Income limits · HUD
Data from May 2026
Do I qualify by income in Washington County, Colorado?
In Washington County, HUD sets the low-income limit for 4 people at $77,900 a year, very low at $48,700 and extremely low at $33,000 (Fiscal year 2026). The area's median income is $93,300.
Four numbers to start with
- Extremely low (30%)
- $33,000
- A year, for 4 people
- Agencies must admit a share of families at this level each year.
- Very low (50%)
- $48,700
- A year, for 4 people
- In general, the income cap for a Section 8 voucher.
- Low income (80%)
- $77,900
- A year, for 4 people
- The cap for public housing and buildings with Section 8.
- Area median income
- $93,300
- HUD, Fiscal year 2026
- HUD calculates all three limits from this figure.
Only here
Income limits in Washington County: what sets them apart
What this place has that others do not, from public data, most unusual first.
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Among the neighboring counties, Adams County has the highest HUD low-income limit ($106,800 for 4 people), 37% above the $77,900 in Washington County.
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In Washington County, the HUD low-income limit for 4 people ($77,900) is 16% higher than the typical household income ($67,167).
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Washington County has the 6th smallest share of rent-burdened renters of the 57 counties in Colorado with this figure (36%).
Sources: HUD (Fiscal year 2026); U.S. Census Bureau (Average 2020–2024).
HUD's table
The limits in Washington County, by family size
HUD publishes three limits for each family size, from 1 to 8 people. Find your family's row. If the whole household's income is at the limit or below, you are at that level.
The rules
- It counts the income of every member 18 or older, or of the head of household and spouse, plus the unearned income of minors. Some amounts do not count. Source: 24 CFR §5.609(a)
- The low-income limit is 80% of median income, adjusted for family size. HUD may set it higher or lower, so it is not always exactly 80%. Source: 24 CFR §5.603
| People | Extremely low (30%) | Very low (50%) | Low (80%) |
|---|---|---|---|
| 1 person | $20,450 | $34,100 | $54,550 |
| 2 people | $23,400 | $39,000 | $62,350 |
| 3 people | $27,320 | $43,850 | $70,150 |
| 4 people | $33,000 | $48,700 | $77,900 |
| 5 people | $38,680 | $52,600 | $84,150 |
| 6 people | $44,360 | $56,500 | $90,400 |
| 7 people | $50,040 | $60,400 | $96,600 |
| 8 people | $55,720 | $64,300 | $102,850 |
HUD area: Washington County, CO. Area median income: $93,300. Source: HUD, Fiscal year 2026
What each limit is for
Which programs use each limit
Each program uses one of the three limits, under its law. These are the rules, each with its source.
No limit guarantees you a place. The housing agency or the building reviews your case and decides.
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Extremely low (30%)
$33,000 for 4 people
- Section 8 vouchers: each year, at least 75% of the families an agency admits from its waiting list must be at this level. Source: 24 CFR §982.201(b)(2)(i)
- Public housing: each year, at least 40% of the families admitted from the waiting list must be at this level. Source: 24 CFR §960.202(b)(1)(i)
-
Very low (50%)
$48,700 for 4 people
- Section 8 vouchers: in general, the household cannot earn more than this limit (50% of median income). There are exceptions for some low-income families. Source: 24 CFR §982.201(b)(1)
- Tax-credit apartments (LIHTC): the law uses 50% or 60% of area median income, depending on what each property chose, or an average of 60%. Ask the property which limit it uses. Source: 26 U.S.C. §42(g)(1)
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Low (80%)
$77,900 for 4 people
- Public housing: admits only low-income families, up to this limit. Source: 24 CFR §960.201(a)(2)
- Buildings with their own Section 8 (project-based): admit only low-income families. Source: 24 CFR §5.653(b)(2)
- Home-buying help paid with HUD's HOME funds: the home must go to a low-income family. Source: 24 CFR §92.254(a)(3)
Check your case
Enter your income and family size
The tool opens on the limits in Washington County. Choose how many people live with you and enter the whole household's yearly income, before taxes.
Your household
Your county
Washington County, CO
HUD publishes its limits by county or by metropolitan area.
Let's do the math
Washington County, CO · 4 people
Enter your income to see which of the three limits your household of 4 people falls under.
This does not say whether you qualify. The housing agency or the property reviews your case and decides.
Extremely low income (30%)
$33,000
per year, 4 people
Very low income (50%)
$48,700
per year, 4 people
Low income (80%)
$77,900
per year, 4 people
- HUD area
- Washington County, CO · HUD calculates these limits for Washington County alone.
- Area median family income (MFI)
- $93,300
HUD income limits (FY2026). Income Limits (HUD) ↗
Key words: area median income · Section 8 voucher · public housing
The figures are HUD's. We do not give advice for your case: ask the housing agency or a HUD-approved housing counselor.
Programs
Programs in Washington County with an income limit
Home-buying help programs that serve in Washington County and state their income limit. Each one sets its limit and publishes its table, which may not be HUD's.
- CHFA FirstGeneration Uses its own income-limit table. Open, per the source · Verified November 5, 2026
Next steps
What to do with this number
If your income is within one of the limits, the next step is to apply where the help is given. These pages tell you where.
Guides
- Section 8 and mixed-status families: how it works
- Buying a home with a Section 8 voucher: the homeownership option
- Down payment assistance: how it works
- Section 202: HUD housing for older adults 62 and up
- Public charge and housing: what the rules say
Key terms: area median income · Section 8 voucher · public housing
Frequently asked questions
How much can I earn for a Section 8 voucher in Washington County?
In general, household income cannot be above the very low limit (50% of median income): $48,700 a year for 4 people in Washington County (Fiscal year 2026). There are exceptions for some low-income families. Each year, at least 75% of the families an agency admits from its waiting list must be extremely low income ($33,000 for 4 people). The agency decides.
What income counts for HUD's limits?
It counts all money received by each household member 18 or older, or by the head of household and spouse, plus the unearned income of children under 18. The rule leaves out some amounts; the agency tells you which.
Why is the low-income limit in Washington County not exactly 80% of median income?
The rule defines low income as up to 80% of area median income, adjusted for family size, but HUD may set limits higher or lower. In Washington County, the area median income is $93,300 and the low-income limit for 4 people is $77,900.
Which programs in Washington County state their income limit?
One home-buying help program that serves in Washington County states its limit: CHFA FirstGeneration. Each uses its own table; check it before you apply.