.pdf.
Additionally, full documentation of all calculations for Median Family Income and Income Limits is available in our FY 2014 Income Limits Documentation System. This system is available at this web address: https://www.huduser.gov/portal/datasets/il.html#2014.
Area Definitions
HUD follows Office of Management and Budget (OMB) definitions of metropolitan areas with some exceptions. In 2006, when HUD implemented the widespread area definition changes OMB made based on the 2000 Decennial Census, exceptions were made to the new OMB area definitions when FMR or MFI changes for new areas were greater than five percent. HUD created exception subareas, called HUD Metro FMR Areas, which continue to exist today.
Since 2006, OMB updated its metropolitan area definitions based on updated population counts and updated commuting data collected by the Census Bureau. There have been no significant changes in area definitions since the FY 2010 Income Limits. For a complete description of the area definitions as used in the FY 2013 Income Limits, please review the Area Definitions report: https://www.huduser.gov/portal/datasets/il/il14/area_definitions.pdf.
The February 28, 2013, OMB Metropolitan Area definition update based on 2010 Decennial Census and ACS data has not been incorporated in the FMR process due to the timing of the release of these new definitions and the lack of availability of ACS data conforming to them. HUD will work toward incorporating these new area definitions into the Proposed FY 2015 FMR calculations; however, this is dependent on the availability of ACS data conforming to the new area definitions.
The FY 2014 Income Limits Area Definitions report places a “CBSA” in front of those areas where all counties in the CBSA are used in the calculation; an “SA” is placed in front of those areas where only the counties or towns of the subarea are used. Note that HUD Metro FMR Areas (HMFAs) are not the same as CBSAs, but that an HMFA’s income limits may be based on CBSA data. To determine if income estimates are based on the subarea or CBSA income, please review the FY 2014Area Definitions report at: https://www.huduser.gov/portal/datasets/il/il14/area_definitions.pdf
Q9. What are Multifamily Tax Subsidy Projects?
Section 3004 of the Housing and Economic Recovery Act (HERA) specifies that any project for residential rental property located in a rural area (as defined in section 520 of the Housing Act of 1949) use the maximum of the area median gross income or the national non-metropolitan median income. The FY 2014 non-metropolitan median income is: $52,500.
Q13. What are the income limits that are used in certain provisions of the Gulf Opportunity Zone (GO Zone) Act of 2005 (also based on the non-metropolitan median income of $52,500)?
The 1-8 Person 50% Income Limits are as follows:
The effective date is December 11, 2012.
This system provides complete documentation of the development of the FY 2013 Income Limits (ILs) for any area of the country selected by the user. As in FY2012, Income Limits for the Section 8 program are no longer be subject to HUD's Hold Harmless Policy. Please refer to the following Federal Register Notice, available here, for more information.
This system provides complete documentation of the development of the FY 2013 Median Family Income (MFI) estimates for any area of the country selected by the user. After selecting the desired geography, the user is provided a page containing a detailed account of how the final FY 2013 MFIs were developed using 5-year data from the 2010 American Community Survey (ACS) data.
Revised FY 2013 Data Published 12/11/2012, Supersedes Medians and Income Limits Posted on 12/4/2012 for All Areas.
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 highincome areas. These exceptions are detailed in the FY 2013Income Limits Briefing Material report, at the following site: https://www.huduser.gov/portal/datasets/il/il13/IncomeLimitsBriefingMaterial_FY13.pdf Please review this report and pay special attention to Attachments 3 and 4 that list the exceptions for metropolitan areas. Please also note that Tables 1 and 2 (beginning on page 7) show that most nonmetropolitan area income limits are based on state nonmetropolitan area medians.
To calculate the FY 2013 MFI estimates, HUD incorporates 2006-2010 5-year ACS data. Specifically, for each metropolitan area, subarea of a metropolitan and non-metropolitan county, 5-year ACS data is used as the new basis for calculating MFI estimates. In areas where there is a valid 1-year ACS survey MFI result, HUD endeavors to use this data as well to take advantage of more recent survey information. By using both the 5-year data and the 1-year data, where available, HUD is establishing a new basis for median family income estimates while also capturing the most recent information available.
After using the 2010 ACS income data, the Consumer Price Index (CPI) is used to update the 2010 data through the end of 2011. A trend factor is used to set the FY 2013 MFI estimate as of the mid-point of the fiscal year, or April 2013. This trend factor is based on the average annual change in incomes measured between 2005 and 2010 using the 1 year ACS. Previously, the trend factor was based on income data from 1990 to 2000, as measured by the decennial census. The new average annual trend factor is 1.67 percent, compared with the 3.0 percent used in FY 2012. Area rents at the 40th percentile are used for high housing cost determinations. These 40th percentile rents are equivalent to Fair Market Rents (FMRs) except in areas where the 50th percentile FMR is used. There was only a minor change in the area definitions, to include a new town in the Portland, ME metropolitan area.
Since 2006, OMB updated its metropolitan area definitions based on updated population counts and updated commuting data collected by the Bureau of the Census. There have been no significant changes in area definitions since the FY 2010 Income Limits. For a complete description of the area definitions a used in the FY 2013 Income Limits, please review the Area Definitions report: https://www.huduser.gov/portal/datasets/il/il13/area_definitions.pdf.
With minor exceptions, FMR areas and Income Limit areas are identical. HUD uses FMR areas in calculating income limits because FMRs are needed for the calculation of some income limits; specifically to determine high and low housing cost adjustments. Also, the two sets of area definitions are linked in statutory history. The two exceptions to the similarity between Fair Market Rent areas and Income Limit areas are Columbia, MD and Rockland County, NY. Due to historical precedent, independent FMRs are calculated for Columbia, MD, but income limits are not. By statute, income limits are calculated for Rockland County, NY while separate FMRs are not. Furthermore, depending on when OMB releases new area definitions, HUD may be able to incorporate these changes into income limits before they are implemented into FMRs.
FY 2013 Income Limits Area Definitions report places a “CBSA” in front of those areas where all counties in the CBSA are used in the calculation; an “SA” is placed in front of those areas where only the counties or towns of the subarea are used. Note that HUD Metro FMR Areas (HMFAs) are not the same as CBSAs, but that an HMFA’s income limits may be based on CBSA data. To determine if income estimates are based on the subarea or CBSA income, please review the FY 2013 Area Definitions report at: https://www.huduser.gov/portal/datasets/il/il13/area_definitions.pdf
Multifamily Tax Subsidy Projects (MTSPs), a term coined by HUD, are all Low Income Housing Tax Subsidy projects under Section 42 of the I.R.S. Code and multifamily projects funded by tax-exempt bonds under Section 142. These projects may have special income limits so HUD has published them on a separate webpage. If you are a tax credit developer or resident in an MTSP, please go to the following site to determine what the appropriate income limits are: https://www.huduser.gov/portal/datasets/mtsp.html.
GO Zones
Notice on Median Family Incomes for FY 2012,
State Median Family Incomes in pdf
HOME Investment Partnerships program (HOME) rents, based in part on HUD Section 8 Income Limits, will continue to be held harmless and income limits for rural housing programs will continue their current hold-harmless policy at the request of the Rural Housing Service, because these limits are based on area definitions and program rules specified by the Rural Housing Service of the Department of Agriculture.
Q2. Given the recession that our area has experienced in recent years, why have income limits increased?
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. These exceptions are detailed in the FY 2012 Income Limits Briefing Material report, at the following site: https://www.huduser.gov/portal/datasets/il/il12/IncomeLimitsBriefingMaterial_FY12.pdf Please review this report and pay special attention to Attachments 3 and 4 that list the exceptions for metropolitan areas. Please also note that Tables 1 and 2 (beginning on page 7) show that most nonmetropolitan area income limits are based on state nonmetropolitan area medians.
To calculate the FY 2012 MFI estimates, HUD incorporates 2005-2009 5-year ACS data. Specifically, for each metropolitan area, subarea of a metropolitan and non-metropolitan county, 5-year ACS data is used as the new basis for calculating MFI estimates. HUD is incorporating the 5-year data in this way to eliminate the reliance on the data collected during the 2000 Decennial Census as it is more than a decade old. In areas where there is a valid 1-year ACS survey MFI result, HUD endeavors to use this data as well to take advantage of more recent survey information. By using both the 5-year data and the 1- year data, where available, HUD is establishing a new basis for median family income estimates while also capturing the most recent information available.
This ACS data was also used for the FY 2011 MFI estimates. The FY 2012 MFI estimates vary from the FY 2011 MFI in that HUD uses an additional year of CPI and updated FY 2012 Fair Market Rents (FMRs) for high housing cost determinations. Area definitions were not changed.
For additional details concerning the use of the ACS in HUD’s calculations of MFI, please see our FY 2012 Income Limits Briefing Materials, Attachment 2 at the following web address: https://www.huduser.gov/portal/datasets/il/il12/IncomeLimitsBriefingMaterial_FY12.pdf. Additionally, full documentation of all calculations for Median Family Income and Income Limits is available in our FY 2012 Income Limits Documentation System. This system is available at this web address: https://www.huduser.gov/portal/datasets/il.html#2012.
Since 2006, OMB updated its metropolitan area definitions based on updated population counts and updated commuting data collected by the Bureau of the Census. There have been no changes in area definitions since the FY 2010 Income Limits. For a complete description of the area definitions a used in the FY 2012 Income Limits, please review the Area Definitions report: https://www.huduser.gov/portal/datasets/il/il12/area_definitions.pdf.
