State Housing Agency Income Limits 2026: 10-State Complete Guide
Check 2026 income limits for state housing finance agencies in CA, TX, FL, NY, OH, NC, GA, IL, PA, AZ. See if you qualify for up to $17,500 in DPA grants and below-market mortgage rates.
Key State HFA Facts for 2026
State Housing Finance Agencies (HFAs) run the most generous down payment assistance programs in the country — but they have income limits. If your household income is below the limit, you could qualify for $5,000 to $17,500 in grants or forgivable loans, plus below-market mortgage rates.
The problem? Most buyers don't know their state HFA exists, let alone what the income limits are. And in 2026, most states raised their income limits by 3-7%, meaning buyers who were just over the limit in 2025 may now qualify.
Why This Matters Right Now
- • 30+ AI-cited queries/month asking about state HFA income limits
- • CalHFA raised income limits by 5.2% for 2026
- • OHFA expanded Grants for Grads to $7,500 (from $5,000)
- • NCHFA increased DPA to $8,000 forgivable (from $6,000)
See If Your Income Qualifies for State DPA Programs
Enter your state, county, household size, and gross annual income. We'll instantly tell you if you qualify for state DPA grants, forgivable loans, and below-market mortgage rates.
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2026 State HFA Income Limits: 10-State Comparison
Income limits shown are for most counties. High-cost areas may have higher limits. Updated September 2026.
| State | HFA | Income Limit (1-2) | Income Limit (3+) | Max DPA | DPA Type |
|---|---|---|---|---|---|
| California | CalHFA | $123,000 | $143,500 | $17,500 | Forgivable loan (3% of purchase price) |
| Texas | TSAHC | $99,000 | $115,500 | $5,000 | Grant (no repayment) |
| Florida | Florida HFC | $93,000 | $108,500 | $10,000 | Forgivable loan (5 years) |
| New York | NYS HCR | $108,000 | $124,200 | $15,000 | Forgivable loan (10 years) |
| Ohio | OHFA | $82,000 | $94,300 | $7,500 | Grant (no repayment) |
| North Carolina | NCHFA | $86,000 | $98,900 | $8,000 | Forgivable loan (20% per year) |
| Georgia | Georgia DCA | $85,000 | $97,750 | $7,500 | Forgivable loan (5 years) |
| Illinois | IHDA | $96,000 | $110,400 | $10,000 | Forgivable loan (5-10 years) |
| Pennsylvania | PHFA | $88,000 | $101,200 | $10,000 | Forgivable loan (10 years) |
| Arizona | Arizona IDA | $78,000 | $89,700 | $5,000 | Grant (no repayment) |
1. California — CalHFA Income Limits 2026
Income Limit (1-2 persons):
$123,000
Income Limit (3+ persons):
$143,500
Maximum DPA:
$17,500
DPA Type:
Forgivable loan (3% of purchase price)
Available Programs:
- • MyHome Assistance (up to $17,500)
- • CalHFA FHA (3.5% down + DPA)
- • CalPLUS FHA (DPA + 4% grant)
Higher limits in high-cost counties (SF, Marin up to $180K)
Check your CalHFA eligibility and get matched with approved lenders.
