Income Limits and AMI Reference
What is AMI?
Area Median Income (AMI) is the midpoint of a region's income distribution. HUD calculates AMI annually for each metro area and county. Most rental assistance programs use AMI thresholds to determine eligibility.
Common AMI Thresholds Used by Programs
| AMI Level | Who Uses It | Meaning |
|---|---|---|
| 30% AMI | Extremely low-income priority (Section 8) | Lowest income tier; highest priority for many programs |
| 50% AMI | SSVF, some Section 8 | Very low income |
| 60% AMI | LEAP, Prop 123 affordable housing definition | Low income; LEAP uses State Median Income at 60% |
| 80% AMI | ERAP, TRUA, Brothers Redevelopment | Moderate-low income; most common threshold for rental assistance |
Denver Metro AMI by Program
Programs at 80% AMI (ERAP, TRUA)
- Check the current income limits at: doh.colorado.gov/emergency-rental-assistance
- Income limits vary by household size and are updated annually by HUD
Programs at 60% State Median Income (LEAP)
- Updated each program year (Nov-Apr cycle)
- Check at: cdhs.colorado.gov/leap
How to Check Your Eligibility
- Determine your total household size (everyone living in the unit)
- Calculate your gross monthly household income (before taxes, all sources)
- Compare to the AMI chart for your county on the program's website
- When in doubt, apply anyway - let the program determine your eligibility
Where to Find Current Income Limits
- HUD Income Limits: huduser.gov/portal/datasets/il.html
- Colorado ERAP limits: Listed on the ERAP application page
- LEAP limits: Listed on the LEAP application page
- Colorado Housing Connects (1-844-926-6632) can help you understand if you qualify
Notes
- AMI is calculated differently for different geographic areas (Denver Metro vs. rural Colorado)
- Household size matters significantly - a family of 4 has a higher income limit than a single person
- Some programs count gross income; others count adjusted income
- If you're close to the limit, apply and let the program make the determination