Every week, New Yorkers make high-stakes financial decisions — sign a lease, accept a job offer, apply for a housing lottery — without a clear picture of where they actually stand. This guide gives you the math framework used by city agencies, federal programs, and affordable housing lenders to measure affordability in NYC. Run the numbers on your own household and you will know, specifically, whether you are housing-burdened, which programs you are eligible for, and what income you would need to reach the next stability tier.
Last verified: May 3, 2026.
The Starting Point: Area Median Income (AMI)
Every affordable housing program, rent voucher, and income-based benefit in New York City runs off a number called Area Median Income, or AMI. HUD publishes this figure annually for each metropolitan area. The current published AMI for the New York-Newark-Jersey City metro area, as reflected on the NYC Department of Housing Preservation and Development’s official AMI page (nyc.gov/site/hpd), is:
- 1-person household: $113,400 at 100% AMI
- 2-person household: $129,600 at 100% AMI
- 3-person household: $145,800 at 100% AMI
- 4-person household: $162,000 at 100% AMI
These are not income caps — they are benchmarks. Programs set eligibility at percentages of AMI. Extremely low-income is 0–30% of AMI. Very low-income is 31–50%. Low-income is 51–80%. Moderate-income is 81–120%. Middle-income is 121–165%. If you want to know where you fall, divide your gross annual household income by the AMI for your household size, then multiply by 100 to get your percentage.
Example: A single person earning $68,000 per year sits at 60% AMI ($68,000 ÷ $113,400 = 0.60). That matters because many affordable housing lotteries and programs are targeted at 60% AMI households specifically — it is one of the most common eligibility thresholds.
The Official Affordable Rent Ceilings by AMI
HPD publishes maximum affordable rents tied to each AMI band. These are the rents at which the 30% rule is mathematically satisfied for the household income at that AMI level. From the current HPD AMI rent schedule (nyc.gov/site/hpd, as of the 2025 AMI cycle, the most recently published):
Studio apartments:
- 30% AMI: $850/month
- 50% AMI: $1,417/month
- 60% AMI: $1,701/month
- 80% AMI: $2,268/month
- 100% AMI: $2,835/month
- 120% AMI: $3,402/month
One-bedroom apartments:
- 30% AMI: $911/month
- 50% AMI: $1,518/month
- 60% AMI: $1,822/month
- 80% AMI: $2,430/month
- 100% AMI: $3,037/month
- 120% AMI: $3,644/month
Two-bedroom apartments:
- 30% AMI: $1,093/month
- 50% AMI: $1,822/month
- 60% AMI: $2,187/month
- 80% AMI: $2,916/month
- 100% AMI: $3,645/month
- 120% AMI: $4,374/month
Three-bedroom apartments:
- 30% AMI: $1,263/month
- 50% AMI: $2,106/month
- 60% AMI: $2,527/month
- 80% AMI: $3,370/month
- 100% AMI: $4,212/month
- 120% AMI: $5,054/month
The practical use of this table: find your AMI percentage, find your unit size, and look at the rent ceiling listed. If your actual rent is higher than that ceiling, you are rent-burdened relative to your income under the federal definition. If it is lower, you are not — at least on rent alone.
How to Run Your Own Stress Test in Four Steps
This is the calculation sequence that housing counselors and HPD case managers use when evaluating whether a household is stable. You can run it on your own budget in about ten minutes.
Step 1: Find your AMI percentage. Take your gross household income (before taxes, before deductions), divide by the 100% AMI figure for your household size above, multiply by 100. The result is your AMI percentage.
Step 2: Calculate your rent burden. Divide your monthly rent by your gross monthly income (annual income ÷ 12). Multiply by 100. If the result is above 30%, you are rent-burdened. Above 50%, severely rent-burdened.
Step 3: Add fixed non-rent costs. For most NYC households as of May 2026, these are: MTA transit up to $140/month (at the OMNY 7-day $35 rolling cap for a daily commuter); Con Edison electricity approximately $170–$175/month at average residential consumption (600 kWh); gas service approximately $130–$200/month depending on borough and season (National Grid serves Brooklyn, Queens, and Staten Island — those customers absorbed an 11.1% increase effective April 2026; Con Edison serves Manhattan and the Bronx with a 6% gas increase effective January 2026); water and sewer approximately $102/month for a single-family household at the NYC Water Board’s FY2026 rate of $13.07 per 100 cubic feet combined. Non-rent fixed costs total roughly $540–$620/month for a typical NYC household.
Step 4: Calculate your total cost burden ratio. Add monthly rent to the non-rent fixed costs above. Divide that combined number by gross monthly income. If it is above 40%, your budget has very little room for food, healthcare, childcare, or savings — and you are in the range where a single financial shock (medical bill, job loss week, car repair) can create a housing crisis.
Borough-by-Borough Stress Test: What Income Do You Actually Need?
