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Section 8 calculator — rent and eligibility

Your rent is not always 30% of income. Total tenant payment is the highest of 30% of adjusted monthly income, 10% of gross, welfare rent if it applies, and your PHA minimum. At first lease-up, family share cannot exceed 40% of adjusted income if the unit is above the payment standard. Independent tool — not HUD or a housing authority.

Section 8 rent calculator — tenant share and HAP

ZIP-based estimate using FY2027 Fair Market Rent as a fallback. Your rent is not always 30% of income. Enter a PHA payment standard when you have one.

Your case
This estimate is for
How will you enter your share?
Location
We load matching cities and counties automatically.
Household & income
Add up income for everyone who will be on the lease — wages, benefits, etc.
Childcare or other PHA-allowed amounts. Do not enter medical bills here — use the HUD medical section below.
HUD medical & elderly deductions

Elderly or disabled families may deduct unreimbursed medical costs above 10% of annual income, plus a HUD family allowance. Your PHA decides what counts.

Premiums, copays, and prescriptions you paid — not amounts insurance reimbursed. We deduct only the portion above 10% of your income (HOTMA).
Leave blank for maximum possible subsidy before you pick a unit.
HAP split (optional)

If you have a unit in mind, add utilities and the written PHA payment standard. We follow 24 CFR 982.505. A HUD FMR is not your voucher payment standard.

From the PHA utility schedule for the unit size and the utilities you pay. Enter 0 if the owner pays them.
The written dollar amount for your voucher size and address. If blank, we estimate with 100% of HUD Fair Market Rent — not your PHA schedule.
Monthly welfare rent if your PHA counts it. Leave blank if it does not apply — blank is not zero.
Usually $0–$50 after hardship. If blank we use $50 for the income-based TTP estimate.

Enter a valid ZIP and wait for city/county to load.

Sources: HUD FY2027 Fair Market Rents (effective 1 Oct 2026) and HUD FY2026 income limits in the current cache. Reviewed 6 Oct 2026. Independent estimate — your PHA decides.

How this estimate works

  1. ZIP resolves your city and county (Census/FCC geography).
  2. HUD income limits determine very low / low income eligibility.
  3. Fair Market Rent is a HUD reference. If you do not enter your PHA’s written payment standard, we estimate with 100% of FMR — that is not the voucher amount.
  4. Total Tenant Payment is the highest of 30% of adjusted monthly income, 10% of gross monthly income, welfare-designated housing if you enter it, and PHA minimum rent (usually $0–$50; we use $50 if blank). Adjusted income subtracts HUD deductions (for example, unreimbursed medical costs above 10% of income for elderly or disabled families).
  5. Maximum subsidy = payment standard minus your tenant payment.
  6. HAP if you enter rent to owner (and utilities or the written standard), we show what you pay the owner, what the voucher pays the owner, and what the owner receives under 24 CFR 982.505. At first lease-up, family share cannot exceed 40% of adjusted income if gross rent is above the payment standard.

Read more in our how HAP is calculated or pay by bedroom size.

Common questions about your estimate

Short answers on how voucher help is calculated, income limits, and California examples — then use your ZIP above for your own numbers.

How do I estimate what my Section 8 voucher would cover?

Use the calculator above with your ZIP, household size, and income. Total tenant payment is the highest of 30% of adjusted monthly income, 10% of gross, welfare rent if it applies, and your PHA minimum. The voucher can cover the gap up to the payment standard. If you do not enter your PHA’s written standard, we use FY2027 Fair Market Rent as a fallback — not the official voucher amount. Your PHA decides.

What income do I need to fall under to qualify?

HUD sets income limits by county or metro area and by household size — not one national number. Most new vouchers go to households below 50% of Area Median Income (AMI), and at least 75% are reserved for households below 30% AMI. Enter your ZIP in the calculator or read the income limits guide for the figures that apply to you.

What voucher amount can renters expect in Fresno, California?

There is no single Fresno dollar amount. Help depends on ZIP, bedroom size, and the local housing authority’s payment standard. Open the Fresno Section 8 calculator for HUD income limits and Fair Market Rents, or run a Fresno ZIP in the calculator on this page.

How much is a San Bernardino County voucher worth in 2026?

2026 amounts follow San Bernardino County Fair Market Rents and PHA payment standards. They change with bedroom count and, in some neighborhoods, ZIP-level Small Area FMRs. Use the San Bernardino Section 8 page or enter a county ZIP above for a current-year estimate.

Does Section 8 take medical expenses off my rent?

Yes, for some households. Elderly (62+) or disabled families can deduct unreimbursed medical costs that exceed 10% of annual income (HUD HOTMA rules), plus a family allowance. That lowers adjusted income and can reduce your tenant share (TTP). Enter those bills in the calculator — your PHA decides which receipts count.

What is HAP and how does the rent split?

HAP is what the PHA pays the owner: the lower of the payment standard and gross rent (rent + utilities), minus your TTP (how HAP is calculated). We show what you pay the owner, what the voucher pays the owner, and what the owner receives. Open “HAP split” on the calculator. Your PHA sets the official amount.

Is HUD Fair Market Rent my voucher payment standard?

No. FMR is a HUD reference. Your PHA sets the payment standard (often 90–110% of FMR, with exceptions). This calculator uses 100% of FY2027 FMR only when you do not enter the written standard.

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