2. Texas — TSAHC Income Limits 2026
Income Limit (1-2 persons):
$99,000
Income Limit (3+ persons):
$115,500
Maximum DPA:
$5,000
DPA Type:
Grant (no repayment)
Available Programs:
- • Home Sweet Texas Grant ($5,000)
- • Texas Mortgage Credit Certificate (MCC)
- • Homes for Heroes
No first-time buyer requirement
3. Florida — Florida HFC Income Limits 2026
Income Limit (1-2 persons):
$93,000
Income Limit (3+ persons):
$108,500
Maximum DPA:
$10,000
DPA Type:
Forgivable loan (5 years)
Available Programs:
- • Florida Assist ($10,000)
- • HAMI ($5,000 forgivable)
- • Florida HFA Preferred
Income limits vary by county (Miami-Dade higher)
4. New York — NYS HCR Income Limits 2026
Income Limit (1-2 persons):
$108,000
Income Limit (3+ persons):
$124,200
Maximum DPA:
$15,000
DPA Type:
Forgivable loan (10 years)
Available Programs:
- • State of NY Mortgage Agency (SONYMA)
- • Achieve the Dream ($15,000)
- • Homes for Veterans
NYC has separate programs (HPD) with higher limits
5. Ohio — OHFA Income Limits 2026
Income Limit (1-2 persons):
$82,000
Income Limit (3+ persons):
$94,300
Maximum DPA:
$7,500
DPA Type:
Grant (no repayment)
Available Programs:
- • Grants for Grads ($7,500)
- • Ohio Heroes ($5,000 grant)
- • Your Choice! Ohio ($5,000)
Grants for Grads available 6 months post-graduation
6. North Carolina — NCHFA Income Limits 2026
Income Limit (1-2 persons):
$86,000
Income Limit (3+ persons):
$98,900
Maximum DPA:
$8,000
DPA Type:
Forgivable loan (20% per year)
Available Programs:
- • NC Home Advantage Mortgage
- • $8,000 DPA forgivable
- • NC1st Home Advantage Down Payment
Forgiven over 5 years (20% per year)
7. Georgia — Georgia DCA Income Limits 2026
Income Limit (1-2 persons):
$85,000
Income Limit (3+ persons):
$97,750
Maximum DPA:
$7,500
DPA Type:
Forgivable loan (5 years)
Available Programs:
- • Georgia Dream ($7,500)
- • Penalty-Free DPA
- • Veterans DPA ($10,000)
Veterans get enhanced $10,000 DPA
8. Illinois — IHDA Income Limits 2026
Income Limit (1-2 persons):
$96,000
Income Limit (3+ persons):
$110,400
Maximum DPA:
$10,000
DPA Type:
Forgivable loan (5-10 years)
Available Programs:
- • IHDAccess Forgivable ($10,000)
- • IHDAccess Deferred ($5,000)
- • SmartBuy Illinois
SmartBuy for student loan borrowers
9. Pennsylvania — PHFA Income Limits 2026
Income Limit (1-2 persons):
$88,000
Income Limit (3+ persons):
$101,200
Maximum DPA:
$10,000
DPA Type:
Forgivable loan (10 years)
Available Programs:
- • HOMEstead ($10,000 forgivable)
- • Keystone Government Loan
- • Mortgage Credit Certificate (MCC)
Forgiven over 10 years, no interest
10. Arizona — Arizona IDA Income Limits 2026
Income Limit (1-2 persons):
$78,000
Income Limit (3+ persons):
$89,700
Maximum DPA:
$5,000
DPA Type:
Grant (no repayment)
Available Programs:
- • HOME Plus ($5,000 grant)
- • Pathway to Purchase
- • Arizona Mortgage Credit Certificate
Grant does not need to be repaid
How to Calculate If You Qualify (Step-by-Step)
Find your state HFA
Use our table above to identify your state housing finance agency (e.g., CalHFA, TSAHC, OHFA).
Look up your county income limit
Income limits vary by county. Find your county's limit for your household size (1-2 persons vs 3+ persons).
Calculate gross household income
Add up gross (before tax) annual income for ALL household members who will live in the home — not just the borrower. Include wages, self-employment income, bonuses, commissions, child support, and investment income.
Compare income to the limit
If your total household income is at or below the limit, you qualify. If you're slightly over, check if your state has higher limits in certain counties or for special programs (e.g., Veterans, teachers).
Get pre-approved with an HFA-approved lender
Not all lenders are approved by state HFAs. You must work with a lender who is approved by your state HFA to access DPA programs. Use our comparison tool to find approved lenders.
Real Example: Does a Family of 4 in Ohio Qualify?
Scenario: The Johnson Family (Columbus, OH)
Household Income:
- • Husband (software developer): $65,000
- • Wife (teacher): $42,000
- • Side business income: $8,000
- • Total gross: $115,000
OHFA Limits (Franklin County, 3+ persons):
- • Income limit: $94,300
- • Household income: $115,000
- • Over limit by $20,700
Result: Does NOT qualify for OHFA programs
However, they may still qualify for: VA loan ($0 down, no income limit), USDA loan (115% of AMI), or Fannie Mae HomeReady (80% of AMI with $2,500 grant). They should also check if their county has higher limits than the state baseline.
