North Fort Myers Section 8 Calculator — Lee County Income Limits & Rent Estimate
Renters in North Fort Myers, FL often search for the Housing Choice Voucher program — commonly called Section 8. Vouchers help very low-income households afford rent in private housing. In this census area, HUD rules are usually applied through a Public Housing Authority (PHA) serving Lee County.
Expanded local guide
Section 8 in North Fort Myers — Lee County Housing Authority, Waiting Lists & Lee County Housing
Local Section 8 guide for North Fort Myers and Lee County: LCHA vouchers, waiting list status, payment standards, income limits, and estimated tenant rent share.
Updated September 12, 2026
Housing Authority Serving North Fort Myers
- Agency: Lee County Housing Authority (LCHA)
- Jurisdiction: Unincorporated Lee County, FL, including North Fort Myers, Cape Coral (portions), Bonita Springs, Lehigh Acres, and surrounding areas
- Waiting list status: Opens periodically — check leecountyhousingauthority.com for current status
- Application portal: leecountyhousingauthority.com
- Main office: 2440 Thompson St, Fort Myers, FL 33901
- Phone: (239) 275-5165
North Fort Myers is an unincorporated community along the north bank of the Caloosahatchee River in Lee County, across the river from the city of Fort Myers. It is known for its mobile home communities, older single-family neighborhoods, and a growing number of apartment complexes built or rebuilt after Hurricane Ian’s 2022 impact. As an unincorporated community, North Fort Myers does not have a standalone housing authority — all Section 8 services are administered by the Lee County Housing Authority, headquartered across the river in Fort Myers.
LCHA manages tenant-based Housing Choice Vouchers, Project-Based Voucher units, and special-purpose vouchers including VASH (veterans) and Mainstream (non-elderly persons with disabilities). Post-Ian, LCHA also participated in emergency rental assistance programs funded through federal disaster relief appropriations. The North Fort Myers housing market remains in flux as hurricane-damaged properties are repaired or replaced, which continues to affect both supply and pricing.
Income Limits & Fair Market Rent in Lee County
Lee County falls within the Cape Coral-Fort Myers HUD metropolitan area. For 2026, the Very Low Income limit (50% AMI) for a family of four is approximately $48,900, and single-person households must earn below roughly $34,250. Extremely Low Income households (30% AMI) — typically earning no more than $29,350 for a family of four — receive federally mandated priority placement under HUD rules.
Fair Market Rents for Lee County in 2026 are estimated at approximately $1,230 for a studio, $1,420 for a 1-bedroom, $1,750 for a 2-bedroom, $2,340 for a 3-bedroom, and $2,800 for a 4-bedroom unit. Lee County’s FMRs rose substantially after Hurricane Ian as the rental market tightened and demand from displaced residents surged. North Fort Myers has a high concentration of mobile homes and manufactured housing, some of which can be rented within payment standards, though park fees and lot rents must also be considered.
Florida does not have statewide source-of-income protection laws (as of 2026), meaning North Fort Myers landlords can decline to accept Section 8 vouchers. LCHA operates landlord outreach programs to encourage participation, and many of the larger apartment communities in the area do accept vouchers.
Run your North Fort Myers rent estimate →
How to Apply for Section 8 in North Fort Myers
- Monitor leecountyhousingauthority.com for waiting list opening announcements and apply online as soon as the list opens. LCHA also posts notices through Lee County’s official social media channels and local media.
- Gather your documentation ahead of time: government-issued photo ID, Social Security cards for all household members, proof of income (pay stubs, Social Security award letters, SNAP documentation), and any records of disabilities, veteran status, or hurricane displacement.
- Apply online during the open enrollment period. Confirm whether LCHA is using a first-come, first-served or lottery system for the opening — this information will be included in the announcement.
- Keep your contact information current in the LCHA applicant portal. Lee County’s postal service was disrupted after Hurricane Ian, making email and phone contact especially important.
- Ask about hurricane-related preferences. LCHA may have maintained priority categories for hurricane-displaced households; contact the agency directly to ask about eligibility for any expedited processing.
- Complete your eligibility screening and HQS inspection when called. LCHA requires the unit you choose to pass a Housing Quality Standards inspection before your voucher is applied.
Waiting List Tips for North Fort Myers
- Lee County 211 (dial 2-1-1 or visit leecounty211.org) connects you to emergency rental assistance, disaster recovery resources, and housing support services while you wait.
- Hurricane Ian relief programs. Federal and state disaster relief funds have supplemented LCHA’s regular programs. Ask LCHA and the Lee County Human Services Department about any remaining disaster rental assistance eligibility.
- City of Fort Myers Housing Authority (FMHA) has a separate waiting list for residents willing to live within Fort Myers city limits — apply to both to improve your chances.
- Collier County and Charlotte County housing authorities may have different wait times — consider applying if you are flexible about exact location within Southwest Florida.
- Manufactured housing. North Fort Myers has many mobile home and manufactured housing communities. Some lots within LCHA’s jurisdiction can be rented with a voucher — ask LCHA about HQS requirements for manufactured homes.
HUD income limits & Fair Market Rents — North Fort Myers
Official HUD figures for Lee County (area: Cape Coral-Fort Myers, FL MSA). Local PHA payment standards are often 90–110% of FMR.
