Income Limits 2016
Income Limits for the CDBG, HOME and NSP programs
*The St. Louis Area (MO-IL) Median Family Income for FY 2016 is $70,300. Area Median Income (AMI) limits vary depending upon household size.
**The gross annual income (including income earned from assets) must be below the published limits above in order to qualify for funding through Community Development Administration.
Homebuyer eligibility is determined by the federal funding source used to assist the development and the HUD National Objective for the expenditure of those federal dollars (such as benefiting low- and moderate-income households). For example, a for-sale rehabilitation project assisted with HOME funds must be sold to an owner-occupant owner whose total household income does not exceed 80% AMI. But a for-sale rehabilitation project assisted with NSP funds may be sold to an owner-occupant owner whose total household income is less than or equal to 120% AMI.
CDBG funds may be used to assist in the rehab or construction of non-income-restricted units.
Rental rehabilitation projects funded under the CDBG program must have at least 51% of the units occupied by tenants whose incomes do not exceed 80% of the AMI at the time of occupancy. In new construction multi-family rental housing developments, not less than 20% of CDBG-assisted units must be occupied by tenants who at initial occupancy have incomes that are 80% or less of the AMI adjusted for household size.
The income restrictions are only enforced for the initial occupant of the unit following project completion.
All units constructed or rehabilitated using HOME funds must be sold to buyers whose incomes do not exceed 80% of AMI at initial occupancy. Additionally, the units must remain affordable for a specific period of time, depending on the amount of HOME dollars invest per unit (see table below for more info). Each year during the affordability period, the homebuyers must sign a document certifying that they still own the unit and occupy it as their full-time residence.
At initial occupancy of the rental project, at least 90% of the HOME-assisted units must be occupied by households whose incomes do not exceed 60% of the Area Median Income. The households in the remaining HOME-assisted units must be occupied by households whose incomes do not exceed the 80% AMI threshold.
In projects of five or more HOME-assisted units, at least 20% of the HOME-assisted rental units must be occupied by households whose annual incomes do not exceed 50% of AMI adjusted for family size. These very low-income tenants must occupy units at or below the Low HOME rent level. Please see the Rent Limits page for more information.
In addition, the HOME Program also requires the unit to remain affordable for a specific period of time, depending on the amount of HOME dollars invested per unit. The table below details these requirements. Tenant rent and income information will need to be verified and submitted to CDA annually to remain in compliance.
|Rehabilitation or Acquisition of Existing Housing|
(in $ amount of HOME funds invested per unit)
|Minimum Affordability Period |
|$15,000 to $40,000||10|
|Over $40,000 or rehabilitation involving refinancing||15|
|New Construction of Rental Housing|
All units constructed or rehabilitated using NSP funds must be occupied by homebuyers whose incomes do not exceed 120% of AMI at initial occupancy. These units will also carry the same affordability requirements as the HOME for-sale units. Please see the above section for more details.
Rental rehabilitation projects funded under the NSP program must have at least 51% of the NSP-assisted units occupied by tenants whose incomes do not exceed 50% of the AMI at the time of initial occupancy. In limited instances, the NSP-assisted units may be occupied by tenants whose incomes do not exceed 120% of AMI. These projects must be approved in advance by CDA's Executive Director. Rental units funded using NSP money will have the same affordability period as required under the HOME program. Please see the above section for more details of these requirements.
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