Pima and Tucson HOME program income limits in 2026 — what counts
HUD updated HOME program income limits in April 2026. Pima County's calculations follow the Tucson MSA AMI table. Here's where the thresholds land for the 2026 program year and what counts as household income.
2026 Tucson MSA HUD income limits — the numbers
These are pre-tax gross household income figures HUD publishes annually. Pima County uses them directly. The City of Tucson's IDA programs reference the same table.
Income from every adult in the household counts, even non-borrowing spouses or roommates listed on the lease. That's a frequent miss for buyers calculating eligibility on their own.
| Household size | 80% AMI (HOME ceiling) | 60% AMI (deep subsidy) |
|---|---|---|
| 1 person | $47,200 | $35,400 |
| 2 person | $53,950 | $40,450 |
| 3 person | $60,700 | $45,500 |
| 4 person | $67,400 | $50,550 |
| 5 person | $72,800 | $54,600 |
| 6 person | $78,200 | $58,650 |
What counts as income (and what doesn't)
Gross wages, salary, overtime, bonuses, commissions, self-employment net income, alimony, child support, regular Social Security, pension, recurring 401(k) distributions, ongoing IRA distributions, recurring stipend or fellowship income, and ongoing rental income all count.
What doesn't count: tax refunds, lump-sum inheritances, one-time settlements, gift funds for the down payment itself, and reimbursements (mileage, per-diem).
Self-employment income — the friction point
HUD's HOME calculation uses gross self-employment receipts adjusted for business expenses. Lender underwriting uses adjusted gross income from Schedule C and tax returns. The numbers rarely match.
For a sole proprietor showing $90K gross and $58K Schedule C net, HUD might count $58K. The lender might count an average of two years' net (so $54K if the prior year was $50K). Both should clear an 80% cap of $67,400 for a family of four — but the calculation is different on each side.
Common questions
Do I qualify if I'm just over the 80% AMI line?
Some Tucson IDA layered programs go up to 120% AMI for downpayment help, but the deep subsidy and most HOME-funded assistance caps at 80%. We'll check whether you fit a layered program before ruling out DPA.
Does my non-borrowing spouse's income count?
Yes, for the Pima HOME program calculation. Anyone in the household contributes to the eligibility math even if they're not on the loan.
How often do these income limits change?
HUD updates AMI tables annually in April. Pima usually adopts the new figures within 30-60 days. Once a buyer is in process under the prior year's limits, most programs honor those limits through closing.
Can I combine Pima HOME with Home Plus DPA?
Generally no — both are first-loss DPA seconds and lenders allow only one. Layering Pima HOME with a city-of-Tucson IDA program is the more common stack.
How Mike + Cornerstone help
I'll run your scenario through both HUD's calculation and our underwriting math before you go through a program application. We've worked Pima HOME closings in Marana, Vail, Oro Valley, and central Tucson — the right program depends on the property's location and your income mix.
Talk to Mike first Get pre-approved
No pressure, no commitment. Free 20-minute consult. Mike will look at your scenario and tell you straight whether this works for you.