Calculators

Income Limit & Rent Calculator

A guided three-step wizard that returns HUD income limits and the maximum LIHTC rents for a specific property. It accounts for Hold Harmless, the rent floor, HERA Special and NNMIL limits, the set-aside election, AMI tiers, the bedroom mix, and utility allowances.

Step by step

1. Choose location & year

   The newest HUD Data Year is selected for you. Search for the property’s county, city, or state, pick the match, and click Continue to Project Details.

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2. Enter project name & dates

   Add an optional Project Name, then set the Placed-in-Service Date (for Hold Harmless) and the Rent Floor Election Date (leave it on Unknown to use the HUD year).

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3. Set the set-aside & NNMIL

   Choose the Minimum Set-Aside Election (40/60, 20/50, or Income Average) and whether the property is NNMIL eligible. Not sure? Use the RD Eligibility link.

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4. Add AMI tiers

   60% is always included. Type any other percentage from 10 to 80 and click Add tier; tiers other than 50% and 60% are scaled from the 50% limit.

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5. Configure units & calculate

   Check the bedroom types present, enter the monthly utility allowance for each, and click Calculate.

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6. Read the results

   Review the summary, any Hold Harmless, HERA, NNMIL, or rent floor notices, the Income Limits table, and the Maximum Allowable Rents table (gross rent is 30% of the imputed income limit ÷ 12; net subtracts the utility allowance).

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7. Go back & adjust

   Back to Inputs keeps everything you entered, so you can change an election and calculate again to compare.

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8. Print or start over

   Print Worksheet opens a printable report you can save as a PDF. Start Over clears every input for the next property.

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What you get

Step 3 shows a summary header, contextual notices (Hold Harmless, HERA Special, NNMIL), an Income Limits table for each AMI tier by household size, and a Maximum Allowable Rents table with gross and net (tenant-paid) rents per bedroom type. A Print Worksheet button opens a printable report you can save as a PDF.

Tips & notes

• Set the Placed-in-Service and Rent Floor Election dates accurately; they can raise the applicable limits above current-year figures.
• 60% AMI is always shown; add tiers (25%, 50%, 80%, etc.) only when you need them.
• Utility allowances default to $0, so net rents equal gross rents until you enter the actual allowances.
• Properties financed with tax-exempt bonds may not use NNMIL regardless of location.