What Income Do You Need for an NYC Housing Lottery?
Short answer: NYC housing lotteries are not only for very low incomes. Many units accept more income than people expect.
- 1 person can earn up to $95,040 for an 80% AMI unit, and up to $154,440 for a 130% AMI unit.
- A family of 4 can earn up to $135,680 for an 80% AMI unit, and up to $220,480 for a 130% AMI unit.
- On October 11, 2026, 170 of 504 open lottery units (34%) were 130% AMI units.
- Each unit also has a minimum income. It is set by the rent, usually about 3 times the yearly rent.
Use the calculator below for a first check. The lottery advertisement has the final numbers.
General information, not legal advice. Figures were checked on October 11, 2026 against NYC HPD, HUD and the HPD/HDC Marketing Handbook. The advertisement for each lottery is what counts.
If you have not applied before, our NYC Housing Connect guide walks through the profile, the application and what happens after the deadline. This page covers only one question: does your income fit?
Maximum income at a glance
This is the most you can earn and still fit a unit in each band, from HPD's 2026 table. Find your household size, then read across.
| Household | 60% AMI | 80% AMI | 100% AMI | 130% AMI |
|---|---|---|---|---|
| 1 person | $71,280 | $95,040 | $118,800 | $154,440 |
| 2 people | $81,420 | $108,560 | $135,700 | $176,410 |
| 3 people | $91,620 | $122,160 | $152,700 | $198,510 |
| 4 people | $101,760 | $135,680 | $169,600 | $220,480 |
| 5 people | $109,920 | $146,560 | $183,200 | $238,160 |
| 6 people | $118,080 | $157,440 | $196,800 | $255,840 |
Gross yearly household income, before tax. HPD's table goes up to 165% AMI ($196,020 for 1 person), but none of the 14 lotteries open on October 11, 2026 used it. Not every lottery has every band, so the open lottery directory shows which bands are open now.
The 2026 income limits by household size
HPD, the city's housing agency, publishes the income table that NYC lotteries use. In 2026, 100% of AMI is $152,700 for a household of 3. The table changes each spring, when HUD publishes new limits (May 1 in 2026). The calculator shows every band for your household size.
Check your income against the 2026 bands
Find your household size in the table, then read down that column. Each figure is the most a household of that size can earn for a unit in that band. The interactive calculator loads in your browser and also lists open lotteries from our directory snapshot.
| AMI band | 1 person | 2 people | 3 people | 4 people | 5 people | 6 people | 7 people | 8 people |
|---|---|---|---|---|---|---|---|---|
| 30% AMI | $35,640 | $40,710 | $45,810 | $50,880 | $54,960 | $59,040 | $63,120 | $67,170 |
| 40% AMI | $47,520 | $54,280 | $61,080 | $67,840 | $73,280 | $78,720 | $84,160 | $89,560 |
| 50% AMI | $59,400 | $67,850 | $76,350 | $84,800 | $91,600 | $98,400 | $105,200 | $111,950 |
| 60% AMI | $71,280 | $81,420 | $91,620 | $101,760 | $109,920 | $118,080 | $126,240 | $134,340 |
| 70% AMI | $83,160 | $94,990 | $106,890 | $118,720 | $128,240 | $137,760 | $147,280 | $156,730 |
| 80% AMI | $95,040 | $108,560 | $122,160 | $135,680 | $146,560 | $157,440 | $168,320 | $179,120 |
| 90% AMI | $106,920 | $122,130 | $137,430 | $152,640 | $164,880 | $177,120 | $189,360 | $201,510 |
| 100% AMI | $118,800 | $135,700 | $152,700 | $169,600 | $183,200 | $196,800 | $210,400 | $223,900 |
| 110% AMI | $130,680 | $149,270 | $167,970 | $186,560 | $201,520 | $216,480 | $231,440 | $246,290 |
| 120% AMI | $142,560 | $162,840 | $183,240 | $203,520 | $219,840 | $236,160 | $252,480 | $268,680 |
| 130% AMI | $154,440 | $176,410 | $198,510 | $220,480 | $238,160 | $255,840 | $273,520 | $291,070 |
| 165% AMI | $196,020 | $223,905 | $251,955 | $279,840 | $302,280 | $324,720 | $347,160 | $369,435 |
HPD also gives the bands names. You will see these words in advertisements and news stories:
| Name HPD uses | Percent of AMI |
|---|---|
| Extremely low income | 0 to 30% |
| Very low income | 31 to 50% |
| Low income | 51 to 80% |
| Moderate income | 81 to 120% |
| Middle income | 121 to 165% |
How each lottery sets its minimum and maximum
A lottery advertisement lists every unit type with its rent, its AMI band, and an income range for each household size that may live there.
