What is AMI?

AMI stands for Area Median Income.

It represents the midpoint of a region's income distribution, where half the population earns more and half earns less. It is calculated by taking into account the total household incomes in an area and dividing it by the number of households.

AMI serves as a benchmark to evaluate affordability and eligibility for various housing programs, subsidies, and initiatives.

The Department of Housing and Community Development (HCD) publishes annual tables of official federal and State income limits for determining these maximums for a variety of programs, including most of those on the web site.

State statutory limits are based on federal limits set and periodically revised by the U.S. Department of Housing and Urban Development (HUD) for the Section 8 Housing Choice Voucher Program. HUD’s limits are based on surveys of local area median income (AMI). The commonly used income categories are approximately as follows, subject to variations for household size and other factors:

Acutely low income: 0-15% of AMI
Extremely low income: 15-30% of AMI
Very low income: 30% to 50% of AMI
Lower income: 50% to 80% of AMI; the term may also be used to mean 0% to 80% of AMI
Moderate income: 80% to 120% of AMI

AMI Calculator (2025)

Annual Income:

Household Size (1-8):

County (type: Santa Clara, San Mateo, Santa Cruz, Monterey, or San Benito):

    Santa Clara County 2025 Area Median Income: $195,200
  

    Number of People in Household
    1
    2
    3
    4
    5
    6
    7
    8
  

    
    Income in USD ($)
  

    Acutely Low
    $20,500
    $23,450
    $26,350
    $29,300
    $31,650
    $34,000
    $36,350
    $38,700
  

    Extremely Low
    $42,200
    $48,200
    $54,250
    $60,250
    $65,100
    $69,900
    $74,750
    $79,550
  

    Very Low Income
    $70,350
    $80,400
    $90,450
    $100,450
    $108,500
    $116,550
    $124,600
    $132,600
  

    Low Income
    $111,700
    $127,650
    $143,600
    $159,550
    $172,350
    $185,100
    $197,850
    $210,650
  

    Median Income
    $136,650
    $156,150
    $175,700
    $195,200
    $210,800
    $226,450
    $242,050
    $257,650
  

    Moderate Income
    $164,000
    $187,400
    $210,850
    $234,250
    $253,000
    $271,750
    $290,450
    $309,200
  

    San Mateo County 2025 Area Median Income: $186,600
  

    Number of People in Household
    1
    2
    3
    4
    5
    6
    7
    8
  

    
    Income in USD ($)
  

    Acutely Low
    $19,600
    $22,400
    $25,200
    $28,000
    $30,250
    $32,500
    $34,700
    $36,950
  

    Extremely Low
    $41,150
    $47,000
    $52,900
    $58,750
    $63,450
    $68,150
    $72,850
    $77,550
  

    Very Low Income
    $68,550
    $78,350
    $88,150
    $97,900
    $105,750
    $113,600
    $121,400
    $129,250
  

    Low Income
    $109,700
    $125,350
    $141,000
    $156,650
    $169,200
    $181,750
    $194,250
    $206,800
  

    Median Income
    $130,600
    $149,300
    $167,950
    $186,600
    $201,550
    $216,450
    $231,400
    $246,300
  

    Moderate Income
    $156,750
    $179,100
    $201,500
    $223,900
    $241,800
    $259,700
    $277,650
    $295,550
  

    Santa Cruz County 2025 Area Median Income: $132,800
  

    Number of People in Household
    1
    2
    3
    4
    5
    6
    7
    8
  

    
    Income in USD ($)
  

    Acutely Low
    $13,950
    $15,900
    $17,900
    $19,900
    $21,500
    $23,100
    $24,700
    $26,250
  

    Extremely Low
    $41,550
    $47,500
    $53,450
    $59,350
    $64,100
    $68,850
    $73,600
    $78,350
  

    Very Low Income
    $69,250
    $79,100
    $89,000
    $98,900
    $106,800
    $114,700
    $122,650
    $130,550
  

    Low Income
    $111,100
    $127,000
    $142,850
    $158,700
    $171,400
    $184,100
    $196,800
    $209,500
  

    Median Income
    $92,950
    $106,250
    $119,500
    $132,800
    $143,400
    $154,050
    $164,650
    $175,300
  

    Moderate Income
    $111,550
    $127,500
    $143,400
    $159,350
    $172,100
    $184,850
    $197,600
    $210,350
  

    Monterey County 2025 Area Median Income: $104,500
  

    Number of People in Household
    1
    2
    3
    4
    5
    6
    7
    8
  

    
    Income in USD ($)
  

    Acutely Low
    $11,000
    $12,550
    $14,150
    $15,700
    $16,950
    $18,200
    $19,450
    $20,700
  

    Extremely Low
    $30,400
    $34,750
    $39,100
    $43,400
    $46,900
    $50,350
    $53,850
    $57,300
  

    Very Low Income
    $50,600
    $57,850
    $65,100
    $72,300
    $78,100
    $83,850
    $89,650
    $95,450
  

    Low Income
    $81,000
    $92,600
    $104,150
    $115,700
    $125,000
    $134,250
    $143,500
    $152,750
  

    Median Income
    $73,150
    $83,600
    $94,050
    $104,500
    $112,850
    $121,200
    $129,600
    $137,950
  

    Moderate Income
    $87,800
    $100,300
    $112,850
    $125,400
    $135,450
    $145,450
    $155,500
    $165,550
  

    San Benito County 2025 Area Median Income: $140,200
  

    Number of People in Household
    1
    2
    3
    4
    5
    6
    7
    8
  

    
    Income in USD ($)
  

    Acutely Low
    $14,750
    $16,850
    $18,950
    $21,050
    $22,750
    $24,400
    $26,100
    $27,800
  

    Extremely Low
    $28,100
    $32,100
    $36,100
    $40,100
    $43,350
    $46,550
    $49,750
    $54,150
  

    Very Low Income
    $46,800
    $53,450
    $60,150
    $66,800
    $72,150
    $77,500
    $82,850
    $88,200
  

    Low Income
    $74,900
    $85,600
    $96,300
    $106,950
    $115,550
    $124,100
    $132,650
    $141,200
  

    Median Income
    $98,150
    $112,150
    $126,200
    $140,200
    $151,400
    $162,650
    $173,850
    $185,050
  

    Moderate Income
    $117,750
    $134,600
    $151,450
    $168,250
    $181,700
    $195,150
    $208,650
    $222,100
  

The information presented on this page has been sourced from the official website of the California Department of Housing and Community Development (https://www.hcd.ca.gov).