Annual income limits (FY 2026)
Very low income (~50% AMI) and low income (~80% AMI) by household size. Section 8 typically prioritizes very low-income households.
| Household size | Very low (50%) | Low (80%) |
|---|---|---|
| 1 | $39,300 | $62,950 |
| 2 | $44,950 | $71,900 |
| 3 | $50,500 | $80,950 |
| 4 | $56,200 | $89,900 |
| 5 | $60,700 | $97,100 |
| 6 | $65,200 | $104,300 |
| 7 | $69,700 | $111,500 |
| 8 | $74,200 | $118,700 |
Monthly Fair Market Rents (FY 2027)
Benchmark gross rent (rent + utilities) by unit size. Use the ZIP calculator for Small Area FMRs or an estimated voucher amount.
| Bedrooms | FMR |
|---|---|
| Studio | $1,555 |
| 1 bedroom | $1,564 |
| 2 bedrooms | $1,835 |
| 3 bedrooms | $2,373 |
| 4 bedrooms | $2,615 |
Source: HUD USER API (income limits & FMR). Educational estimate only; not affiliated with HUD or any PHA. Reference fiscal year: 2026.
North Fort Myers Section 8 Rent Calculator & Voucher Estimate
Because North Fort Myers may sit in a multi-county HUD area, use our Section 8 rent calculator to check your county, HUD income limits, and estimated tenant rent share before you contact a housing authority.
Calculate North Fort Myers rent share & voucherHousing Choice Voucher program
A Section 8 voucher in the North Fort Myers area does not pay your full rent. You pay a tenant share (often about 30% of adjusted income), and the voucher covers part of the rent up to the local payment standard, which is based on HUD Fair Market Rents for Lee County.
Most PHAs near North Fort Myers run waiting lists that open only periodically. Eligibility depends on income, household size, and local preferences — not on applying first online alone.
- Project-based Section 8 — Project-based Section 8 — subsidy stays with specific buildings (different application path).
- Tenant-based vouchers (HCV) — Tenant-based vouchers (HCV) — you find a unit; the voucher moves with you in many cases after initial lease-up.
- Local preferences — Local preferences — veterans, elderly, disabled, or working families may get priority on some lists.
Section 8 guides for North Fort Myers renters
These guides explain vouchers, income limits, and rent math for households in North Fort Myers and across Florida. Each links to our calculator so you can run numbers for your ZIP.
How Section 8 HAP Is Calculated (Tenant Share vs Owner)
HAP is min(payment standard, gross rent) minus TTP. See family rent to owner, utility reimbursement, the 90–110% FMR band, and what this calculator can and cannot decide.
RentHow Much Section 8 Pays by Bedroom Size
There is no national dollar amount for a 1-, 2-, or 3-bedroom voucher. Family unit size, the PHA payment standard, and your TTP decide HAP — plus the 40% first-lease rule.
PHAFind Your Public Housing Authority (PHA) for Section 8
Learn what a PHA is, how to find the housing authority for your city or county, and where to apply for a Section 8 Housing Choice Voucher waiting list.
ApplicationHow to Apply for Section 8 — Waiting Lists & PHA Steps
Step-by-step overview of Section 8 waiting lists, PHA applications, and what to do while you wait for a voucher.
Voucher programHousing Choice Voucher Program (Section 8) Explained
What the Section 8 Housing Choice Voucher program is, how PHAs run it, and how vouchers differ from public housing.
RentSection 8 Rent Calculator — How Much Will I Pay With a Voucher?
Estimate your Section 8 tenant share (TTP), payment standard, and maximum voucher subsidy. Includes rent above payment standard examples.
Income limitsSection 8 Income Limits Explained by Household Size
HUD very low and low income limits determine Section 8 eligibility. See how limits vary by ZIP, county, metro area, and family size.
BasicsHow Section 8 Housing Works — Vouchers, PHAs & What You Pay (2026)
How Section 8 Housing Choice Vouchers work in 2026 — who qualifies, how PHAs issue vouchers, how payment standards are calculated, and exactly what renters pay vs what the subsidy covers.
Apply near North Fort Myers
- Confirm income limits with the calculator.
- Find your PHA in our PHA Directory or the HUD contacts tool (Lee County).
- Join the waiting list when the PHA opens applications — many lists close for years at a time.
- When selected, find a rental at or below the payment standard and complete inspection.
Ready to apply? Download the PDF application checklist before your appointment.
FAQ — Section 8 in North Fort Myers
Can I use Section 8 in North Fort Myers, FL?
Many renters in North Fort Myers can apply if they meet HUD income limits and the local PHA has an open waiting list. Vouchers are portable in some cases, but you must apply through the housing authority that serves your area — often tied to Lee County.
How much rent will I pay with a voucher near North Fort Myers?
Your minimum share is the Total Tenant Payment (TTP) — typically the greater of 30% of adjusted monthly income, 10% of gross income, or a small PHA minimum. Use our calculator with your ZIP to see an estimate for Lee County.
Where do I apply for Section 8 in North Fort Myers?
Applications are handled by your local Public Housing Authority, not this website. Search HUD's PHA contact directory for authorities serving Lee County, then follow their waiting list instructions.
Does North Fort Myers have its own income limits?
HUD publishes income limits and Fair Market Rents by county or metro area. North Fort Myers uses the limits for Lee County. Enter your ZIP in our calculator to pull the current HUD figures for your household size.
Do medical bills lower Section 8 rent in North Fort Myers?
If your household is elderly (62+) or disabled, HUD may deduct unreimbursed medical costs above 10% of annual income, plus a family allowance. That reduces the adjusted income used for your tenant share (TTP). Run a North Fort Myers ZIP in the calculator; the PHA serving Lee County decides which receipts count.