The FY 2012 Income Limits Area Definitions report places a “CBSA” in front of those areas where all counties in the CBSA are used in the calculation; an “SA” is placed in front of those areas where only the counties or towns of the subarea are used. Note that HUD Metro FMR Areas (HMFAs) are not the same as CBSAs, but that an HMFA’s income limits may be based on CBSA data. To determine if income estimates are based on the subarea or CBSA income, please review the FY 2012 Area Definitions report at: https://www.huduser.gov/portal/datasets/il/il12/area_definitions.pdf
13. What are the income limits that are used in certain provisions of the Gulf Opportunity Zone (GO Zone) Act of 2005 (also based on the non-metropolitan median income of $52,400)?
This system provides complete documentation of the development of the FY 2011 Income Limits (ILs) for any area of the country selected by the user. New for FY 2011, all areas of the country are rebenchmarked using 5-year data from the 2009 American Community Survey (ACS). The tables on the summary page include links to complete detail on how the data were developed. As in FY2010, Income Limits for the Section 8 program are no longer be subject to HUD's Hold Harmless Policy. Please refer to the following Federal Register Notice, available at, for more information.
Income Limits for New York, NY HMFA were updated on June 1, 2011 to correct an error.
The following areas were revised on June 30, 2011:
California – Oakland-Fremont; Oxnard-Thousand Oaks-Ventura; Riverside-San Bernardino-Ontario; San Diego-Carlsbad-San Marcos; Santa Barbara-Santa Maria-Goleta; Santa Rosa- Petaluma.
Colorado – Pitkin County, CO.
Florida – West Palm Beach-Boca Raton
Massachusetts – Dukes County; Nantucket County.
New York – Nassau-Suffolk.
Puerto Rico – Arecibo; Barranquitas-Aibonito-Quebradillas; Fajardo; Mayaguez; Yauco; Puerto Rico HUD Nonmetro area.
Notice on Estimated Median Family Income For FY 2011, State Median Family Incomes in pdf
Income Limits Area Definition in pdf
Transmittal Notice of FY 2011 Income Limits for the Public Housing and Section 8 Programs in pdf
Tables for Section 8 Program in pdf and MS WORD
Transmittal Notice of FY 2011 Income Limits for the Section 221(d)(3) BMIR, Section 235, and Section 236 Programs in pdf
Tables for Section 221(d)(3) BMIR, Section 235, and Section 236 Programs in pdf and MS WORD
Data for Section 221(d)(3) BMIR, Section 235, and Section 236 Programs in MS EXCEL
Incomes limits have fallen in my area but haven’t done so in the past, why did this happen?
Given the recession that our area has experienced in recent years, why have income limits increased?
Why does my very low income limit not equal 50% of my median family income (MFI) (or my low-income limit not equal 80% of my MFI)?
How does HUD calculate median family incomes?
Why do area definitions change for MFI and income limits?
What is the relationship between Fair Market Rent areas and Income Limit areas?
What does the term “HMFA” mean?
How can you tell if the entire CBSA or just the subarea (SA) is used to calculate the income limits?
What are Multifamily Tax Subsidy Projects?
How can 60 percent income limits be calculated?
How are maximum rents for Low Income Housing Tax Credit projects computed from the very low income limits?
What is the national non-metro median to be used to calculate the floor on rural LIHTC rents?
What is are the income limits used for certain provisions of the Gulf Opportunity Zone (GO Zone) Act of 2005 (also based on the non-metropolitan median income of $51,600)?
1. Incomes limits have fallen in my area but haven’t done so in the past, why did this happen?
A: Beginning with FY 2010 Income Limits, HUD eliminated its long standing “hold harmless” policy. HUD’s “hold harmless” policy maintained Section 8 income limits for certain areas at previously published levels when reductions would otherwise have resulted from changes in median family income (MFI) estimates, housing cost adjustment data, MFI update methodology, income limit methodology, or metropolitan area definitions. HUD eliminated the “hold harmless” policy to ensure better alignment between an area’s most recent income experience and the income thresholds for housing assistance.
2. Given the recession that our area has experienced in recent years, why have income limits increased?
A: 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 2011 Income Limits are calculated using 2005-2009 5-year American Community Survey (ACS) data. The effects of the latest recession on local area incomes are most likely to be detected in 2009, but this represents only 20 percent of the survey sample. In areas where there is sufficient sample for a one-year update, the 2009 data does generally show a decline in incomes.
3. Why does my very low income limit not equal 50% of my median family income (MFI) (or my low-income limit not equal 80% of my MFI)?
A: 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. These exceptions are detailed in the FY 2011 Income Limits Briefing Material report, at this site.
Please review this report and pay special attention to Attachments 3 and 4 that list the exceptions for metropolitan areas. Please also note that Tables 1 and 2 (beginning on page 7) show that most nonmetropolitan area income limits are based on state nonmetropolitan area medians.
4. How does HUD calculate median family incomes?
A: To calculate the FY 2011 MFI estimates, HUD incorporates 2005-2009 5-year ACS data. Specifically, for each metropolitan area, subarea of a metropolitan and non-metropolitan county, 5-year ACS data is used as the new basis for calculating MFI estimates. HUD is incorporating the 5-year data in this way to eliminate the reliance on the data collected during the 2000 Decennial Census as it is more than a decade old. In areas where there is a valid 1-year ACS survey MFI result, HUD endeavors to use this data as well to take advantage of more recent survey information. By using both the 5-year data and the 1-year data, where available, HUD is establishing a new basis for median family income estimates while also capturing the most recent information available.
For additional details concerning the use of the ACS in HUD’s calculations of MFI, please see our FY 2011 Income Limits Briefing Materials, Attachment 2 at the following web address: https://www.huduser.gov/portal/datasets/il/il11/IncomeLimitsBriefingMaterial_FY11_v2.pdf. Additionally, full documentation of all calculations for Median Family Income and Income Limits is available in our FY 2011 Income Limits Documentation System. This system is available at this web address: https://www.huduser.gov/portal/datasets/il.html#2011.
5. Why do area definitions change for MFI and income limits?
A: HUD follows Office of Management and Budget (OMB) definitions of metropolitan areas with some exceptions. In 2006, when HUD implemented the widespread area definition changes OMB made based on the 2000 Decennial Census, exceptions were made to the new OMB area definitions when Fair Market Rent (FMR) or MFI changes for new areas were greater than five percent. HUD created exception subareas, called HUD Metro FMR Areas, which continue to exist today.
Since 2006, OMB updated its metropolitan area definitions based on updated population counts and updated commuting data collected by the Bureau of the Census. For the FY 2011 Income Limits OMB made no changes and so there are no changes in area definitions, compared with the area definition used for FY 2010 Income Limits. For a complete description of the area definitions a used in the FY 2011Income Limits, please review the FY 2010 Income Limits Area Definitions report: https://www.huduser.gov/portal/datasets/il/il11/area_definitions.pdf.
6. What is the relationship between Fair Market Rent areas and Income Limit areas?
A: With minor exceptions, Fair Market Rent areas and Income Limit areas are identical. HUD uses FMR areas in calculating income limits because FMRs are needed for the calculation of some income limits; specifically to determine high and low housing cost adjustments. Also, the two sets of area definitions are linked in statutory history. The two exceptions to the similarity between Fair Market Rent areas and Income Limit areas are Columbia, MD and Rockland County, NY. Due to historical precedent, independent FMRs are calculated for Columbia, MD, but income limits are not. By statute, income limits are calculated for Rockland County, NY while separate FMRs are not. Furthermore, depending on when OMB releases new area definitions, HUD may be able to incorporate these changes into income limits before they are implemented into FMRs.
7. What does the term “HMFA” mean?
A: HUD Metro FMR Area. This term indicates that only a portion of the OMB-defined core-based statistical area (CBSA) is in the area to which the income limits (or FMRs) apply. HUD is required by OMB to alter the name of metropolitan geographic entities it derives from the CBSAs when the geography is not the same as that established by OMB.
8. How can you tell if the entire CBSA or just the subarea (SA) is used to calculate the income limits?
A: The FY 2011 Income Limits Area Definitions report places a “CBSA” in front of those areas where all counties in the CBSA are used in the calculation; an “SA” is placed in front of those areas where only the counties or towns of the subarea are used. Note that HUD Metro FMR Areas (HMFAs) are not the same as CBSAs, but that an HMFA’s income limits may be based on CBSA data. To determine if income estimates are based on the subarea or CBSA income, please review the FY 2011 Income Limits Area Definitions report at: https://www.huduser.gov/portal/datasets/il/il11/area_definitions.pdf
Multifamily Tax Subsidy Projects (MTSPs) (otherwise known as Low-Income Tax Credit projects (LIHTC))
9. What are Multifamily Tax Subsidy Projects?
A: Multifamily Tax Subsidy Projects (MTSPs), a term coined by HUD, are all Low Income Housing Tax Subsidy projects under Section 42 of the I.R.S. Code and multifamily projects funded by tax-exempt bonds under Section 142. These projects may have special income limits so HUD has published them on a separate webpage. If you are a tax credit developer or resident in an MTSP, please go to the following site to determine what the appropriate income limits are: https://www.huduser.gov/portal/datasets/mtsp.html.
