U.S. Virgin Islands Section 538 income limits for FY2026
A Section 538 tenant can earn up to 115% of area median income at move-in. In U.S. Virgin Islands that limit for a family of four runs from $76,600 in St. Croix Island, VI to $93,750 in St. John Island, VI. Limits took effect July 13, 2026.
| Area | 1 | 2 | 3 | 4 | 5 | 6 | 7 | 8 |
|---|---|---|---|---|---|---|---|---|
| St. Croix Island, VI | 53,600 | 61,300 | 68,950 | 76,600 | 82,750 | 88,850 | 95,000 | 101,100 |
| St. John Island, VI | 65,650 | 75,000 | 84,400 | 93,750 | 101,250 | 108,750 | 116,250 | 123,750 |
| St. Thomas Island, VI | 56,050 | 64,050 | 72,050 | 80,050 | 86,450 | 92,850 | 99,250 | 105,650 |
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 St. Croix Island, VI: the four-person limit is $76,600, so the per-unit cap for a unit sized for four people is $1,915 a month including utilities. The project-average cap uses 100% of median instead of 115%, roughly $1,665 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 3 U.S. Virgin Islands areas and every other state in one file: 538 income limits download.