Free · HUD's 2026 figures
Free lookup · fiscal year 2026
HUD's limits took effect May 1, 2026. Nothing you enter here is saved or sent anywhere.
Choose a state, county and household size to see the limits.
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Massachusetts · fiscal year 2026
Each row is a HUD income limit area and the towns it covers. Limits are yearly household income before taxes, and they took effect May 1, 2026. Use the lookup above for 5 to 8 person households and the low income (80%) limit.
| Area and towns covered | Very low income (50%), by household size | Extremely low income | ||||
|---|---|---|---|---|---|---|
| 1 person | 2 people | 3 people | 4 people | 1 person | 4 people | |
Amherst Town-Northampton, MA MSA20 townsAmherst Town city, Belchertown town, Chesterfield town, Cummington town, Easthampton city, Goshen town, Granby town, Hadley town, Hatfield town, Huntington town, Middlefield town, Northampton city, Pelham town, Plainfield town, South Hadley town, Southampton town, Ware town, Westhampton town, Williamsburg town, Worthington town | $46,000 | $52,550 | $59,200 | $65,750 | $27,650 | $39,450 |
Barnstable Town, MA MSA15 townsBarnstable Town city, Bourne town, Brewster town, Chatham town, Dennis town, Eastham town, Falmouth town, Harwich town, Mashpee town, Orleans town, Provincetown town, Sandwich town, Truro town, Wellfleet town, Yarmouth town | $49,450 | $56,500 | $63,550 | $70,600 | $29,650 | $42,350 |
Berkshire County, MA (part) HUD Metro FMR Area22 townsAlford town, Becket town, Clarksburg town, Egremont town, Florida town, Great Barrington town, Hancock town, Monterey town, Mount Washington town, New Ashford town, New Marlborough town, North Adams city, Otis town, Peru town, Sandisfield town, Savoy town, Sheffield town, Tyringham town, Washington town, West Stockbridge town, Williamstown town, Windsor town | $46,000 | $52,550 | $59,200 | $65,750 | $27,650 | $39,450 |
Boston-Cambridge-Quincy, MA-NH HUD Metro FMR Area112 townsActon town, Amesbury city, Arlington town, Ashby town, Ashland town, Ayer town, Bedford town, Bellingham town, Belmont town, Beverly city, Boston city, Boxborough town, Braintree Town city, Brookline town, Burlington town, Cambridge city, Canton town, Carlisle town, Carver town, Chelsea city, Cohasset town, Concord town, Danvers town, Dedham town, Dover town, Duxbury town, Essex town, Everett city, Foxborough town, Framingham city, Franklin Town city, Gloucester city, Hamilton town, Hanover town, Hingham town, Holbrook town, Holliston town, Hopkinton town, Hudson town, Hull town, Ipswich town, Kingston town, Lexington town, Lincoln town, Littleton town, Lynn city, Lynnfield town, Malden city, Manchester-by-the-Sea town, Marblehead town, Marlborough city, Marshfield town, Maynard town, Medfield town, Medford city, Medway town, Melrose city, Middleton town, Millis town, Milton town, Nahant town, Natick town, Needham town, Newbury town, Newburyport city, Newton city, Norfolk town, North Reading town, Norwell town, Norwood town, Peabody city, Pembroke town, Plainville town, Plymouth town, Quincy city, Randolph city, Reading town, Revere city, Rockland town, Rockport town, Rowley town, Salem city, Salisbury town, Saugus town, Scituate town, Sharon town, Sherborn town, Shirley town, Somerville city, Stoneham town, Stoughton town, Stow town, Sudbury town, Swampscott town, Topsfield town, Townsend town, Wakefield town, Walpole town, Waltham city, Wareham town, Watertown city, Wayland town, Wellesley town, Wenham town, Weston town, Westwood town, Weymouth Town city, Wilmington town, Winchester town, Winthrop Town city, Woburn city, Wrentham town | $60,000 | $68,600 | $77,150 | $85,700 | $36,000 | $51,400 |
Brockton, MA HUD Metro FMR Area15 townsAbington town, Avon town, Bridgewater city, Brockton city, East Bridgewater town, Halifax town, Hanson town, Lakeville town, Marion town, Mattapoisett town, Middleborough town, Plympton town, Rochester town, West Bridgewater town, Whitman town | $47,150 | $53,900 | $60,650 | $67,350 | $28,300 | $40,400 |
Dukes County, MA7 townsAquinnah town, Chilmark town, Edgartown town, Gosnold town, Oak Bluffs town, Tisbury town, West Tisbury town | $57,100 | $65,250 | $73,400 | $81,550 | $34,300 | $48,950 |
Eastern Worcester County, MA HUD Metro FMR Area11 townsBerlin town, Blackstone town, Bolton town, Harvard town, Hopedale town, Lancaster town, Mendon town, Milford town, Millville town, Southborough town, Upton town | $53,550 | $61,200 | $68,850 | $76,500 | $32,150 | $45,900 |
| Easton-Raynham, MA HUD Metro FMR AreaEaston town, Raynham town | $58,000 | $66,250 | $74,550 | $82,800 | $34,800 | $49,700 |
Fitchburg-Leominster, MA HUD Metro FMR Area8 townsAshburnham town, Fitchburg city, Gardner city, Leominster city, Lunenburg town, Templeton town, Westminster town, Winchendon town | $46,100 | $52,700 | $59,300 | $65,850 | $27,650 | $39,500 |