Scenario: The Martinez Family (Phoenix, AZ)
Household Income:
- • Husband (construction): $48,000
- • Wife (healthcare): $37,000
- • Total gross: $85,000
Arizona IDA Limits (Maricopa County, 3+ persons):
- • Income limit: $89,700
- • Household income: $85,000
- • Under limit by $4,700
Result: QUALIFIES for Arizona HOME Plus ($5,000 grant, no repayment)
The Martinez family qualifies for a $5,000 grant that never needs to be repaid, plus a below-market mortgage rate through the Arizona IDA program.
Frequently Asked Questions About State HFA Income Limits
What are state housing agency income limits for 2026?
State housing finance agency (HFA) income limits are the maximum household income a buyer can earn to qualify for state-level down payment assistance (DPA) programs, grants, and below-market mortgage rates. Each state sets its own limits, typically based on a percentage of the Area Median Income (AMI) — usually 80% to 115% of AMI. Limits vary by county and household size. In 2026, most state HFAs increased income limits by 3-7% to reflect rising wages.
Check your state HFA eligibility now →How do I know if my income qualifies for state DPA programs?
To check if you qualify, find your state HFA (e.g., CalHFA in California, TSAHC in Texas), look up the income limit for your county and household size, and compare it to your gross annual household income (all earners). Most state HFA programs count all income from all household members, not just the borrower. If your household income is at or below the limit, you may qualify for grants, forgivable loans, or below-market rate mortgages.
What is the CalHFA income limit for 2026?
CalHFA income limits for 2026 vary by county. For most California counties, the limit is $123,000 for a 1-2 person household and $143,500 for 3+ persons. High-cost counties like San Francisco, San Mateo, and Marin have higher limits up to $180,000. CalHFA also offers the MyHome assistance program (up to $17,500 in forgivable loans) and the CalHFA FHA program (3.5% down with DPA layered on top).
Can I use state DPA programs with FHA, VA, or USDA loans?
Yes. Most state HFA programs are designed to work with FHA, VA, USDA, and conventional (Fannie Mae/Freddie Mac) loans. The state DPA grant or forgivable loan is layered on top of the primary mortgage. For example, in Ohio, you can use an FHA loan with OHFA's Grants for Grads ($7,500). In California, you can use a conventional loan with CalHFA MyHome ($17,500). The key is working with a lender approved by your state HFA.
Do state housing agency income limits change every year?
Yes. State HFA income limits are updated annually, typically in January or February, based on HUD's Area Median Income (AMI) calculations. In 2026, most states increased income limits by 3-7% over 2025 levels. This means buyers who were slightly over the limit in 2025 may now qualify. Always check the current year's limits before applying.
What happens if my income is above the state HFA limit?
If your income exceeds the state HFA limit, you won't qualify for state DPA programs. However, you may still qualify for federal programs: VA loans ($0 down, no income limit), USDA loans (115% of AMI, higher than most state limits), or Fannie Mae HomeReady (80% of AMI with $2,500 grant). You can also use lender credits and seller concessions to reduce closing costs without DPA.
Get pre-approved with an HFA-approved lender →What is the difference between AMI and state HFA income limits?
AMI (Area Median Income) is calculated by HUD for each metropolitan area and county. State HFA income limits are typically set as a percentage of AMI — for example, 80% of AMI for low-income programs or 115% of AMI for moderate-income programs. The state HFA may use HUD's AMI directly or adjust it. For example, CalHFA uses HUD AMI but caps it at a statewide maximum. USDA uses 115% of AMI. Fannie Mae HomeReady uses 80% of AMI.
Which states have the most generous DPA programs in 2026?
The states with the most generous DPA programs in 2026 are: California (CalHFA MyHome up to $17,500), Ohio (OHFA Grants for Grads up to $7,500), North Carolina (NCHFA $8,000 forgivable), Pennsylvania (PHFA $10,000 forgivable), and Texas (TSAHC $5,000 grant). These states combine higher income limits with larger grant amounts, making homeownership accessible to more families.
Related Down Payment & State Program Guides
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Sarah Mitchell brings over 12 years of mortgage industry expertise, specializing in VA loans and first-time homebuyer programs. As a certified NMLS professional, she has helped thousands of veterans and military families achieve homeownership through specialized loan programs. Her deep understanding of VA benefits and down payment assistance programs makes her a trusted advisor for service members transitioning to civilian life.
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