Willow Grove Section 8 Calculator — Montgomery County Income Limits & Rent Estimate
Renters in Willow Grove, PA 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 Montgomery County.
Expanded local guide
Section 8 in Willow Grove — Housing Authority of Montgomery County, Waiting Lists & Montgomery County Housing
Local Section 8 guide for Willow Grove and Montgomery County: HAMC vouchers, waiting list status, payment standards, income limits, and estimated tenant rent share.
Updated September 12, 2026
Housing Authority Serving Willow Grove
- Agency: Housing Authority of Montgomery County (HAMC)
- Jurisdiction: Montgomery County, Pennsylvania (excluding municipalities with their own housing authorities)
- Waiting list status: Opens periodically; check the official portal
- Application portal: mchaonline.org
- Main office: 219 E Airy St, Norristown, PA 19401
- Phone: (610) 275-5720
The Housing Authority of Montgomery County is the primary Section 8 administrator for Willow Grove and surrounding Upper Moreland Township. Montgomery County is one of the most affluent suburban counties in Pennsylvania, but it also has a substantial population of working-class and fixed-income households that depend on rental assistance to remain in the region. HAMC manages both the voucher program and several conventional public housing developments throughout the county.
Willow Grove’s location along the Pennsylvania Turnpike and Route 611 corridor gives voucher holders access to employment centers in Horsham, Fort Washington, and Philadelphia. HAMC works to place vouchers across the county’s diverse housing stock, from garden apartments in Lansdale and Pottstown to townhomes in Lansdale. Landlord participation rates in Montgomery County are relatively strong due to the county’s stable rental market.
Income Limits & Fair Market Rent in Montgomery County
Montgomery County falls within the Philadelphia-Camden-Wilmington HUD metropolitan area, which sets income limits for the entire region. For a family of four in 2026, the Very Low Income (50% AMI) limit is approximately $55,800, and the Extremely Low Income (30% AMI) threshold is around $33,500. A single-person household qualifies at roughly $39,100 at 50% AMI. These limits reflect the region’s above-average median household income.
Fair Market Rents for Montgomery County in 2026 are: approximately $1,100 for a studio, $1,300 for a one-bedroom, $1,650 for a two-bedroom, and $2,100 for a three-bedroom. Willow Grove specifically falls in a mid-range area of the county, with most market-rate units available in the $1,400–$2,000 range for two-bedroom apartments. HAMC’s Payment Standards are set to allow access to a reasonable share of these units.
For a family earning $2,000 per month, the expected rent contribution is about $600 (30%), with HAMC covering the rest up to the Payment Standard. Willow Grove’s strong transit connections and school district quality make it a highly sought-after location for voucher holders, so competition for units within the Payment Standard can be significant.
Run your Willow Grove rent estimate →
How to Apply for Section 8 in Willow Grove
- Regularly visit mchaonline.org to check for waiting list openings — HAMC posts announcements on the homepage when the list is accepting applications.
- Prepare a complete document packet: photo ID for all adults, Social Security cards, three months of pay stubs or a current benefit letter, birth certificates for children, and any disability or medical documentation if applicable.
- Submit your pre-application during the open enrollment window; HAMC typically accepts applications online and may hold in-person application events at community centers in Willow Grove and Norristown.
- Once on the waiting list, keep your application active by updating your address and household information whenever anything changes.
- Respond promptly to all HAMC correspondence; missing a verification letter can result in removal from the list, forcing you to reapply when the list reopens.
Waiting List Tips for Willow Grove
- Montgomery County’s Community Health and Human Services office in Norristown maintains a referral list of emergency rental assistance and local subsidy programs that can help while you wait for a voucher.
- Upper Moreland Township Community Development and local nonprofits like the Housing Association of Delaware Valley sometimes have bridge rental assistance for eligible residents.
- When the HAMC list does open, apply early in the first hour — lists can hit their cap within 24 hours due to regional demand.
HUD income limits & Fair Market Rents — Willow Grove
Official HUD figures for Montgomery County (area: Philadelphia-Camden-Wilmington, PA-NJ-DE-MD 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 | $42,950 | $68,750 |
| 2 | $49,100 | $78,550 |
| 3 | $55,250 | $88,350 |
| 4 | $61,350 | $98,150 |
| 5 | $66,300 | $106,050 |
| 6 | $71,200 | $113,900 |
| 7 | $76,100 | $121,750 |
| 8 | $81,000 | $129,600 |
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.
This area uses Small Area FMRs by ZIP. County-level FMR rows may be blank — use the calculator with your ZIP code.
| Bedrooms | FMR |
|---|---|
| Studio | $1,438 |
| 1 bedroom | $1,558 |
| 2 bedrooms | $1,860 |
| 3 bedrooms | $2,216 |
| 4 bedrooms | $2,445 |
Source: HUD USER API (income limits & FMR). Educational estimate only; not affiliated with HUD or any PHA. Reference fiscal year: 2026.
Willow Grove Section 8 Rent Calculator & Voucher Estimate
Because Willow Grove 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 Willow Grove rent share & voucherHousing Choice Voucher program
A Section 8 voucher in the Willow Grove 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 Montgomery County.
Most PHAs near Willow Grove 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 Willow Grove renters
These guides explain vouchers, income limits, and rent math for households in Willow Grove and across Pennsylvania. 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 Willow Grove
- Confirm income limits with the calculator.
- Find your PHA in our PHA Directory or the HUD contacts tool (Montgomery 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 Willow Grove
Can I use Section 8 in Willow Grove, PA?
Many renters in Willow Grove 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 Montgomery County.
How much rent will I pay with a voucher near Willow Grove?
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 Montgomery County.
Where do I apply for Section 8 in Willow Grove?
Applications are handled by your local Public Housing Authority, not this website. Search HUD's PHA contact directory for authorities serving Montgomery County, then follow their waiting list instructions.
Does Willow Grove have its own income limits?
HUD publishes income limits and Fair Market Rents by county or metro area. Willow Grove uses the limits for Montgomery 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 Willow Grove?
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 Willow Grove ZIP in the calculator; the PHA serving Montgomery County decides which receipts count.