- The maximum is the AMI cap for your household size in that unit's band. It is the same number you see in the table above.
- The minimum is tied to the unit's rent. HPD's Marketing Handbook says the agency sets minimum incomes "based on 35 percent of the gross annual rent for the unit." In the open lotteries in our directory on October 11, 2026, the lowest advertised minimum was a median of 3.1 times the unit's yearly rent (range 2.9 to 4.2 times, across 496 units with a listed rent).
Here is a real example. On October 11, 2026, Dix Avenue Apartments in Queens advertised one-bedroom units at 60% AMI for $1,684 a month. The income range was $62,572 to $71,280 for one person and $62,572 to $91,620 for three people.
That creates two ways to miss a unit:
- Over-income: you earn more than the maximum for your household size. A single person earning $75,000 is over the $71,280 cap for that unit, but may fit an 80% AMI unit.
- Under-income: you earn less than the minimum. A single person earning $55,000 is under the 60% cap but below the $62,572 minimum. In the same building, a 50% AMI one-bedroom at $1,380 a month listed a range of $52,149 to $59,400 for one person, which that person may fit.
So being over one band or under another is normal. Most households fit only some units in a lottery, and some fit none in a given building. Check every band in the advertisement before you decide a lottery is not for you.
How many open lotteries are in each band
On October 11, 2026, our open lottery directory listed 14 open NYC rental lotteries with 504 units, taken from the public Housing Connect advertisements. Of those units, 328 (65%) were at 80% AMI or below, and 170 (34%) were at 130% AMI, all in four lotteries. One lottery used a 77% AMI tier, which is not one of HPD's common columns.
| AMI band | Open lotteries | Units | Advertised monthly rents |
|---|---|---|---|
| 40% AMI | 5 | 25 | $869 to $1,470 (5 more units have their rent set by a subsidy) |
| 50% AMI | 2 | 71 | $1,092 to $1,891 (3 more units have their rent set by a subsidy) |
| 60% AMI | 4 | 55 | $1,399 to $2,312 |
| 70% AMI | 2 | 98 | $1,819 to $2,297 |
| 77% AMI | 1 | 9 | $2,023 to $2,779 |
| 80% AMI | 8 | 70 | $1,793 to $2,962 |
| 90% AMI | 1 | 3 | $2,315 to $2,936 |
| 100% AMI | 1 | 1 | $2,882 |
| 120% AMI | 1 | 2 | $3,985 |
| 130% AMI | 4 | 170 | $2,500 to $3,799 |
We also compared each advertised maximum with HPD's 2026 table. All 225 pairs of band and household size that we could compare matched the table exactly. That is a good sign the table above is the one current lotteries use, but each advertisement is still the final word.
This snapshot changes quickly as lotteries open and close. The directory shows what is open today.
Who counts in your household
Household size drives every number above, so count it carefully.
- The Marketing Handbook defines a household as one person, or two or more people who are immediate family, extended family who need to live together to support one another, or people who are financially interdependent.
- HPD's eligibility page says you must be at least 18 to apply.
- Each unit size allows a range of household sizes. The Handbook's standard is: studio, 1 to 2 people; one bedroom, 1 to 3; two bedrooms, 2 to 5; three bedrooms, 3 to 7; four bedrooms, 4 to 9. A specific advertisement can differ, so check it.
Do not add or remove a person to fit a band. Your Housing Connect profile should reflect who really lives with you, and the application guide explains how to keep it current.
What counts as income
The Marketing Handbook says income eligibility uses gross income, before taxes and deductions, for everyone in the household. The marketing agent projects your yearly income from current documents, for example by annualizing recent pay stubs.
- Wages and salary: gross pay, annualized.
- Self-employment: this is the one exception to gross. The agent looks at net income, using the Schedule C on your latest tax return and your estimate for the current year. The Handbook says the higher of the two is generally used, unless your records show a clear trend toward lower income.
- Income that helps you reach a minimum: some income that HUD normally leaves out still counts toward a lottery's minimum. The Handbook lists examples such as the full earnings of dependent students over 18, payments for foster care, workers' compensation that replaces wages, and recurring lawsuit settlement payments.
If your income changes often, use a realistic yearly figure in the calculator and expect the agent to ask for documents that support it.
Asset limits
Income is not the only test. HPD and HDC also limit household assets for rental units. The asset limit is the maximum income for a four-person household at the unit's AMI band. Under the limits effective May 1, 2026, that is $67,840 for a 40% AMI unit, $101,760 for 60%, $135,680 for 80% and $220,480 for 130%.
- Assets include savings and checking accounts, trusts, stocks, bonds and cash.
- Money in designated retirement accounts and college savings accounts does not count toward the limit, but those balances are still used when the agent calculates income from assets.
