New Mexico Section 538 income limits for FY2026
A Section 538 tenant can earn up to 115% of area median income at move-in. In New Mexico that limit for a family of four runs from $63,600 in Luna County, NM to $209,900 in Los Alamos County, NM. Limits took effect July 13, 2026.
| Area | 1 | 2 | 3 | 4 | 5 | 6 | 7 | 8 |
|---|---|---|---|---|---|---|---|---|
| Albuquerque, NM metro area | 80,800 | 92,350 | 103,900 | 115,450 | 124,700 | 133,900 | 143,150 | 152,400 |
| Farmington, NM metro area | 59,550 | 68,050 | 76,550 | 85,050 | 91,900 | 98,700 | 105,500 | 112,300 |
| Las Cruces, NM metro area | 62,550 | 71,550 | 80,450 | 89,400 | 96,550 | 103,700 | 110,850 | 118,000 |
| Santa Fe, NM metro area | 88,100 | 100,700 | 113,300 | 125,850 | 135,950 | 146,000 | 156,050 | 166,150 |
| Catron County, NM | 56,550 | 64,600 | 72,700 | 80,750 | 87,200 | 93,650 | 100,150 | 106,600 |
| Chaves County, NM | 53,050 | 60,650 | 68,200 | 75,800 | 81,850 | 87,950 | 94,000 | 100,050 |
| Cibola County, NM | 55,800 | 63,750 | 71,750 | 79,700 | 86,100 | 92,450 | 98,850 | 105,200 |
| Colfax County, NM | 56,600 | 64,700 | 72,750 | 80,850 | 87,300 | 93,800 | 100,250 | 106,700 |
| Curry County, NM | 63,600 | 72,700 | 81,750 | 90,850 | 98,100 | 105,400 | 112,650 | 119,900 |
| De Baca County, NM | 72,050 | 82,350 | 92,650 | 102,950 | 111,200 | 119,400 | 127,650 | 135,900 |
| Eddy County, NM | 84,750 | 96,900 | 109,000 | 121,100 | 130,800 | 140,500 | 150,150 | 159,850 |
| Grant County, NM | 63,200 | 72,250 | 81,300 | 90,300 | 97,500 | 104,800 | 112,000 | 119,200 |
| Guadalupe County, NM | 48,700 | 55,700 | 62,650 | 69,600 | 75,150 | 80,750 | 86,300 | 91,850 |
| Harding County, NM | 65,550 | 74,950 | 84,300 | 93,700 | 101,250 | 108,700 | 116,250 | 123,750 |
| Hidalgo County, NM | 57,350 | 65,500 | 73,700 | 81,900 | 88,450 | 95,000 | 101,550 | 108,100 |
| Lea County, NM | 69,350 | 79,250 | 89,200 | 99,100 | 107,000 | 114,950 | 122,850 | 130,800 |
| Lincoln County, NM | 59,850 | 68,400 | 76,950 | 85,500 | 92,350 | 99,200 | 106,050 | 112,850 |
| Los Alamos County, NM | 146,950 | 167,900 | 188,900 | 209,900 | 226,700 | 243,500 | 260,300 | 277,050 |
| Luna County, NM | 44,500 | 50,900 | 57,250 | 63,600 | 68,700 | 73,800 | 78,850 | 83,950 |
| McKinley County, NM | 45,400 | 51,900 | 58,350 | 64,850 | 70,050 | 75,250 | 80,400 | 85,600 |
| Mora County, NM | 46,450 | 53,100 | 59,700 | 66,350 | 71,650 | 76,950 | 82,250 | 87,600 |
| Otero County, NM | 61,350 | 70,100 | 78,900 | 87,650 | 94,700 | 101,650 | 108,700 | 115,700 |
| Quay County, NM | 48,600 | 55,550 | 62,500 | 69,450 | 75,000 | 80,550 | 86,100 | 91,650 |
| Rio Arriba County, NM | 60,300 | 68,900 | 77,550 | 86,150 | 93,050 | 99,950 | 106,850 | 113,700 |
| Roosevelt County, NM | 58,750 | 67,150 | 75,550 | 83,950 | 90,650 | 97,400 | 104,100 | 110,800 |
| San Miguel County, NM | 54,650 | 62,450 | 70,250 | 78,100 | 84,300 | 90,550 | 96,800 | 103,050 |
| Sierra County, NM | 55,100 | 62,950 | 70,800 | 78,700 | 84,950 | 91,300 | 97,550 | 103,850 |
| Socorro County, NM | 49,750 | 56,900 | 64,000 | 71,100 | 76,750 | 82,450 | 88,100 | 93,850 |
| Taos County, NM | 65,300 | 74,650 | 83,950 | 93,300 | 100,800 | 108,200 | 115,700 | 123,200 |
| Union County, NM | 53,400 | 60,950 | 68,600 | 76,250 | 82,350 | 88,400 | 94,600 | 100,650 |
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 Albuquerque, NM: the four-person limit is $115,450, so the per-unit cap for a unit sized for four people is $2,886 a month including utilities. The project-average cap uses 100% of median instead of 115%, roughly $2,509 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 30 New Mexico areas and every other state in one file: 538 income limits download.