10. How can 60 percent income limits be calculated?
A: For the Low Income Housing Tax Credit program, users should refer to the FY 2011 Multifamily Tax Subsidy Project income limits available at https://www.huduser.gov/portal/datasets/mtsp.html. The formula used to compute these income limits is as follows: take 120 percent of the Very Low-Income Limit. Do not calculate income limit percentages based on a direct arithmetic relationship with the MFI; there are too many exceptions made to the arithmetic rule in computing income limits.
11. How are maximum rents for Low Income Housing Tax Credit projects computed from the very low income limits?
A: Please consult with the state housing financing agency that governs the tax credit project in question for a determination of official maximum rental rates. A list of state housing finance agencies can be found https://lihtc.huduser.gov/agency_list.htm. The Low Income Housing Tax Credit program is a U.S. Treasury Department program; therefore, HUD has no official authority over setting maximum rental rates. The following table is included for informational purposes only.
50% MFI Unit
Maximum Monthly Rent is 1/12 of 30% of:
1-Person VLIL
(1-Person VLIL + 2-Person VLIL)/2
120% of 1-Person VLIL
120 % of [(1-Person VLIL + 2-Person VLIL)/2]
120 % of 6-Person VLIL
12. What is the national non-metro median to be used to calculate the floor on rural LIHTC rents?
A: Section 3004 of the Housing and Economic Recovery Act (HERA) specifies that any project for residential rental property located in a rural area (as defined in section 520 of the Housing Act of 1949) use the maximum of the area median gross income or the national non-metropolitan median income. The FY 2011 non-metropolitan median income is: $51,600.
GO Zones:
13. 13. What is are the income limits used for certain provisions of the Gulf Opportunity Zone (GO Zone) Act of 2005 (also based on the non-metropolitan median income of $51,600)?
A: The 1-8 Person 50% Income Limits are as follows:
The effective date is May 14, 2010.
This system provides complete documentation of the development of the FY 2010 Income Limits (ILs) for any area of the country selected by the user. After selecting the desired geography, the user is provided a page containing a summary of how the final FY 2010 ILs were updated and developed starting with the 2000 Census benchmark and including update factors from 2008 American Community Survey (ACS) data. The tables on the summary page include links to complete detail on how the data were developed. New for FY2010, Income Limits for the Section 8 program will no longer be subject to HUD's Hold Harmless Policy. Please refer to the following Federal Register Notice, available at , for more information.
This system provides complete documentation of the development of the FY 2010 Median Family Income (MFI) estimates for any area of the country selected by the user. After selecting the desired geography, the user is provided a page containing a detailed account of how the final FY 2010 MFIs were developed starting with the 2000 Census benchmark and including update factors calculated from 2008 American Community Survey (ACS) data.
Notice on Estimated Median Family Income For FY 2010,
Tables for 1999 and Estimated FY 2010 Decile Distributions by Area in pdf and MS WORD
Tables for Section Program in pdf and MS WORD
How does HUD update median family incomes?
Why do area definitions change for the income limits and median family income estimates?
What does the term "HMFA" mean?
How are Low Income Housing Tax Credit maximum rents computed from the very low income limits?
A: Beginning with FY 2010 Income Limits, HUD has eliminated its long standing "hold harmless" policy. HUD’s "hold harmless" policy maintained Section 8 income limits for certain areas at previously published levels when reductions would otherwise have resulted from changes in median family income estimates, housing cost adjustment data, median family income update methodology, income limit methodology, or metropolitan area definitions. HUD eliminated the "hold harmless" policy to ensure better alignment between an area’s most recent income experience and the income thresholds for housing assistance.
Furthermore, in an effort to minimize disruptions in the operation of the section 8 Housing Choice Voucher program, HUD has instituted maximum thresholds for the amount income limits can change from year to year. The new policy limits annual increases in income limits to 5 percent or twice the change in the national median family income, whichever is greater. For areas where income limits are decreasing, HUD limits the decrease to no more than 5 percent per year.
Notice of this change can be found in the Federal Register notices of September 14, 2009, and October 7, 2009, that solicited public comments on HUD’s proposal to discontinue its "hold harmless" policy and the Federal Register notice of May 17, 2010 1 discussing the submitted comments. HOME Investment Partnerships program (HOME) rents, based in part on HUD Section 8 Income Limits, will continue to be held harmless and income limits for rural housing programs will continue their current hold-harmless policy at the request of the Rural Housing Service, because these limits are based on area definitions and program rules specified by the Rural Housing Service of the Department of Agriculture.
1 Subsequent to the publication of the Federal Register Notice announcing the discontinuation of the "hold-harmless" policy, HUD received a request to hold rents harmless for the FDIC programs. HUD has complied with this request and has issued tables to FDIC with rents that do not decline.
A: 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, FY2010 Income Limits are calculated using 2006-2008 3-year American Community Survey (ACS) data. These data were collected between 2005 and 2008. The effects of the latest recession on local area incomes are most likely to be detected in subsequent ACS years.
A: 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. These exceptions are detailed in the FY 2010 Income Limits Briefing Material report, at the following site: https://www.huduser.gov/portal/datasets/il/il10/IncomeLimitsBriefingMaterial_FY10.pdf. Please review this report and pay special attention to Attachments 3 and 4 that list the exceptions for metropolitan areas. Please also note that Tables 1 and 2 (beginning on page 7) show that most nonmetropolitan area income limits are based on state nonmetropolitan area medians.
For further information on the exact adjustments made to any area of the country, please see our FY2010 Income Limits Documentation System. The documentation system is available at: https://www.huduser.gov/portal/datasets/il.html#2010. Once the area in question is selected, a summary of the area’s median family income estimate, Very Low-Income, Extremely Low-Income, and Low-Income Limits are displayed. Detailed calculations are obtained by selecting the relevant links.
4. How does HUD update median family incomes?
A: The FY 2010 MFI estimation relies on three-year American Community Survey (ACS) data (collected for 2006, 2007 and 2008). The manner in which the ACS data are used depends on the type of data available, which differs by place size. Local ACS MFI estimates are available for areas with populations of 20,000 or more, but the statistical reliability of these estimates differs. When local MFI estimates are available, HUD MFI estimates are based partly on local ACS estimates and partly on state-level ACS estimates. The higher the statistical reliability of local estimates, the more heavily they are used. Local ACS MFI estimates are used in inverse proportion to the size of their margins of error ratios (the numbers computed by adding and subtracting the published margins of error ratios, or MoERs, from the median family income estimates form the "90 percent confidence intervals" for the estimates. There is a 90 percent probability that any random sample of the same size from the population will yield an estimate of the median family income in this range).
In practice, estimates for areas with small MoERs are almost entirely based on local ACS estimates but, where MoERs are large, state-level estimates more heavily influence results. For areas without local ACS estimates, update factors are generated using only state-level 2000 Census to 2008 ACS MFI change. All estimates are then updated from December 2008 to April 2010 using a trend factor of 3.0 percent, which reflects the average annual change in median income from 2000 to 2008.
For additional details concerning the use of the ACS in HUD’s calculations of Median Family Income, please see our FY2010 Income Limits Briefing Materials, Attachment 2 which can be found at the following web address: https://www.huduser.gov/datasets/il/il10. Additionally, full documentation of all calculations for Median Family Income and Income Limits is available in our FY2010 Income Limits Documentation System. This system is available at this web address: https://www.huduser.gov/portal/datasets/il.html#2010_faq
5. Why do area definitions change for the income limits and median family income estimates?
A: HUD follows Office of Management and Budget (OMB) definitions of metropolitan areas with some exceptions. In 2006, when HUD implemented the widespread area definition changes OMB made based on the 2000 Decennial Census, exceptions were made to the new OMB area definitions when Fair Market Rent (FMR) or MFI changes for new areas were greater than five percent. HUD created exception subareas, called HUD Metro FMR Areas, which continue to exist today. The FMR and MFI relationships continue to be evaluated and these exception areas may go away.
In addition, OMB makes annual area definitional changes that include name changes for primary cities in metropolitan areas, and new subareas of core-based statistical areas, as well as the creation of new nonmetropolitan counties, the splitting of some metropolitan areas and the inclusion of nonmetropolitan counties in metropolitan areas. OMB updates its metropolitan area definitions periodically based on updated population counts and updated commuting data collected by the Bureau of the Census. Changes to HUD geographic areas (Fair Market Rent areas and Section 8 Income Limit areas) are due to these changes published by OMB. (http://www.whitehouse.gov/omb/assets/bulletins/b10-02.pdf). For a complete description of the area definitions a used in the FY 2010 Income Limits, please review the FY 2010 Income Limits Area Definitions report: https://www.huduser.gov/portal/datasets/il.html#2010
A: With minor exceptions, Fair Market Rent areas and Income Limit areas are identical. HUD uses FMR areas in calculating income limits because FMRs are needed for the calculation of some income limits; specifically to determine high and low housing cost adjustments. Also, the two sets of area definitions are linked in statutory history. The two exceptions to the similarity between Fair Market Rent areas and Income Limit areas are Columbia, MD and Rockland NY. Due to a grandfather clause, independent FMRs are calculated for Columbia, MD, but income limits are not. By statute, income limits are calculated for Rockland County, NY while separate FMRs are not. Furthermore, depending on when OMB releases new area definitions, HUD may be able to incorporate these changes into income limits before they are implemented into FMRs.
