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Metropolitan Areas with Adjusted LIHTC Maximum Incomes

The following metropolitan areas have had their 50% (VLI) incomes adjusted from the area's median income. Included are the FY2006 median income, 50% of median income based on the FY2006 median income, the four-person limit after adjustments (this is the figure used to determine maximum incomes and rents for the LIHTC program) and the reason for the adjustment. Explanations for the type of adjustment are below the table.

 

Metropolitan Area FY 2008 Median Income 50% of Median 4-Person VLI Limit Type of VLI Adjustment
Aguadilla-Isabela-San Sebastián, PR $15,400 $7,700 $11,400 High Housing Cost
Albany, GA MSA $46,700 $23,350 $24,150 Historical Exception
Allentown-Bethlehem-Easton, PA HMFA $65,800 $32,900 $32,950 Historical Exception
Altoona, PA MSA $50,700 $25,350 $25,750 State Median Based
Anchorage, AK HMFA $77,700 $38,850 $39,350 Historical Exception
Anderson, IN MSA $54,100 $27,050 $32,050 Historical Exception
Anderson, SC MSA $52,400 $26,200 $27,450 Historical Exception
Ann Arbor, MI MSA $80,200 $40,100 $41,200 Historical Exception
Anniston-Oxford, AL MSA $48,800 $24,400 $24,750 Historical Exception
Anson County, NC HMFA $42,000 $21,000 $24,050 State Median Based
Aransas County, TX HMFA $42,000 $21,000 $21,800 State Median Based
Arecibo, PR HMFA $17,900 $8,950 $13,700 Historical Exception
Armstrong County, PA HMFA $49,700 $24,850 $25,750 State Median Based
Athens-Clarke County, GA MSA $54,100 $27,050 $27,150 Historical Exception
Atlanta-Sandy Springs-Marietta, GA $69,200 $34,600 $35,600 Historical Exception
Austin County, TX HMFA $55,700 $27,850 $28,100 Historical Exception
Austin-Round Rock, TX MSA $69,100 $34,550 $35,550 Historical Exception
Bakersfield, CA MSA $50,000 $25,000 $26,900 State Median Based
Bangor, ME HMFA $57,200 $28,600 $29,050 Historical Exception
Barnstable Town, MA MSA $73,500 $36,750 $37,000 State Median Based
Barranquitas-Aibonito-Quebradillas, $17,100 $8,550 $11,850 High Housing Cost
Barry County, MI HMFA $59,300 $29,650 $30,200 Historical Exception
Bates County, MO HMFA $44,600 $22,300 $22,800 Historical Exception
Battle Creek, MI MSA $54,600 $27,300 $29,100 Historical Exception
Bay City, MI MSA $53,700 $26,850 $27,900 Historical Exception
Bend, OR MSA $58,200 $29,100 $29,400 Historical Exception
Bergen-Passaic, NJ HMFA $86,900 $43,450 $43,750 Historical Exception
Berkshire County, MA (part) HMFA $63,800 $31,900 $37,000 State Median Based
Bismarck, ND MSA $64,400 $32,200 $32,700 Historical Exception
Blacksburg-Christiansburg-Radford, $60,700 $30,350 $30,800 Historical Exception
Bloomington-Normal, IL MSA $70,900 $35,450 $36,750 Historical Exception
Bond County, IL HMFA $53,900 $26,950 $27,800 Historical Exception
Boone County, WV HMFA $40,800 $20,400 $20,800 Historical Exception
Boulder, CO MSA $85,000 $42,500 $43,500 Historical Exception
Brown County, OH HMFA $50,200 $25,100 $26,500 Historical Exception
Brownsville-Harlingen, TX MSA $31,000 $15,500 $21,800 State Median Based
Brunswick, GA MSA $55,700 $27,850 $27,950 Historical Exception
