HUD Publishes 2021 Income Limits

On April 1, 2021, HUD published the 2021 income limits for HUD programs as well as for the Low-Income Housing Tax Credit and Tax-Exempt Bond programs. The limits are effective on April 1, 2021.  The limits for the LIHTC and Bond projects are published separately from the limits for HUD programs. HUD has indicated that the U.S. median income limit is higher this year than it was in 2020. The median has increased by almost 2% and is now $79,900.

LIHTC and Bond properties use the Multifamily Tax Subsidy Project (MTSP) limits and are held harmless from income limit (and therefore rent) reductions. These properties may use the highest income limits used for resident qualification and rent calculation purposes since the project has been in service. HUD program income limits are not held harmless.

Unlike 2020, HUD is now publishing the 50% and 60% MTSP limits in the same table with the Average Income (AI) limits. AI limits are set at 20%, 30%, 40%, 50%, 60%, 70%, and 80%.

Projects in service prior to 2009 may use the HERA Special Income Limits in areas where HUD has published such limits. Projects placed in service after 2008 may not use the HERA Special Limits.

Projects in rural areas that are not financed by tax-exempt bonds may use the greater of the MTSP limits or the National Non-Metropolitan Income Limits (NNMIL). According to HUD, the non-metropolitan median income has gone up approximately 1.8% from 2020 to 2021.

Owners of LIHTC projects may rely on the 2020 income limits for all purposes for 45 days after the effective date of the newly issued limits. This 45-day period ends on May 16, 2021.

The limits for HUD programs may be found at The limits for LIHTC and Bond programs may be found at