Virginia Section 8 Income Limits: Full 2025 Guide with Facts and Tips

Evan Willoughby

Turns out, there’s no bigger buzzword in Virginia’s rental world than “Section 8.” Every year, thousands of residents check if their wallets fit the limits — and honestly, those numbers seem to come straight out of a bureaucratic maze. People always want to know: “How much can I make and still get help?” It’s not as simple as a single number stuck on a billboard. Income limits for Section 8 shift depending on where you live within Virginia, how many people share your roof, and even what the government considers “income” in the first place. For families scrambling to stretch every dollar, knowing the exact threshold could be the difference between having that extra slice of peace or sweating every rent cycle.

How Section 8 Income Limits are Set in Virginia

The U.S. Department of Housing and Urban Development (HUD) updates Section 8 income ceilings every year. So yes, the digits you saw last summer might already be out of date. The way they figure out these numbers isn’t pulled out of thin air — HUD studies the median income of every metro area and county around Virginia. In 2025, the data collection process is more thorough than ever: analysts factor in not just job averages, but wage changes, cost-of-living hikes, and the rollercoaster that’s been Virginia’s rental market post-2020. These limits aren’t statewide; for example, a working single mom in Roanoke faces a different threshold than a senior couple outside Fairfax.

HUD uses three labels: extremely low income (usually 30% of area median), very low income (50%), and low income (80%). Only the first two groups are eligible for Section 8 help. Here’s what makes it trickier: even within each “county,” there could be separate limits for the city and the suburbs. For 2025 in most of urban Northern Virginia, a family of four hits the 50% limit around $65,000–72,000. Out in Pulaski County or rural southern Virginia, it’s much lower, around $39,000–46,000 for that same size household. That’s nearly a $30,000 swing depending on where you’re standing — proof that “average income” is just a headline.

HUD publishes up-to-date charts in June every year, and housing authorities update their websites soon after. If you call your local Public Housing Authority (PHA), they’ll confirm the latest figures. Don’t just trust an old PDF or a blog post from 2023 — those numbers might leave your plans sinking before you even start.

What Counts As ‘Income’ for Section 8 (And the Loopholes)

This is where things trip people up. For Section 8, “income” isn’t just your paycheque from work. It’s any money that comes into your household — that could be wages, but also overtime, tips, child support, alimony, unemployment, and disability payments. Even interest from savings accounts, or (for the wild few) lottery winnings, need declaring. Basically, if there’s cash, the PHA expects you to tell them about it.

Some things don’t count. Food stamps aren’t included. Neither are the cash rebates from energy bills or money from foster care. Certain student financial aid can be excluded, too, if you’re a full-time student under 24 with dependent children. These rules shift by family situation and are spelled out in HUD’s “Handbook 4350.3” — not bedtime reading, but worth a scan if you’re juggling multiple income streams.

One overlooked tip: family size seriously changes the income limit. A single individual in Richmond might see an “extremely low” (30%) limit of about $22,000 in 2025. Add two kids, and suddenly that number climbs to around $35,000. Each extra person jumps your limit up another $4,000–$7,000, depending on the area. So if you help take care of elderly parents or there’s a new baby in the house, recalculate ASAP.

Here’s a quick checklist to keep you sharp:

• Add up all sources of income, not just wages.
• Use your before-tax (gross) income, not net pay.
• Check your area’s HUD chart, not the state average.
• If your income swings month to month, PHAs usually look at your last 12 months — but you should explain big changes.

Section 8 Application Tips for Virginia Residents

Ask anyone who’s actually filled out the Section 8 paperwork — and watched their name sit on the waitlist for years — and you’ll hear a mix of frustration and relief that someone finally ‘got it done.’ Virginia’s PHAs, especially in places like Alexandria or Norfolk, end up with huge waitlists. Sometimes the lists open just for a week, or even a single morning. If you’re not prepared, you miss out for another year (or five). Here’s what you need to do to give yourself a shot:

• Set reminders to check your local PHA website every month. Some have text alerts or email lists when applications open up.
• Gather proof of income for every adult in the household — pay stubs, benefit letters, child support, pensions, whatever applies. Digital files are fine as long as you can print or email them.
• List everyone living in your home, even temporarily. Section 8 is strict and checks are routine. Withholding someone could delay or deny your application.
• Fill out the initial application as soon as the window opens. Early birds get the best spot on the waitlist.
• If you move, update your address with the PHA. They mail waitlist letters, and missing one means you start over.

One extra thing: don’t be afraid to call for clarification. PHAs know the forms confuse people. They’d rather talk you through a question than reject your whole application because of a typo. Watch for scams: you don’t need to pay anyone to apply for Section 8 — it’s always free. If someone wants to charge you, that’s a red flag.

Real-Life Examples and Common Pitfalls

The nuts and bolts of income limits only make sense when you put some real stories next to them. Picture Olivia, a retail worker in Virginia Beach, juggling two part-time jobs at $16 per hour. Her three kids and her retired mum live with her. HUD pegs her “very low income” limit at $62,400 this year. If her combined work, support, and her mum’s Social Security stay under that, she can apply. But she discovers her oldest son’s summer job — just $2,600 — unexpectedly pushes her just over the edge for this year. One small extra income source can make all the difference.

Then you have retirees like Harold and Jean in Harrisonburg. Their only income is a modest Social Security check and some help from their church. They’d assumed Section 8 was just for young families or the unemployed, but their income stays well under the $41,000 mark for two people, so they’re eligible. Moral: never assume you’re shut out before checking the local chart.

Lots of applicants don’t read the small print on what counts as "household income." For instance, people forget to include irregular child support, or part-time gig money from rideshare driving. Missing details can blow up your application later. Some families also try to “hide” a resident, like a college kid who only comes home for the summer, but if the PHA checks and finds out, you risk losing your place or getting disqualified for years.

• If you’re borderline on the income cutoff, ask your PHA about deductions for medical or childcare expenses — those can shrink your reported income and keep you under the limit.
• Always keep copies of anything you send in, especially proof of income, addresses, and who is living with you.
• If your household changes — someone moves out, gets a job, or has a baby — report it right away or your vouchers could be revoked.

Know this: Section 8 should not be a full-time puzzle. The biggest key is staying honest and thorough when you apply — and double-checking the latest income figures before every step.

Are the rules a headache? Sure. But thousands of Virginia families survive and thrive every year because they figured out the details, checked the local numbers, and didn’t let the paperwork scare them off. That’s why knowing the exact Section 8 income limit for your town in Virginia could mean finally locking in rent you can actually afford. Don’t listen to vague myths — get the hard numbers, and you’ll be way ahead of the game.