Burlington, NC MSA $51,400 $25,700 $28,050 Historical Exception
Burlington-South Burlington, VT MSA $70,100 $35,050 $35,300 Historical Exception
Caguas, PR HMFA $23,200 $11,600 $13,250 High Housing Cost
Calloway County, MO HMFA $53,300 $26,650 $32,250 Historical Exception
Canton-Massillon, OH MSA $54,600 $27,300 $27,450 Historical Exception
Carroll County, IN HMFA $58,400 $29,200 $29,500 Historical Exception
Cass County, MI HMFA $53,100 $26,550 $27,150 Historical Exception
Cedar Rapids, IA HMFA $62,900 $31,450 $33,750 Historical Exception
Champaign-Urbana, IL MSA $61,600 $30,800 $31,300 Historical Exception
Charleston, WV HMFA $48,500 $24,250 $26,950 Historical Exception
Charlotte-Gastonia-Concord, NC-SC H $64,300 $32,150 $32,200 Historical Exception
Chattanooga, TN-GA MSA $53,100 $26,550 $26,700 Historical Exception
Chicago-Naperville-Joliet, IL HMFA $71,600 $35,800 $37,700 Historical Exception
Cleveland, TN MSA $47,000 $23,500 $26,200 Historical Exception
Columbia, MO MSA $60,700 $30,350 $31,000 Historical Exception
Columbia, SC HMFA $59,200 $29,600 $30,300 Historical Exception
Corpus Christi, TX HMFA $47,800 $23,900 $24,100 Historical Exception
Corvallis, OR MSA $68,000 $34,000 $34,050 Historical Exception
Cumberland County, ME (part) HMFA $57,700 $28,850 $28,900 Historical Exception
Cumberland, MD-WV MSA $50,100 $25,050 $33,100 State Median Based
Dallas County, MO HMFA $40,300 $20,150 $22,400 Historical Exception
Dallas, TX HMFA $64,800 $32,400 $33,250 Historical Exception
Dalton, GA HMFA $51,300 $25,650 $26,450 Historical Exception
Danville, IL MSA $49,400 $24,700 $26,100 Historical Exception
Danville, VA MSA $46,800 $23,400 $25,300 State Median Based
Darlington County, SC HMFA $45,200 $22,600 $23,300 Historical Exception
Davenport-Moline-Rock Island, IA-IL $58,800 $29,400 $30,050 Historical Exception
Dayton, OH HMFA $59,800 $29,900 $30,100 Historical Exception
Decatur, AL MSA $53,100 $26,550 $26,850 Historical Exception
Des Moines-West Des Moines, IA MSA $67,900 $33,950 $34,050 Historical Exception
Detroit-Warren-Livonia, MI HMFA $68,400 $34,200 $34,950 Historical Exception
Dothan, AL HMFA $48,300 $24,150 $24,550 Historical Exception
Dover, DE MSA $55,300 $27,650 $29,350 Historical Exception
Dubuque, IA MSA $59,200 $29,600 $29,750 Historical Exception
Durham, NC HMFA $62,100 $31,050 $35,650 Historical Exception
Eastern Worcester County, MA HMFA $101,800 $50,900 $49,200 Low Housing Cost
El Centro, CA MSA $45,100 $22,550 $26,900 State Median Based
El Paso, TX MSA $37,200 $18,600 $21,800 State Median Based
Elkhart-Goshen, IN MSA $56,900 $28,450 $29,650 Historical Exception
Erie, PA MSA $54,100 $27,050 $27,150 Historical Exception
Fajardo, PR MSA $21,900 $10,950 $15,150 Historical Exception
Fayetteville-Springdale-Rogers, AR $52,600 $26,300 $26,550 Historical Exception
Fitchburg-Leominster, MA HMFA $66,200 $33,100 $37,000 State Median Based
Flagstaff, AZ MSA $56,700 $28,350 $29,500 High Housing Cost
Flint, MI MSA $55,200 $27,600 $28,900 Historical Exception
Florence, SC HMFA $47,700 $23,850 $24,500 Historical Exception