7. What does the term "HMFA" mean?
A: HUD Metro FMR Area. This term indicates that only a portion of the OMB-defined core-based statistical area (CBSA) is in the area to which the income limits (or FMRs) apply. HUD is required by OMB to alter the name of metropolitan geographic entities it derives from the CBSAs when the geography is not the same as that established by OMB. See OMB’s bulletin establishing CBSA definitions for FY 2010 at http://www.whitehouse.gov/omb/assets/bulletins/b10-02.pdf.
A: The FY 2010 Income Limits Area Definitions report places a "CBSA" in front of those areas where all counties in the CBSA are used in the calculation; an "SA" is placed in front of those areas where only the counties or towns of the subarea are used. Note that HUD Metro FMR Areas (HMFAs) are not the same as CBSAs, but that an HMFA’s income limits may be based on CBSA data. To determine if income estimates are based on the subarea or CBSA income, please review the FY 2010 Income Limits Area Definitions report at: https://www.huduser.gov/portal/datasets/il.html#2010
A: Multifamily Tax Subsidy Projects (MTSPs), a term coined by HUD, are all Low Income Housing Tax Subsidy projects under Section 42 of the I.R.S. Code and multifamily projects funded by tax-exempt bonds under Section 142. These projects may have special income limits so HUD has published them on a separate webpage. If you are a tax credit developer or resident in an MTSP, please go to the following site to determine what the appropriate income limits are: https://www.huduser.gov/portal/datasets/mtsp.html
A: For the Low Income Housing Tax Credit program, users should refer to the FY2010 Multifamily Tax Subsidy Project income limits available at https://www.huduser.gov/portal/datasets/mtsp.html. The formula used to compute these income limits is as follows: take 120 percent of the Very Low-Income Limit. Do not calculate income limit percentages based on a direct arithmetic relationship with the MFI; there are too many exceptions made to the arithmetic rule in computing income limits.
11. How are Low Income Housing Tax Credit maximum rents computed from the very low income limits?
A: Please consult with the state housing financing agency governing the tax credit project in question for official maximum rental rates. A list of state housing finance agencies can be found at https://lihtc.huduser.gov/agency_list.htm. The Low Income Housing Tax Credit program is a U.S. Treasury Department program; therefore, HUD has no official authority over setting maximum rental rates. The following table is included for informational purposes only.
50% MFI Unit Maximum Monthly Rent is 1/12 of 30% of:
13. What is are the income limits used for certain provisions of the Gulf Opportunity Zone (GO Zone) Act of 2005 (also based on the non-metropolitan median income of $51,600)?
The effective date is March 19, 2009.
This system provides complete documentation of the development of the FY 2009 Section 8 Income Limits for any area of the country selected by the user. After selecting the desired geography, the user is provided a page containing a summary of the final FY 2009 Median Family Income estimate along with final 1-8 Person Income Limits for Very-Low Income (50%) Limits, Extremely-Low Income (30%) Limits, and Low Income (80%) Limits. Links on the summary page provide detailed information regarding the methodology used to update and develop FY 2009 MFIs and ILs starting with the 2000 Census benchmark and including update factors from American Community Survey (ACS).
This system provides complete documentation of the development of the FY 2009 Section 8 Median Family Income estimates for any area of the country selected by the user. After selecting the desired geography, the user is provided a page containing a detailed account of how the final FY 2009 MFIs were developed starting with the 2000 Census benchmark and including update factors calculated from American Community Survey (ACS) data.
Effective March 19, 2009
Transmittal Notice on Estimated Median Family Incomes for FY 2009,
Tables for 1999 and Estimated FY2009 Decile Distributions by Area in pdf and MS WORD
Income Limit Area Definitions in pdf
Tables for Section 8 Programs in pdf and MS WORD
Transmittal Notice of FY 2009 Income Limits for the Section 221(d)(3) BMIR, Section 235 and Section 236 Programs in pdf
Tables for Section 221(d)(3) BMIR, Section 235 and Section 236 Programs in pdf and MS WORD
To view the FY2009 State 30%, Very Low (50%) and Low (80%) Income Limits, please click here.
Some of the information in this section is available for downloading in the Adobe Portable Document Format (PDF) which allows the document to be downloaded, viewed, and printed with all of its original formatting and graphics. To view files in this format you must first download a copy of the Adobe Acrobat Reader and follow the instructions for installation.
Incomes have fallen in my area, why haven't income limits?
Income Limits in my area have been the same for many years. Why is that?
Incomes in my area have gone up in recent years, why hasn’t the income limit for our area gone up?
How are median family incomes updated?
1. Incomes have fallen in my area, why haven't income limits?
A: There are two reasons income limits may not reflect your experience with incomes in your area. First, income limits are not allowed to decline, so even if the underlying data shows a decrease (in the median family income) income limits would not go down; they would stay at the same level they were at the previous year. This policy, which HUD calls "hold harmless" is going to be eliminated next year, so income limits will show declines in the future.
Second, the lack of timely family income data prevents HUD from capturing recent declines in income. HUD uses the most current income data available to update its median family incomes, the basis for income limits. FY2009 Income Limits are based on American Community Survey data collected in 2007 when the economy was in much better shape and unemployment was much lower.
2. Income Limits in my area have been the same for many years. Why is that?
A: Either your income limit has been "held harmless" sometime in the past or your incomes are currently falling. Incomes in your area may have been higher sometime in the past; your current income limit reflects those higher incomes. Under the "hold harmless" policy, your income limit will not increase until the incomes in your area exceed their historical high.
3. Incomes in my area have gone up in recent years, why hasn’t the income limit for our area gone up?
A: Please see the answer to question 1.
A: 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. These exceptions are detailed in the FY2009 Income Limits Briefing Material report, at the following site: https://www.huduser.gov/datasets/il/il09/IncomeLimitsBriefingMaterial_FY09.pdf. Please review this report and pay special attention to Attachments 3 and 4 that list the exceptions for metropolitan areas. Please also note that Tables 1 and 2 (beginning on page 8) show that most nonmetropolitan area income limits are based on state nonmetropolitan area medians.
For further information on the exact adjustments made to any area of the country, please see our FY2009 Income Limits Documentation System. The documentation system is available at: https://www.huduser.gov/datasets/il.html#2009. Once the area in question is selected, a summary of the area’s median family income estimate, Very Low-Income, Extremely Low-Income, and Low-Income Limits are displayed. Detailed calculations are obtained by selecting the relevant links.
5. How are median family incomes updated?
A: The FY 2009 MFI estimation relies on three-year American Community Survey (ACS) data (collected in 2005, 2006 and 2007). The manner in which the ACS data are used depends on the type of data available, which differs by place size. Local ACS MFI estimates are available for areas with populations of 20,000 or more, but the statistical reliability of these estimates differs. When local MFI estimates are available, HUD MFI estimates are based partly on local ACS estimates and partly on state-level ACS estimates. The higher the statistical reliability of local estimates, the more heavily they are used. Local ACS MFI estimates are used in inverse proportion to the size of their margins of error ratios (the numbers computed by adding and subtracting the published margins of error ratios, or MoERs, from the median family income estimates form the "90 percent confidence intervals" for the estimates. There is a 90 percent probability that any random sample of the same size from the population will yield an estimate of the median family income in this range).
For additional details concerning the use of the ACS in HUD’s calculations of Median Family Income, please see our FY2009 Income Limits Briefing Materials, Attachment 2 which can be found at the following web address: https://www.huduser.gov/datasets/il/il09. Additionally, full documentation of all calculations for Median Family Income and Income Limits is available in our FY2009 Income Limits Documentation System. This system is available at this web address: https://www.huduser.gov/datasets/il.html#2009.
A: HUD follows Office of Management and Budget (OMB) definitions of metropolitan areas with some exceptions. (a discussion of HUD exceptions to OMB metropolitan areas can be found at:) OMB updates its metropolitan area definitions periodically based on updated population counts and updated commuting data collected by the Bureau of the Census. Changes to HUD geographic areas (Fair Market Rent areas and Section 8 Income Limit areas) are due to these changes published by OMB. (http://www.whitehouse.gov/omb/bulletins/fy2008/b08-01.pdf). For a complete description of the area definitions a used in the FY 2009 Income Limits, please review the FY 2009 Income Limits Area Definitions report: https://www.huduser.gov/portal/datasets/il.html#2009.
A: With two exceptions, Fair Market Rent areas and Income Limit areas are identical. HUD uses FMR areas in calculating income limits because FMRs are needed for the calculation of some income limits; specifically to determine high and low housing cost adjustments. Also, the two sets of area definitions are linked in statutory history. The two exceptions to the similarity between Fair Market Rent areas and Income Limit areas are Columbia, MD and Rockland NY. Due to a grandfather clause, independent rents are calculated for Columbia, MD while Income Limits area not and, by congressional direction, Income Limits are calculated for Rockland County, NY while separate rents are not.
A: HUD Metro FMR Area. This term indicates that only a portion of the OMB-defined core-based statistical area (CBSA) is in the area to which the income limits (or FMRs) apply. HUD is required by OMB to alter the name of metropolitan geographic entities it derives from the CBSAs when the geography is not the same as that established by OMB. See OMB’s bulletin establishing CBSA definitions for FY2009 atHUD Metro FMR Area. This term indicates that only a portion of the OMB-defined core-based statistical area (CBSA) is in the area to which the income limits (or FMRs) apply. HUD is required by OMB to alter the name of metropolitan geographic entities it derives from the CBSAs when the geography is not the same as that established by OMB. See OMB’s bulletin establishing CBSA definitions for FY2009 at http://www.whitehouse.gov/omb/bulletins/fy2008/b08-01.pdf.
