# How LIHTC Rent & AMI Limits Work (30/50/60/80%) | Income Restricted Apartments > How 30/50/60/80% set-asides work, why a property mixes tiers, and a worked rent example for Texas LIHTC apartments. URL: https://incomerestrictedapartments.com/guide/how-lihtc-rent-and-ami-limits-work/ Last-Modified: 2026-07-06 ![LIHTC apartment interior with vinyl plank floor and ceiling fan](/images/misc/lihtc-apartment-interior-vinyl-plank-floor-ceiling.webp) ## The Two Ideas That Matter 1. **AMI tier sets the rent cap for that unit.** 60% AMI means the rent can’t exceed 30% of 60% of the metro’s AMI (for the assumed household size for the bedroom count). 2. **Set-asides**: a LIHTC property must have a specified share of its units at specific AMI tiers. Common structures: minimum 40% of units at 60% AMI, or minimum 20% at 50% AMI. Some properties choose deeper: all units at 60%, or a mix of 30/50/60/80%. ## Worked Example (Illustrative Only) Say a metro’s AMI for a 3-person household is $75,000. A 2-bedroom unit assumes a 3-person household (some jurisdictions use “1.5 persons per bedroom” rules). At the 60% AMI tier: - 60% AMI: $45,000/year for 3-person - 30% of that: $13,500/year in rent - Divided by 12: $1,125/month gross rent - Minus, say, $75/month utility allowance if the tenant pays gas and electric: $1,050 net rent Actual numbers vary by metro and year. This is just to show the calculation shape. ## Why a Property Mixes Tiers Developers choose the tier mix based on: - Financing requirements (9% LIHTC is deeper; 4% often shallower) - Local demand and market rents - Property owner strategy - QAP allocation criteria in Texas The result is that even inside one building, your neighbor might be in a 50% unit while you’re in a 60% unit, with the same layout and finishes but different rent caps. ![Chart of 30/50/60/80% AMI rent tiers](/images/misc/chart-of-lihtc-30-50-60-80-percent-ami-rent-tiers-.webp) ## What This Means for You - Your qualifying income tier is set at move-in - Your rent stays capped by that tier - A raise doesn’t automatically raise your rent - Recertification checks whether your income has crossed 140% of the tier; if not, you’re fine ## Related Reading - What Are LIHTC Tax Credit Apartments? [/guide/what-are-lihtc-tax-credit-apartments/ →](/guide/what-are-lihtc-tax-credit-apartments/) - LIHTC Utility Allowance & Maximum Allowable Rent [/guide/lihtc-utility-allowance-maximum-allowable-rent/ →](/guide/lihtc-utility-allowance-maximum-allowable-rent/) - 2026 Income Limits & AMI Tables by Texas Metro [/guide/2026-income-limits-ami-tables-by-metro-household-size/ →](/guide/2026-income-limits-ami-tables-by-metro-household-size/) - LIHTC Hub [/lihtc-apartments/ →](/lihtc-apartments/) Start the free intake [/contact/ →](/contact/) . ## Frequently Asked Questions How is LIHTC rent calculated? + Capped by an AMI tier (e.g., 60% AMI), not by your personal income. The cap is calculated as 30% of the tier's imputed income for the assumed household size for that bedroom count, minus a utility allowance if you pay utilities. Can one property have different AMI tiers? + Yes. Many LIHTC properties mix tiers, so a single building might have 50%, 60%, and 80% units side by side with the same finishes and amenities. Why does my rent stay the same if I get a raise? + Because LIHTC rent is capped by the tier of the unit, not by your personal income. A raise doesn't automatically raise your rent, up to the 140% over-income threshold. ## Related Guides ### LIHTC Income Recertification, What Happens When Income Rises Annual recertification, the 140% over-income rule, the next-available-unit rule, and what happens to your rent in a LIHTC apartment. [LIHTC Income Recertification, What Happens When Income Rises →](/guide/lihtc-income-recertification-when-income-rises/) ### LIHTC Screening: Credit, Background, and Rental History Rules LIHTC apartments still screen beyond income. How credit minimums, background, and eviction policies vary, and how pre-screening saves fees. [LIHTC Screening: Credit, Background, and Rental History Rules →](/guide/lihtc-screening-credit-background-rental-history/) ### LIHTC Utility Allowance & Maximum Allowable Rent How the utility allowance works, max allowable rent by tier, what's included, and how to estimate your real monthly cost. [LIHTC Utility Allowance & Maximum Allowable Rent →](/guide/lihtc-utility-allowance-maximum-allowable-rent/) ### LIHTC vs. Section 8 vs. Public Housing Compare LIHTC, Section 8, and public housing side by side, who owns, how rent is set, how to apply, and which to try first. [LIHTC vs. Section 8 vs. Public Housing →](/guide/lihtc-vs-section-8-vs-public-housing/) ![](/images/misc/texas-income-restricted-apartment-community-family.webp) Free · No Application Fees Wasted ## Want a Match, Not Just Info? Start the free 5-minute intake. Licensed Texas team, matches within 24-48 hours, application fee rebate on approval. See If I Qualify [/contact/ →](/contact/) Back to LIHTC Apartments [/lihtc-apartments/ →](/lihtc-apartments/)