Franklin County, MA26 townsAshfield town, Bernardston town, Buckland town, Charlemont town, Colrain town, Conway town, Deerfield town, Erving town, Gill town, Greenfield city, Hawley town, Heath town, Leverett town, Leyden town, Monroe town, Montague town, New Salem town, Northfield town, Orange town, Rowe town, Shelburne town, Shutesbury town, Sunderland town, Warwick town, Wendell town, Whately town | $46,000 | $52,550 | $59,200 | $65,750 | $27,650 | $39,450 |
Lawrence, MA-NH HUD Metro FMR Area10 townsAndover town, Boxford town, Georgetown town, Groveland town, Haverhill city, Lawrence city, Merrimac town, Methuen city, North Andover town, West Newbury town | $48,100 | $54,950 | $61,800 | $68,650 | $28,850 | $41,200 |
Lowell, MA HUD Metro FMR Area10 townsBillerica town, Chelmsford town, Dracut town, Dunstable town, Groton town, Lowell city, Pepperell town, Tewksbury town, Tyngsborough town, Westford town | $50,050 | $57,200 | $64,350 | $71,500 | $30,050 | $42,900 |
| Nantucket County, MANantucket town | $63,750 | $72,850 | $81,950 | $91,050 | $38,300 | $54,650 |
| New Bedford, MA HUD Metro FMR AreaAcushnet town, Dartmouth town, Fairhaven town, Freetown town, New Bedford city | $46,000 | $52,550 | $59,200 | $65,750 | $27,650 | $39,450 |
Pittsfield, MA HUD Metro FMR Area10 townsAdams town, Cheshire town, Dalton town, Hinsdale town, Lanesborough town, Lee town, Lenox town, Pittsfield city, Richmond town, Stockbridge town | $46,100 | $52,700 | $59,300 | $65,850 | $27,650 | $39,500 |
Providence-Fall River, RI-MA HUD Metro FMR Area8 townsAttleboro city, Fall River city, North Attleborough Town ci, Rehoboth town, Seekonk town, Somerset town, Swansea town, Westport town | $39,250 | $44,850 | $50,450 | $56,050 | $23,600 | $33,650 |
Springfield, MA MSA23 townsAgawam Town city, Blandford town, Brimfield town, Chester town, Chicopee city, East Longmeadow town, Granville town, Hampden town, Holland town, Holyoke city, Longmeadow town, Ludlow town, Monson town, Montgomery town, Palmer Town city, Russell town, Southwick town, Springfield city, Tolland town, Wales town, West Springfield Town city, Westfield city, Wilbraham town | $46,000 | $52,550 | $59,200 | $65,750 | $27,650 | $39,450 |
| Taunton-Mansfield-Norton, MA HUD Metro FMR AreaBerkley town, Dighton town, Mansfield town, Norton town, Taunton city | $46,100 | $52,700 | $59,300 | $65,850 | $27,650 | $39,500 |
Western Worcester County, MA HUD Metro FMR Area8 townsAthol town, Hardwick town, Hubbardston town, New Braintree town, Petersham town, Phillipston town, Royalston town, Warren town | $46,100 | $52,700 | $59,300 | $65,850 | $27,650 | $39,500 |
Worcester, MA HUD Metro FMR Area33 townsAuburn town, Barre town, Boylston town, Brookfield town, Charlton town, Clinton town, Douglas town, Dudley town, East Brookfield town, Grafton town, Holden town, Leicester town, Millbury town, North Brookfield town, Northborough town, Northbridge town, Oakham town, Oxford town, Paxton town, Princeton town, Rutland town, Shrewsbury town, Southbridge Town city, Spencer town, Sterling town, Sturbridge town, Sutton town, Uxbridge town, Webster town, West Boylston town, West Brookfield town, Westborough town, Worcester city | $46,100 | $52,700 | $59,300 | $65,850 | $27,650 | $39,500 |
KPCB Edge is an independent publisher, not a government agency. Your housing agency may cover more than one area and only it can decide whether you qualify.
Next steps
Good to know
It depends on where in Massachusetts you live, because HUD sets a separate limit for each of its 20 income limit areas. For a family of four, the very low income limit ranges from $56,050 (Providence-Fall River, RI-MA HUD Metro FMR Area) to $91,050 (Nantucket County, MA). Smaller and larger households have lower and higher limits; the lookup above shows each size.
No. Places in the same HUD area share a limit, but different areas do not. Area median family income in Massachusetts ranges from $94,300 to $165,600, and the limits follow it.
Most new voucher families must be very low income, which is at or below 50% of the area median income. Extremely low income families get priority: by law, 75% of the families a housing agency admits each year must be extremely low income. A family at the low income level (up to about 80%) can qualify only in a few situations.
You apply to a local public housing agency, not to HUD. Find agencies near you in HUD's PHA contact directory, check whether each one's voucher list is open, and apply to more than one if you can. Applying is always free.
Gross. Your agency compares your yearly income before deductions with the limit. Deductions, such as for children or child care, are used afterward to work out your share of the rent.
Other states
Sources