A: The FY2009 Income Limits Area Definitions report places a "CBSA" in front of those areas where all counties in the CBSA are used in the calculation; an "SA" is placed in front of those areas where only the counties or towns of the subarea are used. Note that HUD Metro FMR Areas (HMFAs) are not the same as CBSAs, but that an HMFA's income limits may be based on CBSA data. To determine if income estimates are based on the subarea or CBSA income, please review the FY 2009 Income Limits Area Definitions report at: https://www.huduser.gov/portal/datasets/il.html#2009_faq.
10. What are Multifamily Tax Subsidy Projects?
A: Multifamily Tax Subsidy Projects (MTSPs), a term coined by HUD, are all Low Income Housing Tax Subsidy projects under Section 42 of the I.R.S. Code and multifamily projects funded by tax-exempt bonds under Section 142. These projects may have special income limits so HUD has published them on a separate webpage. If you are a tax credit developer or resident in an MTSP, please go to the following site to determine what the appropriate income limits are: https://www.huduser.gov/datasets/mtsp.html.
A: For the Low Income Housing Tax Credit program, users should refer to the FY2009 Multifamily Tax Subsidy Project income limits available at https://www.huduser.gov/datasets/mtsp.html. The formula used to compute these income limits is as follows: take 120 percent of the Very Low-Income Limit. Do not calculate income limit percentages based on a direct arithmetic relationship with the MFI; there are too many exceptions made to the arithmetic rule in computing income limits.
A: Please consult with the state housing financing agency governing the tax credit project in question for official maximum rental rates. A list of state housing finance agencies can be found at http://lihtc.huduser.gov/agency_list.htm. The Low Income Housing Tax Credit program is a U.S. Treasury Department program; therefore, HUD has no official authority over setting maximum rental rates. The following table is included for informational purposes only.
A: Section 3004 of the Housing and Economic Recovery Act (HERA) specifies that any project for residential rental property located in a rural area (as defined in section 520 of the Housing Act of 1949) use the maximum of the area median gross income or the national non-metropolitan median income. The FY2009 non-metropolitan median income is: $51,300.
This system provides complete documentation of the development of the FY 2008 Income Limits (ILs) for any area of the country selected by the user. After selecting the desired geography, the user is provided a page containing a summary of how the final FY 2008 ILs were updated and developed starting with the 2000 Census benchmark and including update factors from Bureau of Labor Statistics Data (BLS) and American Community Survey (ACS) data. The tables on the summary page include links to complete detail on how the data were developed.
This system provides complete documentation of the development of the FY 2008 Median Family Income (MFI) estimates for any area of the country selected by the user. After selecting the desired geography, the user is provided a page containing a detailed account of how the final FY 2008 MFIs were developed starting with the 2000 Census benchmark and including update factors calculated from American Community Survey (ACS) data and in some cases Bureau of Labor Statistics (BLS) data.
The effective date is February 13, 2008.
Why is my income limit unchanged from last year?
Why did some area median family income (MFI) estimates decrease in FY2008 even though the OMB definition of the area did not change?
Why did the area definitions change for the income limits and median family income estimates?
Why does my very low-income limit not equal 50% of my median family income (MFI) (or my low income limit not equal 80% of my MFI)?
How are Low Income Housing Tax Credit maximum rents computed from the very low-income limits?
What is the FY2008 State Non-Metro Median Family Income and what are the associated income limits used for certain provisions of the Gulf Opportunity Zone (GO Zone) Act of 2005?
1. Why is my income limit unchanged from last year?
A: Income limits may be unchanged from last year either because area incomes or other factors governing local income limits did not increase or because income limits would otherwise be lower but have been administratively frozen rather than allowed to decrease. HUD has in the past selectively frozen income limits in instances where a reduction resulted from changes in income estimates, income estimation methodology, or income limit methodology.
2. Why did some area median family income (MFI) estimates decrease in FY2008 even though the OMB definition of the area did not change?
A: Some area median family incomes changed because incomes are falling in the area. The FY 2008 MFI estimation relies on 2006 American Community Survey (ACS) data as well as 2006 Bureau of Labor Statistics (BLS) wage data. The manner in which the ACS data are used depends on the type of data available, which differs by place size. Local ACS MFI estimates are available for areas with populations of 65,000 or more, but the statistical reliability of these estimates differs. When local MFI estimates are available, HUD MFI estimates are based partly on local ACS estimates and partly on state-level ACS estimates. The higher the statistical reliability of local estimates, the more heavily they are used. Local ACS MFI estimates are used in inverse proportion to the size of their margins of error (the numbers computed by adding and subtracting the published margins of error, or MoEs, from the median family income estimates form the "90 percent confidence intervals" for the estimates. There is a 90 percent probability that any random sample of the same size from the population will yield an estimate of the median family income in this range).
In practice, estimates for areas with small MoEs are almost entirely based on local ACS estimates but, where MoEs are large, state-level estimates more heavily influence results. For areas without local ACS estimates, update factors are generated using a combination of state-level 2000 Census to 2006 ACS MFI change and local area BLS wage change data. All estimates are then updated from December 2006 to April 2008 using a trend factor of 3.5 percent, which reflects the average annual change in median income from 1990 to 2000.
Due to several factors, ACS income estimates are known to be lower than those generated from the 2000 decennial Census when both are inflated to the same point in time. For additional details concerning the use of the ACS in HUD's calculations of Median Family Income, please see our FY 2008 Income Limits Briefing Materials, Attachment 2 (pages 15 - 18) which can be found at the following web address: https://www.huduser.gov/datasets/il/il08/IncomeLimitsBriefingMaterial.pdf. Additionally, full documentation of all calculations for Median Family Income and Income Limits is available in our FY 2008 Income Limits Documentation System. This system is available at this web address: https://www.huduser.gov/datasets/il.html#2008_query.
3. Why did the area definitions change for the income limits and median family income estimates?
A: The area definitions used for income limits and median family income estimates follow the areas determined for the Fair Market Rents (FMRs) for that fiscal year. The definition of only a few areas changed in FY 2008 compared with FY 2007. These changes were due to changes published by OMB promoting two Micropolitan Statistical Areas to Metropolitan Statistical Areas (http://www.whitehouse.gov/omb/bulletins/fy2007/b07-01.pdf).
HUD uses FMR areas in calculating income limits because FMRs are used in the calculation of certain income limits and the two sets of definitions are linked in statutory history. For a complete description of the area definitions a used in the FY 2008 Income Limits, please review the FY 2008 Income Limits Area Definitions report: https://www.huduser.gov/datasets/il/il08/Area_Definitions_Report.pdf.
4.Why does my very low-income limit not equal 50% of my median family income (MFI) (or my low income limit not equal 80% of my MFI)?
A: 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. These exceptions are detailed in the FY 2008 Income Limits Briefing Material report. Please review this report and pay special attention to Attachments 3 and 4 (beginning on page 19) that list the exceptions for metropolitan areas. Please also note that Tables 1 and 2 (beginning on page 5) show that most nonmetropolitan area income limits are based on state nonmetropolitan area medians.
For further information on the exact adjustments made to any area of the country, please see our FY 2008 Income Limits Documentation System. The documentation system is available at: https://www.huduser.gov/datasets/il.html#2008. Once the area in question is selected, a summary of the area’s median family income estimate, Very Low-Income, Extremely Low-Income, and Low-Income Limits are displayed. Detailed calculations are obtained by selecting the relevant links.
A: HUD Metro FMR Area. This term indicates that only a portion of the OMB-defined core-based statistical area (CBSA) is in the area to which the income limits (or FMRs) apply. HUD is required by OMB to alter the name of metropolitan geographic entities it derives from the CBSAs when the geography is not the same as that established by OMB. See OMB’s bulletin establishing the current CBSA definitions at http://www.whitehouse.gov/omb/bulletins/fy2007/b07-01.pdf.
A: The FY 2008 Income Limits Area Definitions report places a "CBSA" in front of those areas where all counties in the CBSA are used in the calculation; an "SA" is placed in front of those areas where only the counties or towns of the subarea are used. Note that HUD Metro FMR Areas (HMFAs) are not the same as CBSAs, but that an HMFA's income limits may be based on CBSA data. To determine if income estimates are based on the subarea or CBSA income, please review the FY 2008 Income Limits Area Definitions report at: https://www.huduser.gov/datasets/il/il08/Area_Definitions_Report.pdf.
7. How can 60 percent income limits be calculated?
A: HUD recommends you take 120 percent of the Very Low Income Limit. Do not calculate income limit percentages based on a direct arithmetic relationship with the MFI; there are too many exceptions made to the arithmetic rule in computing income limits. For the Low Income Housing Tax Credit program, Revenue Ruling 89-24 states that "…40 percent of the applicable units must be occupied by individuals or families having incomes equal to 120 percent or less of the income limit for a very low income family of the same size."
8. How are Low Income Housing Tax Credit maximum rents computed from the very low-income limits?
A: The imputed income limitation (as defined in 26USC Sec. 42(g)(2)) is 60 percent of the MFI. A rent may not exceed 30 percent of this imputed income limitation under 26USC Sec. 42(g)(2). Unit rents by number of bedrooms are derived from Very Low Income Limits (VLILs) for the different household sizes according to the following table:
LIHTC Maximum Rent Derivation from HUD Very-Low Income Limits (VLILs)
9. What is the FY2008 State Non-Metro Median Family Income and what are the associated income limits used for certain provisions of the Gulf Opportunity Zone (GO Zone) Act of 2005?