Fort Lauderdale, FL HMFA $64,000 $32,000 $35,600 High Housing Cost
Fort Wayne, IN MSA $59,100 $29,550 $30,650 Historical Exception
Franklin County, MA (part) HMFA $65,900 $32,950 $37,000 State Median Based
Fresno, CA MSA $49,900 $24,950 $26,900 State Median Based
Gadsden, AL MSA $44,300 $22,150 $23,700 Historical Exception
Gainesville, GA MSA $57,100 $28,550 $29,700 Historical Exception
Gibson County, IN HMFA $55,000 $27,500 $29,100 Historical Exception
Grand Rapids-Wyoming, MI HMFA $59,200 $29,600 $31,050 Historical Exception
Green Bay, WI HMFA $62,900 $31,450 $32,300 Historical Exception
Greene County, IN HMFA $49,000 $24,500 $26,750 Historical Exception
Greene County, NC HMFA $42,900 $21,450 $24,050 State Median Based
Greensboro-High Point, NC HMFA $56,100 $28,050 $28,200 Historical Exception
Greenville-Mauldin-Easley, SC MSA $55,100 $27,550 $28,250 Historical Exception
Grundy County, IL HMFA $71,900 $35,950 $36,400 Historical Exception
Guayama, PR MSA $18,400 $9,200 $12,000 High Housing Cost
Hagerstown, MD HMFA $63,900 $31,950 $33,100 State Median Based
Hanford-Corcoran, CA MSA $50,100 $25,050 $26,900 State Median Based
Haralson County, GA HMFA $46,100 $23,050 $23,200 Historical Exception
Harrisonburg, VA MSA $56,400 $28,200 $28,350 Historical Exception
Haywood County, NC HMFA $47,700 $23,850 $24,050 State Median Based
Henry County, AL HMFA $45,700 $22,850 $23,800 Historical Exception
Hickman County, TN HMFA $43,200 $21,600 $23,250 Historical Exception
Hickory-Lenoir-Morganton, NC MSA $50,900 $25,450 $25,750 Historical Exception
Hinesville-Fort Stewart, GA HMFA $44,400 $22,200 $23,200 Historical Exception
Hoke County, NC HMFA $42,000 $21,000 $24,050 State Median Based
Holland-Grand Haven, MI MSA $68,700 $34,350 $34,900 Historical Exception
Honolulu, HI MSA $77,300 $38,650 $47,500 High Housing Cost
Huntsville, AL MSA $64,500 $32,250 $32,400 Historical Exception
Ionia County, MI HMFA $56,900 $28,450 $29,350 Historical Exception
Iowa City, IA HMFA $71,900 $35,950 $36,300 Historical Exception
Iowa County, WI HMFA $60,300 $30,150 $33,250 Historical Exception
Jackson, MI MSA $57,100 $28,550 $29,850 Historical Exception
Jackson, TN MSA $51,000 $25,500 $25,850 Historical Exception
Jacksonville, NC MSA $46,400 $23,200 $24,050 State Median Based
Jasper County, IN HMFA $58,500 $29,250 $29,950 Historical Exception
Jefferson City, MO HMFA $62,500 $31,250 $32,250 Historical Exception
Jefferson County, WV HMFA $65,800 $32,900 $33,100 Historical Exception
Jersey City, NJ HMFA $54,500 $27,250 $34,750 High Housing Cost
Johnson City, TN MSA $44,700 $22,350 $24,900 Historical Exception
Johnstown, PA MSA $47,200 $23,600 $25,750 State Median Based
Joplin, MO MSA $44,700 $22,350 $23,950 Historical Exception
Kansas City, MO-KS HMFA $67,800 $33,900 $34,200 Historical Exception
Kendall County, IL HMFA $81,700 $40,850 $41,950 Historical Exception
Kennewick-Richland-Pasco, WA MSA $61,200 $30,600 $30,950 Historical Exception
Kershaw County, SC HMFA $53,200 $26,600 $26,850 Historical Exception
Kokomo, IN MSA $57,400 $28,700 $31,100 Historical Exception
Lafayette, IN HMFA $57,600 $28,800 $29,950 Historical Exception