Below is a stress test based on 2026 median asking rents from StreetEasy and Brick Underground, combined with the verified non-rent fixed cost floor calculated above. The “income needed” column shows what gross annual income a single-person household requires to keep total fixed costs (rent + transit + utilities) at or below 40% of income — a stricter but more realistic stability threshold than the rent-only 30% rule.
Manhattan (median asking 1-bedroom: $4,393/month):
Non-rent fixed costs: ~$575/month
Total fixed costs: ~$4,968/month
40% stability threshold requires: ~$149,040/year gross
Brooklyn (median asking 1-bedroom: ~$2,974/month):
Non-rent fixed costs: ~$575/month
Total fixed costs: ~$3,549/month
40% stability threshold requires: ~$106,470/year gross
Queens (median asking 1-bedroom: ~$2,500/month):
Non-rent fixed costs: ~$575/month
Total fixed costs: ~$3,075/month
40% stability threshold requires: ~$92,250/year gross
The Bronx (median asking 1-bedroom: ~$1,900/month):
Non-rent fixed costs: ~$550/month
Total fixed costs: ~$2,450/month
40% stability threshold requires: ~$73,500/year gross
Staten Island (median asking 1-bedroom: ~$1,955/month):
Non-rent fixed costs: ~$560/month (transit slightly higher for commuters using the ferry + subway combination)
Total fixed costs: ~$2,515/month
40% stability threshold requires: ~$75,450/year gross
A few things these numbers reveal: at 100% AMI for a single person ($113,400), you can afford a one-bedroom in every borough except Manhattan without crossing the 40% total cost burden threshold. At 80% AMI ($90,720), you are right at the edge in Queens and the Bronx/Staten Island, and well into cost-burden territory in Manhattan and Brooklyn. At 60% AMI ($68,040), every borough except the Bronx places you in cost-burden territory on a one-bedroom at market asking rents.
Which Programs Are Available at Each AMI Band
The AMI percentage you calculated in Step 1 determines which programs you can apply for. Here is the map:
At or below 30% AMI: You may qualify for Section 8 Housing Choice Vouchers (administered by NYCHA, nycha.info; the waitlist is currently closed but reapens periodically), NYCHA public housing (nycha.info/apply), Emergency Rental Assistance (check status at otda.ny.gov), and Home Energy Assistance Program (HEAP) for utility costs. Call 311 or visit access.nyc.gov to apply for HEAP. The SNAP income limit for a single person is 130% of the federal poverty line — approximately $20,800/year gross — and SNAP eligibility is separate from AMI.
31–50% AMI: Eligible for most NYC affordable housing lotteries targeting 30–50% AMI tiers on NYC Housing Connect (housingconnect.nyc.gov). Also eligible for Fair Fares NYC, which cuts the MTA base fare from $3.00 to $1.50 — apply at access.nyc.gov. Fair Fares eligibility sits at or below 145% of the federal poverty line (approximately $21,000/year for a single person). For HEAP and utility assistance, eligibility at this level is common; call Con Edison at 1-800-752-6633 or National Grid at 1-800-930-5003 to ask about their income-based assistance programs.
51–80% AMI: This band is the primary target of most city-subsidized affordable housing, including 80% AMI lotteries that appear regularly on NYC Housing Connect. At 80% AMI, you are in the low-income band and may still qualify for some utility assistance through Con Edison’s Enhanced Energy Affordability Program (EAP) — which provides up to $135 off a monthly bill. Check eligibility and apply at coned.com/en/save-money/assistance-programs.
81–120% AMI: Moderate-income band. NYC Housing Connect runs lotteries targeting this range, particularly in Bronx and Queens developments. The Mitchell-Lama program serves this income tier; existing Mitchell-Lama units can be searched at nyc.gov/site/hpd. You are generally above the threshold for SNAP, HEAP, and Fair Fares but may still qualify for some state programs depending on household size.
121–165% AMI: Middle-income band. NYC Housing Connect occasionally lists units at this income level. At 165% AMI for a single person ($187,110), you exceed eligibility for almost all subsidized programs but may be in cost burden in Manhattan and Brooklyn at market rates.
What to Do If You Are Rent-Burdened Right Now
If your stress test confirms you are cost-burdened, these are the verified, actionable next steps — each with a direct contact:
First, determine whether your apartment is rent-stabilized or rent-controlled. If you do not know, look up your building at hcr.ny.gov/home-and-community-renewal (the “Am I Stabilized?” lookup tool). Stabilized tenants have legal protections on renewal increases — the most recent NYC Rent Guidelines Board orders set a 2.75% cap for 1-year leases and a 5.25% cap for 2-year leases on renewals starting October 2024 through September 2025.
Second, apply for all available benefits using a single screening tool. ACCESS NYC (access.nyc.gov) screens you for 30+ city and state benefits in one form — including SNAP, Fair Fares, HEAP, childcare vouchers, and more. It takes under 20 minutes and generates a personalized eligibility summary.