A: A. The FY 2008 State Non-Metro Median Family Income is estimated to be $49,300. The 1-8 Person 50% Income Limits are as follows:
This system provides complete documentation of the development of the FY 2007 Median Family Incomes (MFIs) for any area of the country selected by the user. After selecting the desired geography, the user is provided a page containing a detailed account of how the final FY 2007 MFIs were developed starting with the 2000 Census benchmark and including update factors calculated from American Community Survey (ACS) data and in some cases Bureau of Labor Statistics (BLS) data.
Tables for Section 8 Programs in pdf and MS WORD [updated April 25, 2007 to reflect 4/13/2007 technical correction]
A technical correction was posted on April 13, 2007 affecting Median Family Incomes and Income Limits for the following areas: Sioux County, IA; Warren County, VA HMFA; and Northumberland County, VA. In addition, Median Family Income estimates for 15 areas were corrected, but their Income Limits were not affected: Valdez-Cordova Census Area; Shelby County, IL; Dickinson County, IA; Floyd County, KY; Gratiot County, MI; Pine county, MN; Lincoln County, MS; Columbia, MO; Furnas County, NE; Foster County, ND; Hettinger County, ND; McLean County, ND; Comanche County, TX; Gaines County, TX; Brunswick County, VA. This technical correction applies only to these two tables, as noted. If you downloaded this table or the Section 221, 235, 236 table before April 25, 2007, and have not included the 4/13/2007 technical correction, you have incorrect information for those areas.Click here for corrected data on these areas.
Tables for Section 221(d)(3) BMIR, Section 235 and Section 236 Programs in pdf and MS WORD [updated April 25, 2007 to reflect 4/13/2007 technical correction]
A technical correction was posted on April 13, 2007 affecting Median Family Incomes and Income Limits for the following areas: Sioux County, IA; Warren County, VA HMFA; and Northumberland County, VA. In addition, Median Family Income estimates for 15 areas were corrected, but their Income Limits were not affected: Valdez-Cordova Census Area; Shelby County, IL; Dickinson County, IA; Floyd County, KY; Gratiot County, MI; Pine county, MN; Lincoln County, MS; Columbia, MO; Furnas County, NE; Foster County, ND; Hettinger County, ND; McLean County, ND; Comanche County, TX; Gaines County, TX; Brunswick County, VA. This technical correction applies only to these two tables, as noted. If you downloaded this table or the Section 8 table before April 25, 2007, and have not included the 4/13/2007 technical correction, you have incorrect information for those areas.Click here for corrected data on these areas.
The Median Family Incomes are lower in FY2007 than FY2006. Most State Income Limits for FY2007 are held harmless (not allowed to decrease) at their FY2006 level. To see the State Income Limits for FY2006, please click here.
Why can’t I find the income limits for a particular nonmetropolitan county or a metropolitan area?
A: Some area median family incomes changed because incomes are falling in the area. Others declined because FY2007 HUD MFI estimates reflect, for the first time, results from the fully implemented ACS, which was conducted in 2005. The manner in which the ACS data are used depends on the type of data available, which differs by place size. Local ACS MFI estimates are available for areas with populations of 65,000 or more, but the statistical reliability of these estimates differs. When local MFI estimates are available, HUD MFI estimates are based partly on local ACS estimates and partly on state-level ACS estimates. The higher the statistical reliability of local estimates, the more heavily they are used. Local ACS MFI estimates are used in inverse proportion to the size of their margins of error (the numbers computed by adding and subtracting the published margins of error, or MoEs, from the median family income estimates form the “90 percent confidence intervals” for the estimates. There is a 90 percent probability that any random sample of the same size from the population will yield an estimate of the median family income in this range).
Due to several factors, ACS income estimates are known to be lower than those generated from the 2000 decennial Census when both are inflated to the same point in time. For additional details concerning the use of the ACS in HUD’s calculations of Median Family Income, please see our FY2007 Income Limits Briefing Materials, Attachment 2 (pages 15 – 19) which can be found at the following web address: https://www.huduser.gov/datasets/il/il07/IncomeLimitsBriefingMaterial.pdf. Additionally, full documentation of all calculations for Median Family Income and Income Limits is available in our FY2007 Income Limits Documentation System. This system is available at this web address: https://www.huduser.gov/datasets/il.html#2007_query
A: The area definitions used for income limits and median family income estimates follow the areas determined for the Fair Market Rents (FMRs) for that fiscal year. The definition of only a few areas changed in FY2007 compared with FY2006. These changes were due to a change in the methodology for determining FMR area definitions. The actual calculation and comparison for an individual area can be seen in the FY2007 FMR Documentation System: https://www.huduser.gov/portal/datasets/fmr.html#2007_query.
Most of the changes in area definition occurred in FY2006 and are discussed in detail by individual area in the FY2006 FMR Documentation system: https://www.huduser.gov/portal/datasets/fmr.html#2006_query
In FY2006, HUD revised the area definitions for income estimates based on guidance from the Office of Management and Budget (OMB) that revised metropolitan areas using 2000 Census data. Under the new OMB area definitions, some former nonmetropolitan counties became part of metropolitan areas, and some metropolitan areas were subsumed within other areas, or their names have been significantly changed. In instances where OMB metropolitan area definitions changed, HUD’s areas may consist of subareas within the new OMB metropolitan area. In FY2007, subareas are established only if there are significant differences (5 percent or more) in rents or median incomes between the different old FMR area parts that comprise the new OMB metropolitan area.
HUD uses FMR areas in calculating income limits because FMRs are used in the calculation of certain income limits and the two sets of definitions are linked in statutory history. For a complete description of the area definitions a used in the FY2007 Income Limits, please review the FY2007 Income Limits Area Definitions report: https://www.huduser.gov/datasets/il/il07/Area_Definitions_Report.pdf
4. Why can’t I find the income limits for a particular nonmetropolitan county or a metropolitan area?
A: There were few changes in the area definitions between FY2006 and FY2007 income limits. Some additional subareas were created, but most changes were made in FY2006. The FY2006 area definition changes are discussed in detail for individual areas in the documentation system for Fair Market Rents (FMRs) https://www.huduser.gov/portal/datasets/fmr.html#2006. HUD uses FMR areas in calculating income limits because FMRs are used in the calculation of certain income limits and the two sets of definitions are linked in statutory history.
In FY2007, median family incomes and income limits area definitions were changed only in cases where there were significant differences (greater than 5%) in median incomes between the subarea and the Core Based Statistical area, even though the Fair Market Rents show no significant difference. The area definitions report for income limits designates the basis of each submarket’s income limits. Please review at https://www.huduser.gov/datasets/il/il07/Area_Definitions_Report.pdf
To understand the more significant area definition changes in FY2006, please review the FY2006 Income Limits Area Definitions report: https://www.huduser.gov/datasets/il/il06/Definitions06.doc
5. Why does my very low-income limit not equal 50% of my median family income (MFI) (or my low income limit not equal 80% of my MFI)?
A: 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. These exceptions are detailed in the FY2007 Income Limits Briefing Material report. Please review this report and pay special attention to Attachments 3 and 4 (beginning on page) that list the exceptions for metropolitan areas. Please also note that Tables 1 and 2 (beginning on page 7) show that most nonmetropolitan area income limits are based on state nonmetropolitan area medians.
A: The FY2007 Income Limits Area Definitions report places a “CBSA” in front of those areas where all counties in the CBSA are used in the calculation; an “SA” is placed in front of those areas where only the counties or towns of the subarea are used. Note that HUD Metro FMR Areas (HMFAs) are not the same as CBSAs, but that an HMFA’s income limits may be based on CBSA data. To determine if income estimates are based on the subarea or CBSA income, please review the FY2007 Income Limits Area Definitions report at: https://www.huduser.gov/datasets/il/il07/Area_Definitions_Report.pdf
A: HUD recommends you take 120 percent of the Very Low Income Limit. Do not calculate income limit percentages based on a direct arithmetic relationship with the MFI; there are too many exceptions made to the arithmetic rule in computing income limits. For the Low Income Housing Tax Credit program, the Revenue Ruling 89-24 states that “…40 percent of the applicable units must be occupied by individuals or families having incomes equal to 120 percent or less of the income limit for a very low-income family of the same size.”
A: The imputed income limitation (as defined in 26USC Sec. 42(g)(2)) is 60 percent of the MFI. A rent may not exceed 30 percent of this imputed income limitation under 26USC Sec. 42(g)(2). Unit rents by number of bedrooms are derived from Very-Low Income Limits (VLILs) for the different household sizes according to the following table:
10. 10. What is the FY2007 State Non-Metro Median Family Income and what are the associated income limits used for certain provisions of the Gulf Opportunity Zone (GO Zone) Act of 2005?
A: A. The FY2007 State Non-Metro Median Family Income is estimated to be $47,300. Since this is less than the FY2006 estimate of $47,700, the associated income limits will be held harmless and maintained at the FY2006 level. The 1-8 Person 50% Income Limits are as follows:
The effective date is March 8, 2006.
Income Limit Area Definitions in pdf and MS WORD
Data for Section 8 Programs in MS EXCEL
To view Income Limits for Section 8 Programs and Median Family Income information for a given county or a specific State, in pdf format, go to the U.S. map below and click on the State you are interested in.
