Nebraska Section 538 income limits for FY2026
A Section 538 tenant can earn up to 115% of area median income at move-in. In Nebraska that limit for a family of four runs from $78,550 in Garden County, NE to $135,950 in Saunders County, NE. Limits took effect July 13, 2026.
| Area | 1 | 2 | 3 | 4 | 5 | 6 | 7 | 8 |
|---|---|---|---|---|---|---|---|---|
| Hall County, NE part of the Grand Island, NE metro area | 71,700 | 81,950 | 92,200 | 102,450 | 110,650 | 118,850 | 127,050 | 135,250 |
| Howard County, NE part of the Grand Island, NE metro area | 80,500 | 92,000 | 103,500 | 115,000 | 124,200 | 133,400 | 142,600 | 151,800 |
| Merrick County, NE part of the Grand Island, NE metro area | 77,700 | 88,800 | 99,900 | 111,000 | 119,900 | 128,750 | 137,650 | 146,500 |
| Lincoln, NE metro area | 86,550 | 98,900 | 111,300 | 123,650 | 133,550 | 143,450 | 153,350 | 163,200 |
| Seward County, NE part of the Lincoln, NE metro area | 91,950 | 105,100 | 118,200 | 131,350 | 141,850 | 152,350 | 162,850 | 173,400 |
| Omaha-Council Bluffs, NE-IA part of the Omaha, NE-IA metro area | 91,750 | 104,900 | 118,000 | 131,100 | 141,600 | 152,100 | 162,550 | 173,050 |
| Saunders County, NE part of the Omaha, NE-IA metro area | 95,150 | 108,750 | 122,350 | 135,950 | 146,850 | 157,700 | 168,600 | 179,450 |
| Sioux City, IA-NE-SD metro area | 78,800 | 90,100 | 101,350 | 112,600 | 121,600 | 130,600 | 139,600 | 148,650 |
| Adams County, NE | 76,550 | 87,500 | 98,400 | 109,350 | 118,100 | 126,850 | 135,600 | 144,350 |
| Antelope County, NE | 68,900 | 78,750 | 88,600 | 98,450 | 106,350 | 114,200 | 122,100 | 129,950 |
| Arthur County, NE | 91,550 | 104,600 | 117,700 | 130,750 | 141,200 | 151,650 | 162,150 | 172,600 |
| Banner County, NE | 78,900 | 90,200 | 101,400 | 112,750 | 121,800 | 130,800 | 139,800 | 148,800 |
| Blaine County, NE | 55,300 | 63,200 | 71,100 | 79,000 | 85,300 | 91,650 | 97,950 | 104,300 |
| Boone County, NE | 80,700 | 92,200 | 103,750 | 115,250 | 124,450 | 133,700 | 142,900 | 152,150 |
| Box Butte County, NE | 73,000 | 83,450 | 93,850 | 104,300 | 112,650 | 121,000 | 129,350 | 137,700 |
| Boyd County, NE | 81,500 | 93,100 | 104,750 | 116,400 | 125,700 | 135,000 | 144,350 | 153,650 |
| Brown County, NE | 61,200 | 69,900 | 78,650 | 87,400 | 94,400 | 101,400 | 108,400 | 115,350 |
| Buffalo County, NE | 85,150 | 97,300 | 109,500 | 121,650 | 131,400 | 141,100 | 150,850 | 160,600 |
| Burt County, NE | 69,300 | 79,200 | 89,100 | 99,000 | 106,900 | 114,850 | 122,750 | 130,700 |
| Butler County, NE | 88,550 | 101,200 | 113,850 | 126,500 | 136,600 | 146,750 | 156,850 | 167,000 |
| Cedar County, NE | 84,200 | 96,250 | 108,250 | 120,300 | 129,900 | 139,550 | 149,150 | 158,800 |
| Chase County, NE | 75,450 | 86,200 | 97,000 | 107,800 | 116,400 | 125,050 | 133,650 | 142,250 |
| Cherry County, NE | 65,150 | 74,400 | 83,750 | 93,050 | 100,450 | 107,950 | 115,400 | 122,800 |
| Cheyenne County, NE | 68,200 | 77,900 | 87,650 | 97,400 | 105,200 | 113,000 | 120,800 | 128,550 |
| Clay County, NE | 78,250 | 89,450 | 100,600 | 111,800 | 120,750 | 129,700 | 138,650 | 147,600 |
| Colfax County, NE | 70,050 | 80,050 | 90,050 | 100,050 | 108,050 | 116,050 | 124,050 | 132,050 |
| Cuming County, NE | 79,050 | 90,350 | 101,650 | 112,950 | 122,000 | 131,000 | 140,050 | 149,100 |
