NYC Housing Lottery Income Limits 2026

The short version

Every affordable apartment in the NYC housing lottery is tied to an AMI band: a percentage of Area Median Income. The band sets both the rent and the income range you need to qualify. In 2026, the 100% AMI benchmark for the NYC region is $152,700 for a three-person household (HUD's figure, used by HPD). Every other band scales from there, adjusted for your household size.

What surprises most people: the numbers are higher than they expect. A single person earning $95,000 a year still counts as "low income" (80% AMI) in this system. If you assumed you earn too much for affordable housing, check the bands before you write yourself off.

The bands you will see on listings

HPD groups AMI percentages into these bands. Listings almost always name one of them:

30% AMI, extremely low income. The deepest affordability. Rents here are the lowest in the lottery system.
40% AMI. Common in newer mixed-income buildings, often paired with higher bands in the same building.
50% AMI, very low income. A frequent band for family-sized units.
60% AMI. One of the most common bands overall. If a building has affordable units, there is a good chance some are at 60%.
80% AMI, low income. Still below market rent, but aimed at working households with solid incomes.
100% to 130% AMI. Middle-income bands. Rents are higher, but so is the income ceiling, and these units are often easier to land because fewer people apply.
165% AMI. The top of the middle-income range. Rare, and the rents approach market rate in cheaper neighborhoods.

What the limits look like in practice

To give you a feel for the scale, here are approximate 2026 income ceilings. Treat these as orientation, not gospel: exact limits vary by program and household size, and the listing's own chart is always the final word.

Single person, 80% AMI: around $95,000 a year.
Single person, 50% AMI: around $59,400 a year.
Family of four, 80% AMI: around $135,700 a year.
Family of four, 50% AMI: around $84,800 a year.

Notice how much household size moves the numbers. A couple earning $95,000 qualifies at 80% AMI as a two-person household but would be over the line as a single applicant. Always match your income against the row for your household size on the listing.

Minimums matter too

Listings set a minimum income as well as a maximum. The minimum exists because the rent has to be payable: housing is considered affordable at about one-third of income, so a $1,200 rent typically requires around $43,000 in annual income. If you earn below the minimum, you generally do not qualify for that unit, with one big exception: voucher holders. Households with Section 8 or CityFHEPS vouchers are usually exempt from the minimum income requirement, because the voucher covers the gap. See our Section 8 guide and CityFHEPS guide for how that works.

How to read a listing's income chart

Every lottery and re-rental listing includes an income table. New to the concept? Start with what AMI means. Here is how to read the chart itself without going cross-eyed:

Find the column for your household size (count everyone who will live in the unit, including children).
Find the row for the AMI band of the unit you want.
Check that your total household income falls between the minimum and maximum in that cell.
If it does, you are eligible to apply for that unit. If it does not, look at a different band in the same building.

One building often lists several bands side by side. You might not qualify for the 40% AMI two-bedroom but fit perfectly into the 60% AMI one next door. Apply for the band that fits, not the one with the lowest rent.

Common mistakes

Assuming you earn too much. The most common error. People earning $80,000 to $100,000+ routinely qualify for middle-income bands and never apply.
Forgetting a household member. A partner, a child, a parent moving in: everyone counts, and it changes your row on the chart.
Using gross vs. net inconsistently. Listings use gross annual income, before taxes. Do not subtract anything.
Ignoring the minimum. Falling below the minimum disqualifies you just as surely as exceeding the maximum, unless you hold a voucher.

What to do about it

Figure out your AMI band once, and every listing gets easier to read. If you want the deeper explainer, read what AMI means. Then set up a free ReRentalAlert with your household size and income range, and we will include re-rentals in your band in your weekly digest. For re-rentals the income rules are identical to the lottery: same bands, same charts, just first come, first served instead of a drawing. For instant alerts, follow our free Telegram channel, or get Premium ($3/mo) for instant email alerts filtered to your income and household.

Frequently asked questions

What is the 100% AMI benchmark for 2026?

HUD's figure, used by HPD, is $152,700 for a three-person household. Every other band scales from there, adjusted for your household size.

I earn $80,000 a year. Can I still qualify for affordable housing?

Quite possibly. A single person earning around $95,000 still counts as low income (80% AMI) in this system. Check the bands before writing yourself off.

Do listings have minimum income requirements?

Usually yes, because the rent has to be payable at about one-third of income. One big exception: households with Section 8 or CityFHEPS vouchers are generally exempt from the minimum.

Should I use gross or net income when checking a chart?

Gross annual income, before taxes. Do not subtract anything.

Related guides

Source: HPD 2026 AMI chart. Last updated October 2026.

NYC housing lottery income limits, 2026