Federal Register Notice of Proposed Metropolitan Area Definitions for FY2006 Income Limits (*.pdf, 162 KB)
Table of Impact of New FMR Area Definitions on Very Low Income Limits (Revised 01/19/06 to correct omission of HH designation) (*.doc, 1.72 MB)
Supplemental Income Limit Files: These files add the Base Median (from the 2000 Census) data to the Section 8 income limit EXCEL files. This data makes it possible to determine if changes are the result of the change in the distributions (the Base Median) or the methodology (constraints in BLS data in FY2005). Please review the READ ME (*.doc, 21 KB) file before using this data.
Section 8 2003 (*.xls, 800 KB)
Why did the area definitions change for the income limits and median family income?
Why can't I find the income limits for a particular nonmetropolitan county or a metropolitan area?
Why does my very low income limit not equal 50% of my median family income (MFI) (or my low income limit not equal 80% of my MFI)?
Why is my income limit lower or unchanged from last year?
Why did some area median family income estimates decrease in FY2006 even though the OMB definition of the area did not change?
Why were the Bergen-Passaic, Monmouth-Ocean, Fort Lauderdale and West Palm Beach areas treated differently?
Has the rounding policy for medians and income limits changed since last year?
A: In a Federal Register notice published December 16, 2005, HUD proposed changes in the metropolitan area definitions used to calculate HUD median family income estimates and income limits. These new definitions, which match FY2006 FMR areas, were used in the new HUD estimates that became effective March 8, 2006. The new definitions are based on the current Office of Management and Budget (OMB) metropolitan statistical area (MSA) definitions, but divide OMB areas along the old FMR area lines in cases where significant differences in rents or median incomes exist. OMB revises metropolitan area definitions after each Decennial Census. It issued its 2000 Census-based definitions in 2003, which contained substantial changes to several metropolitan area definitions. These changes were made to better reflect metropolitan area commuting and patterns of economic integration. The OMB metropolitan area definitions are used on a widespread basis throughout the federal government for both data collection and program administrative purposes.
For further explanation, please review the December 16, 2005 Federal Register notice in which HUD proposed changes in the metropolitan areas definitions used to calculate HUD median family income estimates and income limits: https://www.huduser.gov/datasets/il/il06/FY06_ProposedMeth.pdf.
A: HUD revised the FMR and income limit area definitions based on guidance from the Office of Management and Budget (OMB) that revised metropolitan areas using 2000 Census data. Some former nonmetropolitan counties are now part of metropolitan areas, and some metropolitan areas have been subsumed within other areas, or their names have been significantly changed. In instances where OMB metropolitan area definitions have changed, HUD’s FMR areas may consist of submarket areas within the new OMB metropolitan area. Submarkets are established only if there are significant differences in rents or median incomes between the different old FMR areas that comprise the new OMB metropolitan area. HUD uses FY2006 FMR areas in calculating FY2006 income limits because FMRs are used in the calculation of certain income limits and the two sets of definitions are linked in statutory history. For a complete description of OMB metropolitan area definitions and HUD FMR area definitions, please review the FY2006 Income Limits Area Definitions report: https://www.huduser.gov/datasets/il/il06/Definitions06.doc.
3. Why does my very low income limit not equal 50% of my median family income (MFI) (or my low income limit not equal 80% of my MFI)?
A: 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. These exceptions are detailed in the FY2006 Income Limits Briefing Material report. Please review this report and pay special attention to Attachments 3 and 4 (beginning on page 19), that list the exceptions for metropolitan areas. Please also note that Tables 1 and 2 (beginning on page 7) show that most nonmetropolitan area income limits are based on state nonmetropolitan area medians: https://www.huduser.gov/datasets/il/il06/BRIEFING-MATERIALs.pdf.
4. Why is my income limit lower or unchanged from last year?
A: Income limits may be unchanged from last year either because area incomes or other factors governing local income limits did not increase or because income limits would normally be lower but have been administratively frozen rather than allowed to decrease. HUD has in the past selectively frozen income limits in instances where a reduction resulted from changes in income estimates, income estimation methodology, or income limit methodology. The widespread scope of the area definitional changes for the FY2006 income limits made the application of a simple hold harmless policy difficult. A primary area hold harmless policy was applied to the FY2006 income limits. Under this policy, if a new metropolitan area included parts of two old FMR/income limit areas, the income limits would not be allowed to fall below the FY2005 income limits of the largest part of the new area in FY2006. The only areas where income limits were decreased in FY2006 were those that were merged into a more populous income limit area and the larger area’s income limits were less than the smaller area’s FY2005 income limits.
5. Why did some area median family income estimates decrease in FY2006 even though the OMB definition of the area did not change?
A: A modest number of areas had decreases in their FY2006 median family income estimates. This sometimes occurred because of changes in OMB metropolitan area definitions that resulted in new estimates that were lower than the FY2005 estimates for parts of the new area. Decreases were more likely to occur, however, in areas where median family income estimates had decreased but the medians had been frozen at previous year’s levels. Given the widespread definitional changes that occurred in FY2006, HUD determined that it was inconsistent to allow some areas to retain higher than calculated median family income estimates while applying decreases to areas that were subject to new OMB definitions. As noted previously, however, most income limits were “held harmless” in areas where median family incomes were reduced.
6. Why were the Bergen-Passaic, Monmouth-Ocean, Fort Lauderdale and West Palm Beach areas treated differently?
A: These areas were singled out for special consideration in the Federal Register notice of December 16, 2005 because of the magnitude of the decreases in income limits, which ranged from 10% in Fort Lauderdale to 18% in Bergen-Passaic and would have otherwise occurred under the primary area hold harmless policy. The manner in which FMR submarkets were permitted in new OMB metropolitan areas eliminated most large changes in metropolitan area income limits. In these four instances, however, previously distinct metropolitan areas were merged into much larger metropolitan areas with similar rents but much lower median family incomes.
A: HUD Metro FMR Area. This term indicates that only a portion of the OMB-defined core-based statistical area (CBSA) is in the area to which the income limits (or FMRs) apply. HUD is required by OMB to alter the name of metropolitan geographic entities it derives from the CBSAs when the geography is not the same as that established by OMB. See OMB’s bulletin establishing the current CBSA definitions at https://obamawhitehouse.archives.gov/sites/default/files/omb/assets/omb/bulletins/fy2006/b06-01_rev_2.pdf.
A: The FY2006 Income Limits Area Definitions report places a “CBSA” in front of those areas where all counties in the CBSA are used in the calculation; an “SA” is placed in front of those areas where only the counties or towns of the subarea are used. Note that HUD Metro FMR Areas (HMFAs) are not the same as CBSAs, but that an HMFA’s income limits may be based on CBSA data. Please review the report: https://www.huduser.gov/datasets/il/il06/Definitions06.doc.
120 % of [(1-Person VLIL + 2-Person VLIL)/2
11. Has the rounding policy for medians and income limits changed since last year?
A: Two rounding changes have been made to the calculation of medians and income limits. Median incomes, which historically have been rounded to the nearest 100, were mistakenly rounded to the nearest 50 for FY2005 median income publications. FY2006 medians are rounded to the nearest 100.
Also, the rounded 4-person income limit is now being used to calculate other family size income limits instead of the unrounded 4-person income limit. This will reduce some of the complexity in reproducing HUD calculations and was done in response to requests to simplify the calculations.
Tables for 1999 and Estimated 2005 Decile Distributions by Metropolitan
Statistical Areas and Non Metropolitan Counties in pdf and MS WORD
Income Limit Area Definition in pdf and MS WORD
The effective date is January 28, 2004.
Transmittal Notice on Estimated Median Family Incomes for FY 2004, State Median Family Incomes in pdf .
Tables for 1999 & Estimated 2004 Decile Distributions by Metropolitan Statistical Areas and Non Metropolitan Counties in pdf and MS WORD
FY 2004 Income Limits Briefing Material in pdf.
Transmittal Notice of FY 2004 Income Limits for the Public Housing and Section 8 Programs in pdf.
Tables for Section 8 Programs in pdf and MS WORD.
Data for Section Programs in MS EXCEL
Transmittal Notice on Estimated Median Family Incomes for FY 2003, State Median Family Incomes in pdf and MS WORD
Important Information on Changes to Median Family Income Due to Rebenchmarking
FY 2003 Income Limits Briefing Material in pdf and MS WORD
Transmittal Notice of FY 2003 Income Limits for the Public Housing and Section 8 Programs in MS WORD
Transmittal Notice of FY2003 Income Limits for the Section 221(d)(3) BMIR, Section 235, and Section 236 Programs in MS WORD
Section 8 income limits in PDF (383 KB), MS WORD (1182 KB) format, and MS EXCEL (888 KB) format.
Income Limit Area Definitions in PDF (123 KB) or MS WORD (158 KB)
Memorandum on Estimated Median Family Incomes for FY 2002 in PDF (125 KB) and MS WORD (60 KB) format.
Memorandum on Transmittal of Fiscal Year (FY) 2002 Income Limits for the Public Housing and Section 8 Programs (notice of transmittal) in PDF (111 KB) and MS WORD (56 KB) format.
1989 & Estimated 2002 Decile Distributions of Family Income by Metropolitan Statistical Areas and Non Metropolitan Counties in PDF (395 KB) and MS WORD (1140 KB).
