MSHDA Income Limits, Effective June 1, 2026
Program and regulatory figures verified September 26, 2026. Details change; confirm your scenario with us.
MSHDA's income limits table is 99 rows wide and most of the useful information is in how the rows relate to each other.
The floors and the ceiling
| 1–2 persons | 3 or more | |
|---|---|---|
| Non-targeted floor | $98,400 | $113,160 |
| Targeted floor | $118,080 | $137,760 |
| Highest non-targeted (Livingston) | $129,000 | $148,350 |
| Highest in the state (Washtenaw, targeted entirely) | $170,760 | $199,220 |
The spread is wide. A one to two person household in Washtenaw can earn $72,360 more than the same household at the non-targeted floor and still qualify.
The two multipliers, and why one number is wrong
There is a temptation to learn one rule of thumb here. Do not, because there are two and mixing them up produces a wrong answer that looks right.
| Relationship | Multiplier | Worked from the floors |
|---|---|---|
| Non-targeted: 3+ from 1–2 | 1.15 | $98,400 → $113,160 |
| Targeted: 3+ from 1–2 | 7/6 (about 1.1667) | $118,080 → $137,760 |
| Targeted from non-targeted, 1–2 | exactly 1.20 | $98,400 → $118,080 |
| Targeted from non-targeted, 3+ | about 1.2174 | $113,160 → $137,760 |
Both of the cross-column relationships hold across the table, but they are different numbers. Apply the 1.20 to the three-or-more column and you land under MSHDA's real figure, which could talk a qualified household out of applying.
The split counties, where one county has two sets of figures
In the 17 split counties MSHDA publishes both a targeted and a non-targeted row. Same county, two answers, decided by the city or township.
| County | Targeted (1–2 / 3+) | Non-targeted (1–2 / 3+) | Gap, 1–2 |
|---|---|---|---|
| Wayne | $125,760 / $146,720 | $104,800 / $120,520 | $20,960 |
| Kent | $127,920 / $149,240 | $106,600 / $122,590 | $21,320 |
| Oakland | $125,760 / $146,720 | $104,800 / $120,520 | $20,960 |
| Macomb | $125,760 / $146,720 | $104,800 / $120,520 | $20,960 |
| Genesee | $118,080 / $137,760 | $98,400 / $113,160 | $19,680 |
So in Detroit the limit is $125,760 for a couple, and in a non-targeted Wayne County township it is $104,800. Same county, $20,960 apart. Wayne County · Kent County.
The 66 whole-county designations
In the 66 counties targeted end to end there is one row and it is the targeted one, which at minimum means $118,080 and $137,760. Washtenaw, Grand Traverse, Ingham, Kalamazoo, Berrien, Marquette, Lenawee, St. Clair, Van Buren and most of northern Michigan sit here.
That is the quiet advantage of buying in a whole-county targeted area: the higher income limit applies without having to establish anything about the specific township.
What counts as income
MSHDA tests household income against these figures, and household income is a broader concept than the wages on your pay stub. Self-employment, overtime, bonus, rental, retirement and benefit income all get looked at, and how each is calculated follows the agency guideline behind the loan.
We do not publish an income-calculation shortcut, because the number that matters is the one an underwriter produces from your documents. Send us two pay stubs and last year's return and we will tell you where you land. Or check your band against the table.
Figures on this page are MSHDA's, effective June 1, 2026, read from the published limits sheet on 2026-09-26. They change. Ask us for the current figure before you rely on it.
Frequently asked questions
What is the income limit for MSHDA in Michigan?
It depends on the county and on targeted status. Effective June 1, 2026, the non-targeted floor is $98,400 for a one to two person household and $113,160 for three or more, the targeted floor is $118,080 and $137,760, and the highest figures in the state are Washtenaw County's $170,760 and $199,220. There are 22 distinct income pairs across MSHDA's 99 rows.
Which Michigan county has the highest MSHDA income limit?
Washtenaw County, home to Ann Arbor, at $170,760 for a one to two person household and $199,220 for three or more. Washtenaw is also designated a targeted area in its entirety, so the first-time homebuyer requirement does not apply anywhere in the county either. Livingston County has the highest non-targeted figures at $129,000 and $148,350.
How much higher is the MSHDA income limit in a targeted area?
At the floor, $19,680 higher for a one to two person household ($98,400 to $118,080) and $24,600 higher for three or more ($113,160 to $137,760). In split counties the gap is similar: Wayne County's targeted limit is $125,760 against $104,800 elsewhere in the county, a difference of $20,960. Targeted-area status is determined by MSHDA at city and township level and must be confirmed for the specific address.
Is the MSHDA three-or-more income limit just 1.2 times the one to two figure?
No, and this is a common error. On non-targeted rows the three-or-more limit is 1.15 times the one to two figure, and on targeted rows it is 7/6, about 1.1667. The 1.20 multiplier describes a different relationship entirely, the step from the non-targeted to the targeted one to two figure. Applying 1.20 to the three-or-more column understates MSHDA's actual limit.
Does MSHDA count the income of everyone in the household?
MSHDA tests household income, which is broader than one borrower's wages and includes sources such as self-employment, overtime, bonus, rental, retirement and benefit income depending on how the guideline behind your loan calculates each one. The figure that counts is the one an underwriter produces from your documents, so a quick estimate from a pay stub can be misleading in either direction.
Mike Certo · NMLS #260555 · Cornerstone First Mortgage NMLS #173855 · Equal Housing Lender. Educational content about financing, not a loan commitment and not legal or tax advice. MSHDA program terms, income limits and sales price limits are set by the Michigan State Housing Development Authority and change; figures here carry the date we verified them against MSHDA's published documents. Targeted-area status is determined by MSHDA at city and township level and must be confirmed for the specific address. Loans are subject to borrower and property qualification.