Third, if the rent increase itself is the crisis, call the Met Council on Housing tenant hotline: 212-979-0611. Free advice on rent stabilization, overcharge complaints, and lease rights. No income requirement.
Fourth, if your utility costs are the problem, call your utility company before a shutoff notice arrives. Con Edison offers payment plans and budget billing at 1-800-752-6633. National Grid is reachable at 1-800-930-5003. Both are required by the NYS Public Service Commission to offer deferred payment agreements. If you have a shutoff notice and can’t pay, call the NY State Department of Public Service at 1-800-342-3377 — they can intervene.
Fifth, if you want to apply for affordable housing, register at NYC Housing Connect (housingconnect.nyc.gov) — it is the single system for all city-subsidized housing lotteries. Applications are free. Submitting for every lottery that matches your household size and AMI is the right strategy, since waitlists vary significantly by development.
A Word on the Car Calculation
The transit cost above assumes you use the MTA. If you own a car in NYC, substitute those transit figures with: insurance (average $2,400/year in NYC, or $200/month, per NY State Insurance Department data); parking (varies widely — from $0 in outer-borough driveways to $400–$600/month in Manhattan lots); tolls (Bronx and Brooklyn bridges free; tunnel tolls $9–$17; the MTA Congestion Pricing charge of $9 per entry into the Manhattan Central Business District for passenger vehicles remains in effect as of May 2026 following its reinstatement); gas and maintenance. A conservative car ownership estimate in NYC: $400–$800/month all-in, versus $140/month for unlimited transit via OMNY. For most outer-borough commuters whose jobs are reachable by subway, transit is $300–$700/month cheaper than car ownership — a cost difference that materially changes the affordability math.
Frequently Asked Questions
What is 100% AMI in NYC in 2026?
The published 100% AMI for the New York-Newark-Jersey City metro area is $113,400 for a 1-person household, $129,600 for a 2-person household, and $145,800 for a 3-person household, as published by HUD and reflected on NYC HPD’s area median income page (nyc.gov/site/hpd). HUD typically updates these figures in late spring; check HPD’s AMI page after May 2026 for any revisions.
What does 60% AMI mean in NYC?
60% AMI means your household earns 60% of the area median income for your household size. For a 1-person household, 60% AMI is $68,040/year. This is one of the most common affordable housing eligibility cutoffs — many NYC Housing Connect lotteries require household income between 50% and 60% AMI.
Am I rent-burdened in NYC?
Yes, if your monthly rent exceeds 30% of your gross monthly income. Divide your monthly rent by your gross monthly income and multiply by 100. Above 30% is rent-burdened; above 50% is severely rent-burdened. These are HUD’s definitions, used for all federal and city housing programs. More than 921,000 NYC renter households — approximately 44% of all renters — meet the rent-burdened threshold, according to Citizens Budget Commission analysis of NYC Housing and Vacancy Survey data.
What is Fair Fares NYC and do I qualify?
Fair Fares NYC cuts the MTA subway, local bus, and Access-A-Ride fare in half — from $3.00 to $1.50 — for income-eligible New Yorkers. Eligibility is currently set at or below 145% of the federal poverty line (approximately $21,000/year for a single person). Apply at access.nyc.gov or call 311.
How do I find affordable housing in NYC?
Register at NYC Housing Connect (housingconnect.nyc.gov). It is the city’s official lottery platform for all income-restricted units. Applications are free. When a lottery opens that matches your household size and AMI, submit immediately — lotteries are randomized, not first-come-first-served, but there are submission deadlines.
Sources
- NYC Department of Housing Preservation and Development — Area Median Income (nyc.gov/site/hpd): 2025 AMI figures and affordable rent schedule
- U.S. Department of Housing and Urban Development (huduser.gov) — Rent burden definitions and AMI methodology
- Metropolitan Transportation Authority (mta.info) — 2026 fare schedule: $3.00 base fare effective January 4, 2026; OMNY $35 rolling 7-day cap
- NYC Department of Finance / Fair Fares NYC (access.nyc.gov) — Reduced fare eligibility
- Con Edison (coned.com) — 2026–2028 residential rate plan; Enhanced Energy Affordability Program
- National Grid NY (nationalgridus.com) — April 2026 11.1% rate increase, Brooklyn/Queens/Staten Island
- NYC Water Board / DEP (nyc.gov/site/dep) — FY2026 combined water and sewer rate: $13.07/100 cubic feet
- NYC Rent Guidelines Board (rentguidelinesboard.cityofnewyork.us) — 2024–2025 renewal increase orders
- Citizens Budget Commission (cbcny.org) — NYC rent burden analysis, 921,000 burdened households
- StreetEasy / Brick Underground — 2026 borough-level asking rent data
- NYS Department of Public Service (dps.ny.gov) — Utility shut-off protections, complaint line 1-800-342-3377
