Income Limit & Rent Calculator
Calculate property-specific income limits and maximum rents with Hold Harmless, Rent Floor, HERA limits, and utility allowances.
Overview
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.
Free, no account needed. You can use this calculator on LIHTC.guide without an account. Open the Income Limit & Rent Calculator in LIHTC.guide
Step-by-Step Instructions
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.
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).
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.
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.
Configure units & calculate
Check the bedroom types present, enter the monthly utility allowance for each, and click Calculate.
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).
Go back & adjust
Back to Inputs keeps everything you entered, so you can change an election and calculate again to compare.
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.
What You’ll See
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
- 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.
Still stuck? Open a support ticket and tell us which LIHTC.guide tool you were using.