Lake Havasu City-Kingman, AZ MSA $45,000 $22,500 $29,550 Historical Exception
Lansing-East Lansing, MI MSA $62,700 $31,350 $32,450 Historical Exception
Laredo, TX MSA $36,000 $18,000 $21,800 State Median Based
Las Cruces, NM MSA $42,100 $21,050 $21,600 State Median Based
Lawrence, KS MSA $63,700 $31,850 $32,350 Historical Exception
Le Flore County, OK HMFA $40,100 $20,050 $21,000 State Median Based
Lewiston-Auburn, ME MSA $52,900 $26,450 $27,200 Historical Exception
Lincoln, NE HMFA $65,800 $32,900 $33,050 Historical Exception
Livingston County, MI HMFA $83,900 $41,950 $44,400 Historical Exception
Long County, GA HMFA $39,700 $19,850 $23,200 Historical Exception
Longview, WA MSA $54,700 $27,350 $27,500 Historical Exception
Los Angeles-Long Beach, CA HMFA $59,800 $29,900 $37,900 High Housing Cost
Macon, GA MSA $52,000 $26,000 $27,500 Historical Exception
Macoupin County, IL HMFA $51,300 $25,650 $25,800 Historical Exception
Madera, CA MSA $47,900 $23,950 $26,900 State Median Based
Manchester, NH HMFA $76,400 $38,200 $38,450 Historical Exception
Mansfield, OH MSA $52,500 $26,250 $26,350 Historical Exception
Marshall County, MS HMFA $39,900 $19,950 $22,200 State Median Based
Martinsburg, WV HMFA $60,500 $30,250 $33,100 State Median Based
Matanuska-Susitna Borough, AK HMFA $68,600 $34,300 $35,200 Historical Exception
Mayagüez, PR MSA $19,700 $9,850 $12,950 High Housing Cost
McAllen-Edinburg-Mission, TX MSA $31,600 $15,800 $21,800 State Median Based
McDonald County, MO HMFA $38,000 $19,000 $22,250 Historical Exception
Medford, OR MSA $50,500 $25,250 $26,450 Historical Exception
Memphis, TN-MS-AR HMFA $54,400 $27,200 $28,650 Historical Exception
Merced, CA MSA $47,400 $23,700 $26,900 State Median Based
Meriwether County, GA HMFA $45,200 $22,600 $23,200 Historical Exception
Miami-Miami Beach-Kendall, FL HMFA $49,200 $24,600 $30,150 High Housing Cost
Michigan City-La Porte, IN MSA $58,100 $29,050 $29,150 Historical Exception
Milford-Ansonia-Seymour, CT HMFA $81,600 $40,800 $40,850 Historical Exception
Mobile, AL MSA $47,900 $23,950 $24,750 Historical Exception
Moniteau County, MO HMFA $50,900 $25,450 $26,200 Historical Exception
Monroe, MI MSA $66,200 $33,100 $34,950 Historical Exception
Morgantown, WV MSA $50,500 $25,250 $27,100 Historical Exception
Muncie, IN MSA $50,500 $25,250 $26,750 Historical Exception
Muskegon-Norton Shores, MI MSA $53,200 $26,600 $31,050 Historical Exception
Myrtle Beach-Conway-North Myrtle Be $50,400 $25,200 $25,750 Historical Exception
Naples-Marco Island, FL MSA $69,200 $34,600 $34,900 Historical Exception
New Bedford, MA HMFA $54,900 $27,450 $36,600 Historical Exception
New York, NY HMFA $59,700 $29,850 $38,400 High Housing Cost
Newark, NJ HMFA $83,800 $41,900 $42,200 Historical Exception
Newaygo County, MI HMFA $48,400 $24,200 $25,600 Historical Exception
Newport-Middleton-Portsmouth, RI HM $77,100 $38,550 $38,700 Historical Exception
Niles-Benton Harbor, MI MSA $54,300 $27,150 $27,550 Historical Exception
Oconto County, WI HMFA $56,100 $28,050 $28,100 State Median Based
