What Is the Income Limit for Section 8 in Virginia?

If you're trying to get Section 8 housing in Virginia, the first thing you need to know is this: income limits aren't the same everywhere in the state. They change based on where you live and how big your household is. There’s no single number that applies to everyone. The U.S. Department of Housing and Urban Development (HUD) sets these limits each year, and Virginia’s local housing authorities use them to decide who qualifies.

How Section 8 Income Limits Work in Virginia

Section 8, also called the Housing Choice Voucher Program, helps low-income families pay rent. The government pays part of your rent directly to your landlord, and you pay the rest-usually 30% of your monthly income. But you can’t just make any amount and qualify. Your household income must be below a certain percentage of the area’s median income.

In Virginia, income limits are broken into three tiers:

• Extremely Low Income - up to 30% of the Area Median Income (AMI)
• Very Low Income - up to 50% of AMI
• Low Income - up to 80% of AMI

Most Section 8 vouchers go to households earning at or below 50% of AMI. Some programs prioritize those at 30% or lower, especially if there’s a long waiting list.

Income Limits by Household Size (2025)

Here’s what the income limits look like for 2025 in Virginia, based on HUD’s latest figures for the state’s major regions. These numbers apply to most counties and cities, but some rural areas have lower limits.

Notice how Northern Virginia has much higher limits? That’s because housing costs there are far above the state average. A family of four in Arlington can earn nearly $100,000 and still qualify, while in Roanoke, the same family would be cut off at $56,400. This isn’t unfair-it’s how the program adjusts for cost of living.

What Counts as Income?

Not everything you earn counts toward your Section 8 limit. HUD has clear rules about what’s included and what’s not.

• Counted: Wages, salaries, tips, overtime, bonuses, self-employment income, Social Security, unemployment, alimony, child support, pensions, and interest or dividends.
• Not counted: Earned Income Tax Credit (EITC), certain student financial aid, foster care payments, and one-time lump sums like inheritances or insurance payouts (if they’re not used for regular income).

Some housing authorities also allow deductions. For example, if you pay for child care so you can work, you might be able to subtract part of that cost from your income. Same goes for medical expenses for elderly or disabled household members. Always ask your local housing authority-they can tell you what deductions apply in your area.

How to Check Your Exact Income Limit

Don’t guess. Don’t rely on a number you heard online. The only way to know for sure is to check with your local Public Housing Authority (PHA).

Virginia has over 100 housing authorities, each managing its own Section 8 program. Some are run by cities, others by counties. For example:

• Virginia Beach Housing Authority
• City of Richmond Housing Authority
• Hampton Roads Regional Housing Authority
• Roanoke City Housing Authority

Visit their websites or call them directly. They’ll give you the exact income limits for your zip code and household size. Most have online tools where you can enter your details and get an instant eligibility estimate.

Pro tip: If you’re close to the limit, don’t assume you’re disqualified. Some programs allow a small buffer, especially if you’re already on a waiting list. Also, if your income goes up slightly after you get a voucher, you won’t lose it right away-there’s a grace period.

What If You’re Over the Limit?

If your income is too high for Section 8, you’re not out of options. Virginia has other affordable housing programs:

• Low-Income Home Energy Assistance Program (LIHEAP) - helps with utility bills
• Virginia Housing Development Authority (VHDA) - offers down payment assistance and low-interest mortgages for first-time buyers
• Project-Based Vouchers - tied to specific apartments, not people; income limits may be more flexible
• Section 202 or Section 811 - for seniors or people with disabilities

Even if you don’t qualify for Section 8, you might still qualify for rental subsidies, tax credits, or rent control in certain buildings. Many landlords in Virginia accept vouchers from other programs-even if you don’t have a Section 8 voucher.

Common Mistakes People Make

Here’s what trips people up when applying:

• Thinking the limit is the same statewide - it’s not.
• Forgetting to include all household income - even a teenager’s part-time job counts.
• Waiting until the last minute - waiting lists can be years long in places like Fairfax or Alexandria.
• Not updating income changes - if you get a raise, you must report it. Failure to do so can get your voucher canceled.
• Assuming you’re ineligible because you have savings - savings don’t count as income, only interest or dividends from them.

One real case: A single mom in Norfolk was denied because she didn’t report her daughter’s $800/month babysitting income. Once she added it, her total income went over the limit. But she later reapplied after her daughter stopped working and got approved.

How to Apply

Applying is free. Never pay anyone to help you get on a waiting list. Scammers love targeting people in need.

1. Find your local PHA using the HUD website (search by city or county).
2. Check if the waiting list is open. Many are closed due to high demand.
3. Fill out the application online or in person. Have your ID, Social Security numbers, pay stubs, and proof of residency ready.
4. Wait for your number to come up. This can take months or years.
5. Once selected, you’ll get a voucher and have 60 to 120 days to find a qualifying rental unit.

Some PHAs offer priority points for veterans, domestic violence survivors, or people displaced by natural disasters. Ask if you qualify.

What Happens After You Get Approved?

Getting a voucher is just the start. You still need to find a landlord who accepts Section 8. Not all do. But in Virginia, landlords can’t legally refuse you just because you have a voucher-unless the unit fails inspection.

The housing authority will inspect the apartment to make sure it meets safety and health standards. Rent must also be reasonable compared to similar units in the area. If your rent is too high, they won’t pay the full amount.

Once everything’s approved, the housing authority pays the landlord directly. You pay your portion-usually 30% of your adjusted income-each month. If your income goes up, your portion might increase. If it goes down, your rent goes down too.

Need Help? Here’s Where to Go

If you’re confused, overwhelmed, or stuck on the application:

• Call the Virginia Department of Housing and Community Development at 804-371-7700
• Visit vhda.com for housing resources
• Reach out to local nonprofits like Habitat for Humanity Virginia or the Virginia Poverty Law Center

There are free legal aid services for housing issues. You don’t need to navigate this alone.