Massachusetts Section 538 income limits for FY2026
A Section 538 tenant can earn up to 115% of area median income at move-in. In Massachusetts that limit for a family of four runs from $108,450 in New Bedford, MA to $190,450 in Easton-Raynham, MA. Limits took effect July 13, 2026.
| Area | 1 | 2 | 3 | 4 | 5 | 6 | 7 | 8 |
|---|---|---|---|---|---|---|---|---|
| Amherst Town-Northampton, MA metro area | 93,800 | 107,150 | 120,600 | 133,950 | 144,700 | 155,400 | 166,150 | 176,850 |
| Barnstable Town, MA metro area | 100,050 | 114,350 | 128,650 | 142,950 | 154,400 | 165,800 | 177,250 | 188,700 |
| Boston-Cambridge-Quincy, MA-NH part of the Boston-Cambridge-Newton, MA-NH metro area | 132,500 | 151,450 | 170,350 | 189,300 | 204,450 | 219,600 | 234,750 | 249,900 |
| Brockton, MA part of the Boston-Cambridge-Newton, MA-NH metro area | 102,850 | 117,550 | 132,250 | 146,950 | 158,700 | 170,450 | 182,200 | 193,950 |
| Lawrence, MA-NH part of the Boston-Cambridge-Newton, MA-NH metro area | 112,450 | 128,550 | 144,600 | 160,650 | 173,500 | 186,400 | 199,200 | 212,050 |
| Lowell, MA part of the Boston-Cambridge-Newton, MA-NH metro area | 115,100 | 131,550 | 148,000 | 164,450 | 177,600 | 190,750 | 203,900 | 217,050 |
| Berkshire County, MA (part) part of the Pittsfield, MA metro area | 90,900 | 103,900 | 116,850 | 129,850 | 140,250 | 150,650 | 161,000 | 171,400 |
| Pittsfield, MA metro area | 88,050 | 100,650 | 113,200 | 125,800 | 135,850 | 145,950 | 156,000 | 166,050 |
| Easton-Raynham, MA part of the Providence-Warwick, RI-MA metro area | 133,300 | 152,350 | 171,400 | 190,450 | 205,700 | 220,900 | 236,150 | 251,400 |
| New Bedford, MA part of the Providence-Warwick, RI-MA metro area | 75,900 | 86,750 | 97,600 | 108,450 | 117,150 | 125,800 | 134,500 | 143,150 |
| Providence-Fall River, RI-MA part of the Providence-Warwick, RI-MA metro area | 92,000 | 105,150 | 118,300 | 131,450 | 141,950 | 152,500 | 163,000 | 173,500 |
| Taunton-Mansfield-Norton, MA part of the Providence-Warwick, RI-MA metro area | 108,350 | 123,850 | 139,300 | 154,800 | 167,200 | 179,550 | 191,950 | 204,350 |
| Springfield, MA metro area | 78,100 | 89,250 | 100,400 | 111,550 | 120,450 | 129,400 | 138,300 | 147,250 |
| Eastern Worcester County, MA part of the Worcester, MA metro area | 129,800 | 148,300 | 166,900 | 185,400 | 200,250 | 215,050 | 229,900 | 244,700 |
| Fitchburg-Leominster, MA metro area | 91,700 | 104,800 | 117,900 | 131,000 | 141,500 | 151,950 | 162,450 | 172,900 |
| Western Worcester County, MA metro area | 82,350 | 94,100 | 105,900 | 117,650 | 127,050 | 136,450 | 145,900 | 155,300 |
| Worcester, MA metro area | 104,950 | 119,950 | 134,950 | 149,950 | 161,950 | 173,950 | 185,950 | 197,950 |
| Dukes County, MA | 124,650 | 142,450 | 160,300 | 178,050 | 192,300 | 206,550 | 220,850 | 235,100 |
| Franklin County, MA | 88,500 | 101,100 | 113,750 | 126,400 | 136,500 | 146,600 | 156,750 | 166,850 |
| Nantucket County, MA | 131,650 | 150,450 | 169,250 | 188,050 | 203,100 | 218,150 | 233,200 | 248,250 |
From income limit to rent cap
Two rent rules apply under 7 CFR 3565.203. Each unit's rent, counting tenant-paid utilities, can't exceed 30% of 115% of area median income adjusted for family size, which is 30% of the figure in the table for the household size you assume, divided by 12. And across the whole project, the average rent can't exceed 30% of 100% of area median income each year.
Worked example for Amherst Town-Northampton, MA: the four-person limit is $133,950, so the per-unit cap for a unit sized for four people is $3,348 a month including utilities. The project-average cap uses 100% of median instead of 115%, roughly $2,911 a month at the four-person size. Which household size applies to each bedroom count is set in USDA's program handbook; confirm it with your lender.
Income is tested only at move-in. A tenant whose income later rises above the limit can stay (7 CFR 3565.202(a)). Want to see what those rents support in debt? Run them through the 538 loan sizer.
All 20 Massachusetts areas and every other state in one file: 538 income limits download.