Odessa, TX MSA $47,000 $23,500 $24,250 Historical Exception
Okmulgee County, OK HMFA $41,400 $20,700 $22,000 State Median Based
Orange County, CA HMFA $84,100 $42,050 $46,500 High Housing Cost
Owen County, IN HMFA $48,400 $24,200 $26,750 Historical Exception
Oxnard-Thousand Oaks-Ventura, CA MS $83,900 $41,950 $42,850 Historical Exception
Penobscot County, ME (part) HMFA $45,700 $22,850 $24,650 Historical Exception
Pike County, PA HMFA $61,300 $30,650 $34,100 Historical Exception
Pittsfield, MA HMFA $64,800 $32,400 $37,000 State Median Based
Poinsett County, AR HMFA $39,200 $19,600 $21,000 State Median Based
Polk County, MO HMFA $43,700 $21,850 $22,500 Historical Exception
Ponce, PR MSA $18,500 $9,250 $13,950 High Housing Cost
Portland, ME HMFA $67,600 $33,800 $34,100 Historical Exception
Portland-Vancouver-Beaverton, OR-WA $67,500 $33,750 $33,950 Historical Exception
Providence-Fall River, RI-MA HMFA $68,300 $34,150 $36,600 Historical Exception
Pueblo, CO MSA $48,700 $24,350 $26,950 Historical Exception
Putnam County, IN HMFA $53,500 $26,750 $27,300 Historical Exception
Racine, WI MSA $64,600 $32,300 $32,950 Historical Exception
Reading, PA MSA $60,500 $30,250 $32,300 Historical Exception
Redding, CA MSA $53,300 $26,650 $26,900 State Median Based
Riverside-San Bernardino-Ontario, C $62,000 $31,000 $33,300 High Housing Cost
Rochester, NY MSA $63,500 $31,750 $32,050 Historical Exception
Rockford, IL MSA $60,500 $30,250 $31,800 Historical Exception
Rockingham County, NC HMFA $47,600 $23,800 $24,050 State Median Based
Rocky Mount, NC MSA $47,700 $23,850 $24,400 Historical Exception
Rome, GA MSA $49,600 $24,800 $25,100 Historical Exception
Sagadahoc County, ME HMFA $60,600 $30,300 $30,650 Historical Exception
Saginaw-Saginaw Township North, MI $51,600 $25,800 $27,900 Historical Exception
Salem, OR MSA $56,200 $28,100 $28,400 Historical Exception
Salisbury, MD HMFA $60,700 $30,350 $33,100 State Median Based
San Diego-Carlsbad-San Marcos, CA M $72,100 $36,050 $39,500 High Housing Cost
San Francisco, CA HMFA $94,300 $47,150 $56,550 Historical Exception
San Germán-Cabo Rojo, PR MSA $18,500 $9,250 $11,350 Historical Exception
San Jose-Sunnyvale-Santa Clara, CA $97,800 $48,900 $53,050 Historical Exception
San Juan-Guaynabo, PR HMFA $25,200 $12,600 $15,150 Historical Exception
Santa Barbara-Santa Maria-Goleta, C $65,200 $32,600 $38,900 High Housing Cost
Santa Cruz-Watsonville, CA MSA $79,900 $39,950 $43,500 High Housing Cost
Santa Fe, NM MSA $64,300 $32,150 $33,000 Historical Exception
Savannah, GA MSA $54,800 $27,400 $28,800 Historical Exception
Sharon, PA HMFA $51,700 $25,850 $26,050 Historical Exception
Sheboygan, WI MSA $64,000 $32,000 $32,350 Historical Exception
Simpson County, MS HMFA $39,100 $19,550 $20,150 State Median Based
Sioux City, IA-NE-SD MSA $55,600 $27,800 $27,850 Historical Exception
Somerset County, MD HMFA $49,500 $24,750 $33,100 State Median Based
Spartanburg, SC MSA $54,000 $27,000 $27,450 Historical Exception
Spokane, WA MSA $56,700 $28,350 $28,800 Historical Exception
Springfield, IL MSA $64,500 $32,250 $32,450 Historical Exception
Springfield, MA HMFA $64,800 $32,400 $37,000 State Median Based