- For rental units, no one in the household may own residential property, including co-op shares, in New York City or within 100 miles of the city limits.
HPD's 2025 Handbook update also reduced paperwork: applicants with less than $50,000 in assets do not need to send bank statements.
Vouchers can remove the minimum
If you have a tenant-based voucher, such as Section 8 or CityFHEPS, the Marketing Handbook says advertised minimum incomes do not apply to you. Two conditions remain: your voucher's payment standard, after any utility allowance, must cover the advertised rent, and you must still be under the maximum income for your household size.
Turn on the voucher option in the calculator to see the bands and open lotteries where only the maximum applies. For voucher holders searching outside the lottery system, see our NYC voucher apartment search guide.
Students
Many lottery buildings are financed with federal Low Income Housing Tax Credits or tax-exempt bonds. For those units, an IRS rule says a unit generally cannot be occupied only by full-time students, unless the household meets an exception. Every adult in the household signs a student status statement during review.
If your household is made up only of full-time students, ask the marketing agent in the advertisement whether the units are covered by this rule and whether an exception fits you. Households with some students and some non-students are not blocked by this rule.
What to do next
- Use the calculator to find the bands where your income may fit.
- Open each advertisement and find the rows for your household size. Check both the minimum and the maximum.
- Apply for free on NYC Housing Connect before the deadline. Our Housing Connect guide covers each step.
Our free open lottery directory lists every open NYC rental lottery with its rents, income ranges and deadline, and it has its own household filter. If you would rather not check it every week, RentReboot's Housing Connect alerts compare each new lottery's published income bands, household sizes and deadline with your details and email you the matches. Optional auto-apply can submit eligible applications for you, but only after you complete your Housing Connect profile and authorize it. Both come with the Plus plan and are also available to active Premium and Max members (see pricing). RentReboot is independent of the city and cannot influence selection, eligibility review or approval.
NYC housing lottery income FAQ
What is the income requirement for an NYC housing lottery in 2026?
There is no single number. Each unit has its own range for each household size. The maximum comes from HPD's 2026 AMI table (for example, $71,280 for one person at 60% AMI), and the minimum comes from the unit's rent. Your household income has to fall inside the range printed in the advertisement.
Can you earn too much for an NYC housing lottery?
Yes. If your income is above the maximum for your household size in a unit's band, you are over-income for that unit. You may still fit a higher band. In our October 11, 2026 snapshot, 170 of 504 open units were at 130% AMI, where the cap for one person is $154,440.
Why do housing lotteries have a minimum income?
The minimum makes sure the rent is affordable for the household. HPD's Marketing Handbook says minimum incomes are based on 35 percent of the unit's gross annual rent. In the open lotteries we checked on October 11, 2026, the lowest advertised minimum was a median of 3.1 times the yearly rent.
Is lottery income before or after taxes?
Before. The Marketing Handbook uses gross income for everyone in the household, projected for the year from current documents. Self-employment is the exception: the agent uses net income after business expenses.
Do I need the minimum income if I have a Section 8 voucher or CityFHEPS?
No. The Marketing Handbook says applicants with tenant-based Section 8 and other qualifying rental subsidies are not held to advertised minimum incomes. The voucher must cover the rent, and you must still be under the maximum income.
Is there an asset limit for NYC housing lotteries?
Yes, for rental units it equals the maximum income for a four-person household at the unit's AMI band. Under the limits effective May 1, 2026, that is $101,760 for a 60% AMI unit. Retirement and college savings accounts do not count toward the limit.
Does the calculator tell me if I qualify?
No. It compares your numbers with the published 2026 bands and with the advertisements in our dated snapshot, so it can show where you may fit. The lottery advertisement sets the rules, and the marketing agent decides eligibility after reviewing your documents.
Sources
- NYC HPD, Area Median Income: the 2026 New York City Area AMI table by household size and the income band names. Checked October 11, 2026.
- HUD, FY2026 Income Limits: FY2026 limits effective May 1, 2026, including the Section 8 income limits table for the New York, NY HMFA (very low income limit and median family income).
- HPD/HDC Marketing Handbook, revised April 2026: household definition, occupancy standards, income calculation, self-employment, minimum incomes, rental subsidies and the student rule.
- HPD/HDC Asset Limits and Property Ownership Policies, effective May 1, 2026: asset limits by AMI band and property ownership rules.
- NYC HPD, Marketing Guidelines: the April 1, 2025 document changes, including no bank statements under $50,000 in assets.
- NYC HPD, Do You Qualify?: age requirement, income ranges, asset limits and selection criteria.
- RentReboot open lottery directory: open NYC rental lotteries from public Housing Connect advertisements. Counts on this page come from a snapshot taken October 11, 2026 (14 lotteries, 504 units).