FY 2002 Income Limits for Section 236, Section 221 BMIR, and Section 235 in PDF (438 KB) and MS WORD (3096 KB) format.
Memorandum on Transmittal of Fiscal Year (FY) 2002 Income Limits for the Section 221(d)(3)BMIR, Section 235, and Section 236 Programs in PDF (96 KB) and MS WORD (111 KB) format.
Click here to download an .exe (393 KB) file containing the files in MS WORD format.
The effective date for Income Limits is January 31, 2002 as noted on the notice of transmittal.
To view information for a given county or to download information for a specific State in PDF format, go to the U.S. map below and click on the State you are interested in.
Questions concerning the methodology used to develop these income limits are addressed in the FY 2002 Income Limits Briefing Material in PDF (148 KB) of MS WORD (183 KB).
Section 8 income limits in PDF, MS WORD AND MS EXCEL format.
Income Limit Area Definitions
Memorandum on Estimated Median Family Incomes for FY 2001 in PDF and MS WORD format.
Memorandum on Transmittal of Fiscal Year (FY) 2001 Income Limits for the Public Housing and Section 8 Programs (notice of transmittal) in PDF and MS WORD format.
1989 & Estimated 2001 Decile Distributions of Family Income by Metropolitan Statistical Areas and Non Metropolitan Counties in PDF, MS WORD and MS EXCEL format.
FY 2001 Income Limits for Section 236, Section 221 BMIR, and Section 235 in PDF and MS WORD format.
Click here to download an .exe file containing the files in MS WORD format.
The effective date for Income Limits is April 6, 2001 as noted on the notice of transmittal.
A correction has been made to the Median Income and Income Limits for Scott county, Iowa in the Davenport-Moline-Rock Island MSA. This correction is effective as of April 23, 2001.
Questions concerning the methodology used to develop these income limits are addressed in the FY 2001 Income Limits Briefing Material.
A rule change for FY 2001 Income Limits has resulted in a Revised Income Limit Calculation Procedure.
The data files provide county-level data. Income limits and FMRs are the same for all parts of a metropolitan area. In New England, a county may be split among metropolitan areas and have a nonmetropolitan part. You must use state, county, and metropolitan area codes to find the income limits for a New England township.
Click here to download the nationwide copy of Section 8 income limits in WORD format
Click here download the FY 2000 Income Limits in Excel format.
Click here to obtain an ASCII national data file with all counties and county subparts.
Click here to obtain the income limit area definitions.
Click here for median family income calculations and State median family incomes.
Click here to learn how the income limits for the Section 221(d)(3)BMIR, Section 235, and Section 236 programs are calculated. Click here to obtain a WORD version of the income limits for the Section 221(d)(3)BMIR, Section 235, and Section 236 programs.
To view information for a given county or to download information for a specific State, go to the U.S. map below and click on the State you are interested in. The file format is described below the map.
Click here to see the file layout.
Click here to learn how HUD income limits are calculated.
The data files provide county-level data. Income limits and FMRs are the same for all parts of a metropolitan area. In New England, a county may be split among metropolitan areas and have a nonmetropolitan part. You must use state, county, and metropolitan area codes to find the income limits or FMRs for a New England township.
The file layout is as follows:
Line# Spaces Content
1 1-2 State FIPS Code
4-5 State abbreviation
6-9 FIPS county code
10-37 County name
38-43 HUD MSA code (usually same as Census code)
50-77 MSA/PMSA name (or NONMETRO categorization)
2 39-46 FY 1998 Area Median Family Income
for a metropolitan area or for a
nonmetropolitan county
3 28-33 1-person HUD 30% of median income limit
34-39 2-person HUD 30% of median income limit
4 28-33 1-person HUD Very Low-Income limit
34-39 2-person HUD Very Low-Income limit
5 28-33 1-person HUD Low-Income limit
34-39 2-person HUD Low-Income limit
6 28-33 Efficiency Fair Market Rent
34-39 1-bedroom Fair Market Rent
The changes made relate only to the Section 8 Existing "30 percent of area median income" limits. These income limits have been increased wherever necessary to ensure that the one-person 30 percent income limit is at least as high as the State Supplemental Security Income (SSI) benefit level.
Effective July 21,1999
Click here to download the nationwide copy of this file in WORD format.
Click here to learn about the changes to the 30% income limits made on July 21, 1999 (Notice PDR-99-04).
To download the nationwide copy of this file in WORD format, CLICK HERE. To see income limits for areas within a State, go to the map below and click on the State of interest.
Click here to learn how HUD income limits are calculated (Notice PDR-99-02).
Click here to learn how median family incomes are estimated (Notice PDR-99-01).
Click here to obtain the income limits for the Section 221(d)(3)BMIR, Section 235, and Section 236 programs.
Click here to learn how income limits for the Section 221(d)(3)BMIR, Section 235, and Section 236 programs are calculated (Notice PDR-99-03).
Line# Spaces Content ------------------------------------------------- 1 1-2 State FIPS Code 4-5 State abbreviation 6-9 FIPS county code 10-37 County name 38-43 HUD MSA code (usually same as Census code) 50-77 MSA/PMSA name (or NONMETRO categorization) 2 39-46 FY 1998 Area Median Family Income for a metropolitan area or for a nonmetropolitan county 3 28-33 1-person HUD 30% of median income limit 34-39 2-person HUD 30% of median income limit 40-45 3-person HUD 30% of median income limit 46-51 4-person HUD 30% of median income limit 52-57 5-person HUD 30% of median income limit 58-63 6-person HUD 30% of median income limit 64-69 7-person HUD 30% of median income limit 70-75 8-person HUD 30% of median income limit 4 28-33 1-person HUD Very Low-Income limit 34-39 2-person HUD Very Low-Income limit 40-45 3-person HUD Very Low-Income limit 46-51 4-person HUD Very Low-Income limit 52-57 5-person HUD Very Low-Income limit 58-63 6-person HUD Very Low-Income limit 64-69 7-person HUD Very Low-Income limit 70-75 8-person HUD Very Low-Income limit 5 28-33 1-person HUD Low-Income limit 34-39 2-person HUD Low-Income limit 40-45 3-person HUD Low-Income limit 46-51 4-person HUD Low-Income limit 52-57 5-person HUD Low-Income limit 58-63 6-person HUD Low-Income limit 64-69 7-person HUD Low-Income limit 70-75 8-person HUD Low-Income limit 6 28-33 Efficiency Fair Market Rent 34-39 1-bedroom Fair Market Rent 40-45 2-bedroom Fair Market Rent 46-51 3-bedroom Fair Market Rent 52-57 4-bedroom Fair Market Rent
Click here to obtain a national data file with all counties and county subparts.
Click here to obtain state-level median family income estimates.
Click here to learn how median family incomes are estimated.
Click here to obtain the income limits for the Section 221(d) (3)BMIR, Section 235, and Section 236 programs.
Questions concerning the methodology used to develop these income limits are addressed in the FY 1998 Income Limits Briefing Material supplied to all HUD field economists.
Line# Spaces Content
Click here to view the file layout.
Line# Spaces Content
Click here to see the file layout. The data files provide county-level data. Income limits and FMRs are the same for all parts of a metropolitan area. In New England, a county may be split among metropolitan areas and have a nonmetropolitan part. You must use state, county, and metropolitan area codes to find the income limits or FMRs for a New England township.
Line# Spaces Content
1 5-6 State FIPS code
8-9 State abbreviation
10-13 FIPS county code
14-41 County name
42-47 HUD MSA code (usually same as Census code)
54-80 MSA/PMSA name (or NONMETRO categorization)
2 1-54 Descriptive name field
55-60 FY 1996 Area Median Family Income for a
metropolitan area or for a nonmetropolitan county
3 1-30 Descriptive name field
31-36 1-person HUD Very Low-Income limit
31-36 1-person HUD Low-Income limit
50-54 Efficiency Fair Market Rent
55-60 1-bedroom Fair Market Rent
1995 Data in WORD format (*.doc).
1993 Data in text format (*.text).
1993 Layout Explanation in text format (*.txt).
PD&R FMR/IL Lookup is now available on Apple iOS and Android powered smartphones. Look up Fair Market Rents & Income Limits from HUD’s Policy Develop. & Research!
Income Limits Hold-Harmless Policy
Final Notice on Ending the Hold-Harmless Policy for Section 8 Income Limits
Request for Comments on Ending "Hold Harmless" Policy in Calculating Section 8 Income Limits
Correction of Potential Impact on Section 8 Program and Extension of Comment Date
Multifamily Tax Subsidy Projects (MTSPs)
MTSPs are projects funded with tax credits authorized under section 42 of the Internal Revenue Code (the Code) and projects financed with tax exempt housing bonds issued to provide qualified residential rental development under section 142 of the Code should use the Income Limits.
MTSP Income Limits
Uniform Relocation Assistance and Real Property Acquisition Policies Act of 1970 (Uniform Act or URA)
Community Reinvestment Act (CRA) and Home Mortgage Disclosure Act (HMDA)
Link to Federal Financial Institutions Examination Council (FFIEC) HUD Estimated Metropolitan Area Median Family Income
Assessment of Small Area Median Family Income Estimates
HAF funds are used for qualified expenses that assist homeowners having incomes equal to or less than 150 percent of the greater of the area median income for their household size, or the area median income for the United States, as determined by the Secretary of Housing and Urban Development. The Homeowner Assistance Fund (HAF) Income Limits are used for determining eligibility for HAF funds.
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