What a family of 6 needs to earn (or earn less than) in Texas
The three numbers above are the maximum annual gross income at the three AMI tiers HUD uses for federal rental assistance, calculated from Texas's 4-person Area Median Income of $87,800 and HUD's standard family-size adjustment factor of 116% for a 6-person household. If your annual gross income is at or below $50,900, you fall within the standard Section 8 voucher window. If it's at or below $30,550, you also qualify for the highest-priority programs — Emergency Housing Vouchers, Continuum of Care permanent supportive housing, and the 75% set-aside HUD requires for new Section 8 admissions.
One easy way to read these numbers: divide the 50% AMI ceiling by 12 to see the monthly figure. For a family of six in Texas, that's about $4,242 per month in gross income. If you're a single earner taking home roughly 80% of gross after taxes, that's a take-home of around $3,393 per month and still keeps you under the Section 8 ceiling.
What you'd actually pay in rent
The federal rule for both Section 8 and Public Housing is that the household pays roughly 30% of adjusted income toward rent and utilities. "Adjusted income" is your gross income minus a $480 deduction per dependent, a $525 deduction if any household member is elderly or disabled, and actual childcare or unreimbursed medical expenses (for elderly/disabled households) above 3% of income.
For a family of six at the very top of the 50% AMI tier in Texas, the tenant share works out to roughly $1,273 per month in rent and utilities combined; at the 30% AMI tier, it's about $764 per month. The voucher pays the difference up to the local Payment Standard.
Bedroom size for a family of six
HUD's occupancy guideline is roughly two persons per bedroom (with one person of any age permitted in the living room), so a family of six in Texas typically receives a voucher sized for a 3-bedroom. The voucher size determines the maximum rent the PHA will pay (the Payment Standard), and the Payment Standard is set between 90% and 110% of the local Fair Market Rent for that bedroom count.
| Metro | 3-bedroom FMR | Studio | 1BR | 2BR | 3BR |
|---|---|---|---|---|---|
| Houston | $1,893 | $903 | $1,136 | $1,456 | $1,893 |
| San Antonio | $1,786 | $852 | $1,072 | $1,374 | $1,786 |
| Dallas | $2,116 | $1,009 | $1,270 | $1,628 | $2,116 |
| Austin | $2,275 | $1,085 | $1,365 | $1,750 | $2,275 |
Compare to all 8 family sizes in Texas
The table below shows the income ceiling at each AMI tier for every household size in Texas. Your row is highlighted.
| Household size | 30% AMI | 50% AMI | 80% AMI | Family-size factor |
|---|---|---|---|---|
| 1-person | $18,450 | $30,750 | $49,150 | 70% |
| 2-person | $21,050 | $35,100 | $56,200 | 80% |
| 3-person | $23,700 | $39,500 | $63,200 | 90% |
| 4-person | $26,350 | $43,900 | $70,250 | 100% |
| 5-person | $28,450 | $47,400 | $75,850 | 108% |
| 6-person (you) | $30,550 | $50,900 | $81,500 | 116% |
| 7-person | $32,650 | $54,450 | $87,100 | 124% |
| 8-person | $34,750 | $57,950 | $92,700 | 132% |
Where to apply in Texas
The application is run at the local Public Housing Agency level — there is no statewide application portal. Texas has 390 PHAs, each with its own waiting list, application window, and local preferences. The largest in the state is the Austin TX Housing Authority in Austin; its current waiting list status is Closed (last update varies). See the Texas page for the full agency directory and a step-by-step walkthrough of the application process.
Programs a family of six in Texas typically qualifies for
- Section 8 Housing Choice Voucher (HCV) — income cap ≤ 50% AMI. Tenant-based federal rental subsidy that lets eligible households rent privately-owned housing of their choice. The household pays roughly 30% of adjusted income toward rent, and t…
- Public Housing — income cap ≤ 80% AMI. Government-owned rental housing operated by local PHAs. About 970,000 units nationwide. Households pay roughly 30% of adjusted income; the PHA owns and maintains the building.…
- Project-Based Rental Assistance (PBRA) — income cap ≤ 50% AMI. Subsidy attached to a specific apartment building rather than the household. Tenants apply directly to the property, pay roughly 30% of income, and lose the subsidy if they move.…
- Low-Income Housing Tax Credit (LIHTC) — income cap ≤ 60% AMI. The largest source of new affordable rental housing in the U.S. Owners receive federal tax credits in exchange for capping rents and reserving units for households at or below 50–6…
- HOME Investment Partnerships Program — income cap ≤ 80% AMI. Federal block grant to state and local governments to fund affordable rental construction, rehabilitation, and tenant-based rental assistance. Programs vary by jurisdiction.…
- USDA Rural Development Section 521 — income cap ≤ 80% AMI. Rental assistance for tenants in USDA-financed (Section 515) rural rental properties. Households in eligible rural areas pay roughly 30% of income toward rent.…
- Emergency Housing Vouchers (EHV) — income cap ≤ 50% AMI. Created by the American Rescue Plan Act (2021) to help households fleeing domestic violence, experiencing homelessness, or at imminent risk of homelessness. Functions like a Sectio…
- Section 202 Supportive Housing for the Elderly — income cap ≤ 50% AMI. Subsidized housing for very-low-income households where at least one member is 62+. Properties combine affordable rents with supportive services such as transportation and case man…
- HUD-VASH (Veterans Affairs Supportive Housing) — income cap ≤ 50% AMI. Section 8 vouchers paired with VA case management for homeless veterans. Referrals come through the local VA Medical Center.…
- Family Unification Program (FUP) — income cap ≤ 50% AMI. Section 8 vouchers for families where the lack of adequate housing is a primary factor in foster care placement, and for youth aging out of foster care between 18 and 24.…
Same family size, other states
If you're considering a move, or supporting a family member elsewhere, here's how the income ceiling for a family of six compares in nearby and similarly-sized states. Click through to see the same detail for that state.
- Montana (50% AMI $51,000)
- Arizona (50% AMI $50,500)
- Idaho (50% AMI $50,500)
- Kansas (50% AMI $51,850)
- New York (50% AMI $51,850)
- Pennsylvania (50% AMI $51,850)
- Maine (50% AMI $51,900)
- South Dakota (50% AMI $51,900)
- Indiana (50% AMI $49,350)
- Nebraska (50% AMI $52,850)
- Nevada (50% AMI $52,900)
- Michigan (50% AMI $48,900)