Section 8 Housing Voucher Estimator
Check your eligibility and estimate how much housing assistance you could receive through the Housing Choice Voucher program.
Household Information
You May Be Eligible for Section 8
Your income ($24,000) is below the 50% AMI limit ($32,400) for a 3-person household in Texas.
Very Low Income (below 50% AMI) — eligible
Income & Voucher Comparison
| Your annual income | $24,000 |
| 50% AMI limit (3-person) | $32,400 |
| 30% AMI limit (3-person) | $19,440 |
| Your monthly tenant portion (30% of adjusted) | $576 |
| Fair Market Rent (2BR, Texas) | $1,280 |
| Estimated voucher value | $704/month |
| Current rent | $1,200 |
| Monthly savings with voucher | $624 |
Your Portion
$576/mo
Voucher Value
$704/mo
Fair Market Rent
$1,280
Est. Waitlist
1-3 years
Next Steps
- • Apply at your local Public Housing Authority (PHA) — find yours at hud.gov.
- • You can use the voucher for any eligible rental — not just public housing.
- • Apply to multiple PHAs to increase your chances.
How the Section 8 Housing Choice Voucher Program Works
Section 8, officially the Housing Choice Voucher (HCV) program, is the largest federal rental assistance program in the United States. Administered by local Public Housing Authorities (PHAs), it helps low-income families, the elderly, and disabled individuals afford safe housing in the private rental market. The program pays a portion of your rent directly to your landlord while you cover the rest — typically 30% of your adjusted monthly income.
Eligibility is primarily based on income. Your household income must be below 50% of the Area Median Income (AMI) for your location. HUD requires PHAs to give 75% of new vouchers to families at or below 30% AMI (extremely low income), so these households receive priority.
2026 Income Limits by State (Family of 4)
| State | 50% AMI (Very Low) | 30% AMI (Extremely Low) | Fair Market Rent (2BR) |
|---|---|---|---|
| California | $47,500 | $28,500 | $2,150 |
| Texas | $36,000 | $21,600 | $1,280 |
| New York | $44,000 | $26,400 | $1,750 |
| Florida | $36,000 | $21,600 | $1,520 |
| Illinois | $41,000 | $24,600 | $1,250 |
| Ohio | $34,000 | $20,400 | $950 |
| Mississippi | $27,000 | $16,200 | $830 |
| Massachusetts | $52,500 | $31,500 | $1,850 |
How Your Tenant Portion Is Calculated
The Section 8 program uses a specific formula to determine how much rent you pay. First, your gross income is adjusted by deducting $480 per dependent and other applicable deductions. Then your tenant portion is the higher of: 30% of adjusted monthly income, 10% of gross monthly income, or the welfare rent (if applicable), with a minimum of $50/month. The voucher covers the difference between the Fair Market Rent and your tenant portion.
Waitlist Reality by Region
| Region | Typical Wait Time | Notes |
|---|---|---|
| New York City | 5-10+ years | Waitlist periodically closed |
| Los Angeles | 3-8 years | 180,000+ on waitlist |
| Houston, TX | 1-3 years | Shorter than most metros |
| Rural areas | 6 months - 2 years | Faster processing |
| Washington DC | 3-8 years | High demand area |
Frequently Asked Questions
Can I use my voucher anywhere in the country?
Yes, Section 8 vouchers are "portable." Once you receive a voucher, you can use it in any jurisdiction with a PHA. This is called "porting." However, you must first use the voucher in the issuing PHA's jurisdiction (some require 12 months of residency) before transferring. The voucher amount may adjust to the Fair Market Rent of your new area.
What happens if my income changes after I get the voucher?
PHAs conduct annual income recertifications. If your income increases, your tenant portion goes up and the voucher subsidy decreases. If your income rises above the program limits, you'll typically get a 6-month grace period before losing assistance. You must report significant income changes within 30 days.
Do I have to live in public housing?
No. The Housing Choice Voucher is specifically designed for the private rental market. You choose your own housing — apartment, townhouse, or single-family home — as long as it meets HUD's Housing Quality Standards (HQS) and the landlord agrees to participate.
Related tools: Benefits Eligibility Checker and SNAP Benefits Calculator.