Palm Coast Section 8 Calculator — Flagler County Income Limits & Rent Estimate
Renters in Palm Coast, 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 city or town, HUD rules are usually applied through a Public Housing Authority (PHA) serving Flagler County.
Expanded local guide
Section 8 in Palm Coast — FCHA Vouchers, Waiting Lists & Flagler County Housing
Local Section 8 guide for Palm Coast and Flagler County: Flagler County Housing Authority (FCHA) vouchers, waiting list status, payment standards, income limits, and estimated tenant rent share.
Updated September 12, 2026
Housing Authority Serving Palm Coast
- Agency: Flagler County Housing Authority (FCHA)
- Jurisdiction: Palm Coast and all of Flagler County, FL
- Waiting list status: Opens periodically — monitor flaglercounty.gov
- Application portal: flaglercounty.gov Housing Programs
- Main office: 1510 N Central Ave, Flagler Beach, FL 32136
- Phone: (386) 439-7400
The Flagler County Housing Authority is the sole public housing authority serving Palm Coast and Flagler County. Palm Coast is a planned community of more than 90,000 residents — making it one of Florida’s larger cities by population — located between Daytona Beach and St. Augustine along Florida’s northeastern Atlantic coast. Despite its size, Palm Coast is a relatively young city incorporated in 1999, and FCHA administers a modest voucher program relative to the overall housing need.
FCHA coordinates with Flagler County Community Services to provide a range of housing stability programs, including emergency rental assistance, utility help, and referrals to the state’s Affordable Housing Catalyst Program. Renters who receive a voucher can search throughout Flagler County, covering Palm Coast’s extensive suburban neighborhoods, Flagler Beach, Bunnell, and Flagler County’s rural communities.
Income Limits & Fair Market Rent in Flagler County
HUD publishes income limits for the Palm Coast–Flagler Beach, FL Metropolitan Statistical Area. This designation means Flagler County has its own AMI benchmark separate from Volusia County (Daytona Beach) or St. Johns County (St. Augustine), and the 2026 limits reflect the area’s growth-driven median income increases in recent years.
Fair Market Rents for the Palm Coast MSA have risen significantly since 2020, driven by in-migration from South Florida, remote-work demand, and limited multifamily housing construction. HUD’s 2026 FMRs attempt to track these increases, but rents in newer Palm Coast subdivisions and near the Intracoastal Waterway may still exceed FMR ceilings in some bedroom categories.
Voucher holders pay approximately 30% of monthly adjusted gross income toward rent, with FCHA subsidizing the balance to the landlord. For most one- and two-bedroom units in Flagler County’s older neighborhoods, the voucher covers a significant portion of market rent.
Run your Palm Coast rent estimate →
How to Apply for Section 8 in Palm Coast
- Check current waiting list status by calling FCHA at (386) 439-7400 or visiting the Flagler County Community Services housing page before preparing your application.
- Gather all required documents: state-issued ID for all adult household members, Social Security cards, recent pay stubs or benefit award letters, bank statements, and your current lease or address documentation.
- Submit your application through FCHA’s intake process when the list opens — online submission is preferred where available; paper applications can be submitted at the Flagler Beach office.
- Disclose all household members accurately — bedroom size eligibility and income calculations depend on correct family composition; errors can delay your placement or cause disqualification.
- Attend your eligibility interview when scheduled — you’ll verify income, undergo a background check, and receive a briefing on how to use your voucher once approved.
Waiting List Tips for Palm Coast
- Sign up for Flagler County community alerts at flaglercounty.gov to receive notifications when FCHA opens its waiting list — this is often the fastest official communication channel.
- Contact Flagler Cares and other local nonprofits about emergency rental assistance programs that can help bridge gaps while you wait for a voucher.
- Search for project-based affordable housing in Palm Coast and Flagler County — the Florida Housing Finance Corporation maintains a list of LIHTC-funded properties with income-restricted units that may have shorter waiting periods.
- Document any qualifying preferences (veteran, disabled, victim of domestic violence) with appropriate letters or certifications to improve your priority status in FCHA’s queue.
HUD income limits & Fair Market Rents — Palm Coast
Official HUD figures for Flagler County (area: Palm Coast, FL HUD Metro FMR Area). 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 | $36,500 | $58,450 |
| 2 | $41,700 | $66,800 |
| 3 | $46,950 | $75,150 |
| 4 | $52,150 | $83,450 |
| 5 | $56,350 | $90,150 |
| 6 | $60,500 | $96,850 |
| 7 | $64,700 | $103,500 |
| 8 | $68,850 | $110,200 |
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 | $1,326 |
| 1 bedroom | $1,376 |
| 2 bedrooms | $1,758 |
| 3 bedrooms | $2,361 |
| 4 bedrooms | $2,581 |
Source: HUD USER API (income limits & FMR). Educational estimate only; not affiliated with HUD or any PHA. Reference fiscal year: 2026.
Palm Coast Section 8 Rent Calculator & Voucher Estimate
Because Palm Coast 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 Palm Coast rent share & voucherHousing Choice Voucher program
A Section 8 voucher in the Palm Coast 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 Flagler County.
Most PHAs near Palm Coast 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 Palm Coast renters
These guides explain vouchers, income limits, and rent math for households in Palm Coast 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 Palm Coast
- Confirm income limits with the calculator.
- Find your PHA in our PHA Directory or the HUD contacts tool (Flagler 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 Palm Coast
Can I use Section 8 in Palm Coast, FL?
Many renters in Palm Coast 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 Flagler County.
How much rent will I pay with a voucher near Palm Coast?
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 Flagler County.
Where do I apply for Section 8 in Palm Coast?
Applications are handled by your local Public Housing Authority, not this website. Search HUD's PHA contact directory for authorities serving Flagler County, then follow their waiting list instructions.
Does Palm Coast have its own income limits?
HUD publishes income limits and Fair Market Rents by county or metro area. Palm Coast uses the limits for Flagler 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 Palm Coast?
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 Palm Coast ZIP in the calculator; the PHA serving Flagler County decides which receipts count.