| Custer County, NE | 69,000 | 78,850 | 88,700 | 98,550 | 106,450 | 114,300 | 122,200 | 130,100 |
| Dawes County, NE | 72,300 | 82,650 | 93,000 | 103,300 | 111,550 | 119,900 | 128,150 | 136,400 |
| Dawson County, NE | 71,600 | 81,800 | 92,050 | 102,250 | 110,450 | 118,600 | 126,800 | 134,950 |
| Deuel County, NE | 72,950 | 83,350 | 93,800 | 104,200 | 112,550 | 120,850 | 129,250 | 137,550 |
| Dixon County, NE | 79,850 | 91,300 | 102,700 | 114,100 | 123,250 | 132,350 | 141,500 | 150,600 |
| Dodge County, NE | 78,500 | 89,700 | 100,950 | 112,150 | 121,100 | 130,100 | 139,050 | 148,050 |
| Dundy County, NE | 78,700 | 89,950 | 101,200 | 112,450 | 121,450 | 130,450 | 139,450 | 148,450 |
| Fillmore County, NE | 86,850 | 99,300 | 111,700 | 124,100 | 134,050 | 143,950 | 153,900 | 163,800 |
| Franklin County, NE | 70,350 | 80,400 | 90,450 | 100,500 | 108,550 | 116,600 | 124,600 | 132,650 |
| Frontier County, NE | 68,900 | 78,750 | 88,600 | 98,450 | 106,300 | 114,200 | 122,100 | 129,950 |
| Furnas County, NE | 70,300 | 80,300 | 90,350 | 100,400 | 108,450 | 116,450 | 124,500 | 132,550 |
| Gage County, NE | 78,600 | 89,800 | 101,050 | 112,250 | 121,250 | 130,200 | 139,200 | 148,150 |
| Garden County, NE | 55,000 | 62,850 | 70,700 | 78,550 | 84,850 | 91,100 | 97,400 | 103,700 |
| Garfield County, NE | 67,400 | 77,000 | 86,650 | 96,250 | 103,950 | 111,650 | 119,350 | 127,050 |
| Gosper County, NE | 75,900 | 86,750 | 97,600 | 108,450 | 117,150 | 125,800 | 134,500 | 143,150 |
| Grant County, NE | 74,000 | 84,700 | 95,250 | 105,800 | 114,250 | 122,750 | 131,200 | 139,700 |
| Greeley County, NE | 73,800 | 84,350 | 94,900 | 105,450 | 113,900 | 122,300 | 130,750 | 139,200 |
| Hamilton County, NE | 91,300 | 104,300 | 117,350 | 130,400 | 140,850 | 151,250 | 161,700 | 172,150 |
| Harlan County, NE | 85,650 | 97,900 | 110,100 | 122,350 | 132,150 | 141,950 | 151,700 | 161,500 |
| Hayes County, NE | 71,350 | 81,500 | 91,700 | 101,900 | 110,050 | 118,200 | 126,350 | 134,500 |
| Hitchcock County, NE | 60,000 | 68,550 | 77,150 | 85,700 | 92,550 | 99,400 | 106,250 | 113,100 |
| Holt County, NE | 70,450 | 80,500 | 90,600 | 100,650 | 108,700 | 116,750 | 124,800 | 132,850 |
| Hooker County, NE | 84,050 | 96,050 | 108,100 | 120,100 | 129,800 | 139,400 | 149,050 | 158,600 |
| Jefferson County, NE | 66,000 | 75,450 | 84,850 | 94,300 | 101,850 | 109,350 | 116,900 | 124,500 |
| Johnson County, NE | 68,050 | 77,750 | 87,500 | 97,200 | 105,000 | 112,750 | 120,550 | 128,300 |
| Kearney County, NE | 81,700 | 93,350 | 105,000 | 116,700 | 126,050 | 135,350 | 144,700 | 154,050 |
| Keith County, NE | 67,700 | 77,350 | 87,050 | 96,700 | 104,450 | 112,150 | 119,900 | 127,650 |
| Keya Paha County, NE | 62,950 | 71,950 | 80,950 | 89,950 | 97,150 | 104,350 | 111,550 | 118,750 |
| Kimball County, NE | 62,850 | 71,850 | 80,800 | 89,800 | 97,000 | 104,150 | 111,350 | 118,550 |
| Knox County, NE | 72,850 | 83,300 | 93,700 | 104,100 | 112,450 | 120,750 | 129,100 | 137,400 |
| Lincoln County, NE | 73,000 | 83,450 | 93,850 | 104,300 | 112,650 | 121,000 | 129,350 | 137,700 |
| Logan County, NE | 76,150 | 87,050 | 97,900 | 108,800 | 117,500 | 126,200 | 134,900 | 143,600 |
| Loup County, NE | 69,050 | 78,900 | 88,800 | 98,650 | 106,550 | 114,450 | 122,350 | 130,200 |
| Madison County, NE | 74,050 | 84,650 | 95,200 | 105,800 | 114,250 | 122,750 | 131,200 | 139,650 |