Springfield, MO HMFA $49,300 $24,650 $25,700 Historical Exception
Springfield, OH MSA $54,500 $27,250 $30,100 Historical Exception
St. Joseph, MO-KS MSA $50,100 $25,050 $26,100 Historical Exception
St. Louis, MO-IL HMFA $65,000 $32,500 $32,950 Historical Exception
Sullivan County, IN HMFA $45,500 $22,750 $26,750 Historical Exception
Sumter, SC MSA $45,300 $22,650 $23,300 Historical Exception
Taunton-Mansfield-Norton, MA HMFA $79,300 $39,650 $41,350 Historical Exception
Terre Haute, IN HMFA $48,300 $24,150 $26,750 Historical Exception
Topeka, KS MSA $59,200 $29,600 $30,200 Historical Exception
Trenton-Ewing, NJ MSA $83,100 $41,550 $42,700 Historical Exception
Tunica County, MS HMFA $30,400 $15,200 $22,200 State Median Based
Valdosta, GA MSA $45,600 $22,800 $24,600 Historical Exception
Vallejo-Fairfield, CA MSA $74,300 $37,150 $37,700 Historical Exception
Victoria, TX HMFA $50,800 $25,400 $26,500 Historical Exception
Visalia-Porterville, CA MSA $46,900 $23,450 $26,900 State Median Based
Waco, TX MSA $48,200 $24,100 $25,200 Historical Exception
Walker County, AL HMFA $44,900 $22,450 $22,700 State Median Based
Washington County, IN HMFA $49,700 $24,850 $26,400 Historical Exception
Washington County, MO HMFA $38,000 $19,000 $22,400 Historical Exception
Washington-Arlington-Alexandria, DC $99,000 $49,500 $49,200 Low Housing CostUSM
Waterbury, CT HMFA $63,700 $31,850 $38,450 State Median Based
Waterloo-Cedar Falls, IA HMFA $57,400 $28,700 $28,800 Historical Exception
Weirton-Steubenville, WV-OH MSA $46,900 $23,450 $25,900 Historical Exception
West Palm Beach-Boca Raton, FL HMFA $66,000 $33,000 $34,600 High Housing Cost
Westerly-Hopkinton-New Shoreham, RI $70,300 $35,150 $36,600 Historical Exception
Western Worcester County, MA HMFA $61,000 $30,500 $37,000 State Median Based
Wheeling, WV-OH MSA $45,800 $22,900 $24,100 Historical Exception
Wichita, KS HMFA $59,300 $29,650 $30,600 Historical Exception
Williamsport, PA MSA $50,500 $25,250 $25,750 State Median Based
Winchester, VA-WV MSA $59,800 $29,900 $30,450 Historical Exception
Winston-Salem, NC MSA $57,300 $28,650 $29,100 Historical Exception
Yakima, WA MSA $48,000 $24,000 $26,300 State Median Based
Yauco, PR MSA $16,700 $8,350 $13,400 Historical Exception
York County, ME (part) HMFA $60,300 $30,150 $30,700 Historical Exception
York-Kittery-South Berwick, ME HMFA $73,300 $36,650 $36,700 Historical Exception
Youngstown-Warren-Boardman, OH HMFA $52,000 $26,000 $26,050 Historical Exception
Yuba City, CA MSA $53,400 $26,700 $26,900 State Median Based
Yuma, AZ MSA $42,500 $21,250 $21,650 High Housing Cost
HMFA
HUD Metro Fair Market Area
High Housing Cost
VLI limit has been adjusted upward based on high area Fair Market Rent
Historical Exception
VLI limit has remained unchanged from FY2006 despite a decrease caused by Census re-benchmarking or reduction in Fair Market Rent
Low Housing Cost
Area of low housing cost (Fair Market Rent) relative to area income
State Median Based
Based on the state nonmetropolitan median family income

 

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