| McPherson County, NE | 59,750 | 68,300 | 76,800 | 85,350 | 92,200 | 99,000 | 105,850 | 112,650 |
| Morrill County, NE | 70,350 | 80,400 | 90,450 | 100,500 | 108,550 | 116,600 | 124,600 | 132,650 |
| Nance County, NE | 74,550 | 85,200 | 95,850 | 106,500 | 115,000 | 123,550 | 132,050 | 140,600 |
| Nemaha County, NE | 75,450 | 86,200 | 97,000 | 107,800 | 116,400 | 125,050 | 133,650 | 142,250 |
| Nuckolls County, NE | 75,750 | 86,550 | 97,400 | 108,200 | 116,850 | 125,500 | 134,150 | 142,800 |
| Otoe County, NE | 92,500 | 105,700 | 118,950 | 132,150 | 142,700 | 153,300 | 163,850 | 174,450 |
| Pawnee County, NE | 67,150 | 76,700 | 86,300 | 95,900 | 103,550 | 111,250 | 118,900 | 126,600 |
| Perkins County, NE | 74,050 | 84,650 | 95,200 | 105,800 | 114,250 | 122,750 | 131,200 | 139,650 |
| Phelps County, NE | 82,850 | 94,700 | 106,500 | 118,350 | 127,800 | 137,300 | 146,750 | 156,200 |
| Pierce County, NE | 73,650 | 84,200 | 94,700 | 105,200 | 113,650 | 122,050 | 130,450 | 138,900 |
| Platte County, NE | 80,550 | 92,100 | 103,600 | 115,100 | 124,300 | 133,500 | 142,700 | 151,950 |
| Polk County, NE | 79,400 | 90,750 | 102,050 | 113,400 | 122,500 | 131,550 | 140,600 | 149,750 |
| Red Willow County, NE | 78,100 | 89,250 | 100,400 | 111,550 | 120,450 | 129,400 | 138,300 | 147,250 |
| Richardson County, NE | 69,650 | 79,600 | 89,550 | 99,500 | 107,450 | 115,400 | 123,400 | 131,350 |
| Rock County, NE | 61,900 | 70,750 | 79,600 | 88,450 | 95,550 | 102,600 | 109,700 | 116,750 |
| Saline County, NE | 76,950 | 87,950 | 98,950 | 109,950 | 118,750 | 127,550 | 136,350 | 145,150 |
| Scotts Bluff County, NE | 73,200 | 83,650 | 94,100 | 104,550 | 112,900 | 121,300 | 129,650 | 138,000 |
| Sheridan County, NE | 63,200 | 72,250 | 81,250 | 90,300 | 97,500 | 104,750 | 111,950 | 119,200 |
| Sherman County, NE | 64,600 | 73,800 | 83,050 | 92,250 | 99,650 | 107,000 | 114,400 | 121,750 |
| Sioux County, NE | 60,550 | 69,150 | 77,800 | 86,450 | 93,350 | 100,300 | 107,250 | 114,150 |
| Stanton County, NE | 81,000 | 92,550 | 104,150 | 115,700 | 124,950 | 134,200 | 143,450 | 152,700 |
| Thayer County, NE | 72,400 | 82,700 | 93,050 | 103,400 | 111,650 | 119,950 | 128,200 | 136,500 |
| Thomas County, NE | 68,100 | 77,850 | 87,550 | 97,300 | 105,100 | 112,850 | 120,650 | 128,450 |
| Thurston County, NE | 62,150 | 71,050 | 79,900 | 88,800 | 95,900 | 103,000 | 110,100 | 117,200 |
| Valley County, NE | 73,200 | 83,650 | 94,100 | 104,550 | 112,900 | 121,300 | 129,650 | 138,000 |
| Wayne County, NE | 72,650 | 83,000 | 93,400 | 103,750 | 112,050 | 120,350 | 128,650 | 136,950 |
| Webster County, NE | 68,050 | 77,750 | 87,500 | 97,200 | 105,000 | 112,750 | 120,550 | 128,300 |
| Wheeler County, NE | 71,400 | 81,600 | 91,800 | 102,000 | 110,150 | 118,300 | 126,500 | 134,650 |
| York County, NE | 79,450 | 90,800 | 102,150 | 113,500 | 122,600 | 131,650 | 140,750 | 149,800 |
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 Hall County, NE: the four-person limit is $102,450, so the per-unit cap for a unit sized for four people is $2,561 a month including utilities. The project-average cap uses 100% of median instead of 115%, roughly $2,227 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 90 Nebraska areas and every other state in one file: 538 income limits download.