Beware of Section 8 scams. The CDA announces any Section 8 reopening on its own website, and says notices from anyone else are likely scams.(CDA)
HUD Income Limits for the Madison Area, FY2026
Most programs use HUD's income limits for the Madison, WI HUD Metro FMR Area, which for FY2026 is Dane County. The FY2026 limits took effect May 1, 2026, and the area median family income is $135,300.(HUD)(HUD FY2026 table)
| People | 1 | 2 | 3 | 4 | 5 | 6 | 7 | 8 |
|---|---|---|---|---|---|---|---|---|
| Extremely low (30%) | $28,450 | $32,500 | $36,550 | $40,600 | $43,850 | $47,100 | $50,350 | $55,720 |
| Very low (50%) | $47,400 | $54,150 | $60,900 | $67,650 | $73,100 | $78,500 | $83,900 | $89,300 |
| Tax credit (60%)(HUD MTSP) | $56,880 | $64,980 | $73,080 | $81,180 | $87,720 | $94,200 | $100,680 | $107,160 |
| Low (80%) | $74,800 | $85,450 | $96,150 | $106,800 | $115,350 | $123,900 | $132,450 | $141,000 |
- Vouchers generally need very low income, at or under 50% of median.(24 CFR 5.603) At least 75% of new voucher families each year must be extremely low income.(24 CFR 982.201) The CDA's published limits match the 50% row for Section 8 and the 80% row for public housing.(CDA)
- Tax-credit apartments use HUD's separate tax-credit (MTSP) limits, which in Madison match the 50% row and add the 60% row above.(HUD)
- The same limits apply everywhere in Dane County, since HUD treats the county as one area.(HUD)
What's Open Now
As of October 10, 2026:
| Program | Who it's for | Status | How to apply |
|---|---|---|---|
| CDA public housing | Up to 80% of median; rent about 30% of income | Open: family 2–5 BR, 62+/disabled 0–1 BR, Parkside, wheelchair-accessible units(CDA portal) | Online at madisoncda.myhousing.com |
| CDA Section 8 vouchers | Up to 50% of median | Closed since April 2, 2023(CDA) | Watch the CDA's site |
| DCHA vouchers (outside Madison) | Up to 50% of median | Closed, no opening planned(DCHA) | Watch dcha.net |
| Senior and disability apartments listed by DCHA | 62+ or disabled | Open(DCHA) | 608-575-4130 or 608-401-1155 |
| WHEDA vouchers | Statewide program | All tenant-based lists closed since April 8, 2025(WHEDA) | None open |
| Tax-credit apartments | Mostly up to 50% or 60% of median | Each building runs its own list | WIHousingSearch.org(WHEDA) |
Madison: the CDA
The Community Development Authority of the City of Madison is the city's housing authority. It owns and runs 742 public housing units and 115 other income-restricted units: apartment buildings, townhouses, duplexes, single-family homes and barrier-free units around the city.(CDA) It also runs Madison's Section 8 program, with 2,160 vouchers in use.(CDA)
- Applying. Applications are online only, at madisoncda.myhousing.com. If a disability keeps you from applying online, ask for an accommodation at 608-267-8644.(CDA) The CDA notifies you by mail when you reach the top of the list, so keep your address current.(CDA) The Beacon, Joining Forces for Families, Newbridge and DAIS help with applications.(CDA)
- Who can apply. You don't need to live in Madison now, but Madison residents get preference. The CDA runs criminal background, reference and credit checks.(CDA)
- Preferences include living in Madison or Dane County, a child under 18 at home, or a head of household or spouse who is 62+ or disabled. Section 8 also gives preference to domestic violence survivors and people displaced by a federally declared disaster in the past 6 months.(CDA)
- Wait times, as the CDA estimates them with a preference: 6 to 12 months for 1 bedroom, 1 to 2 years for 2 bedrooms, 2 to 3 years for 3 or more. Without a preference, 1- and 2-bedroom waits are indefinite.(CDA)
- Other buildings. The CDA also lists privately run income-restricted buildings, many built with tax credits, and buildings with project-based vouchers. Each takes its own applications.(CDA)
- Office: 215 Martin Luther King Jr Blvd, Suite 161. 608-266-4675, housing@cityofmadison.com. Monday to Thursday, 8:00 to 4:30.(CDA)
Outside Madison: Dane County Housing Authority
DCHA covers all of Dane County except the City of Madison.(DCHA)
- Vouchers: the regular list and the combined project-based voucher list are closed, with no opening planned after the August 2023 lottery.(DCHA)
- Referral-only vouchers: Family Unification vouchers come through Dane County Human Services, VASH vouchers for veterans through the VA, and units for people now homeless through the Housing Priority List.(DCHA)
- Income-based apartments: HUD public housing, HUD multifamily and USDA Rural Development units where tenants pay 30% of income for rent and utilities. Wisconsin Management runs the lists: (608) 258-2080.(DCHA) DCHA also owns units in Sun Prairie, Mount Horeb, Marshall, Black Earth, Belleville and Mazomanie, with lists run by Wisconsin Management.(DCHA)
- Open lists for people 62+ or with a disability: Summerhill, Yahara Village and Park Verona (608-575-4130), and Valley View Apartments in Cross Plains (608-401-1155).(DCHA)
- Preferences include living, working or studying in Dane County, families with a minor child, elderly or disabled households, paying over half of income in rent for 90 days or more, homelessness, and domestic abuse.(DCHA)
- DCHA contacts applicants by mail only.(DCHA) Office: 2917 International Lane #201, Madison. (608) 224-3636, info@dcha.net.(DCHA)
How Vouchers Work
- A Housing Choice Voucher (Section 8) pays part of the rent on a private home you choose, with the subsidy paid to the landlord.(HUD)
- Your share is usually 30% of adjusted monthly income, and can be up to 40% if you choose a unit that costs more than the agency's payment standard.(HUD)
- Once you get a voucher you have 60 to 120 days to find a unit, as the agency sets, and can ask for more time.(HUD)
- Vouchers can move with you anywhere in the country. If you didn't live in the agency's area when you applied, it can require you to rent there for the first 12 months.(HUD)
- HUD suggests getting on more than one waiting list.(HUD) Project-based vouchers stay with the unit, so you apply to the building.(HUD)
Tax-Credit Apartments
The federal low-income housing tax credit (Wisconsin's Housing Tax Credit program, monitored by WHEDA) funds many of the newer income-restricted buildings.(WHEDA compliance manual) Madison completed 2,395 income- and rent-restricted homes from 2015 to 2024, and city-funded buildings must stay affordable for at least 40 years.(City of Madison)
- Income: owners set aside at least 20% of units for households at or under 50% of median, or 40% at or under 60%, or use income averaging, where units range from 20% to 80% and average 60%.(WHEDA)
- Rent: capped at 30% of the unit's income limit, including tenant-paid utilities. It doesn't drop with your income, so it can still be hard to afford at very low incomes.(WHEDA)
- Vouchers: owners can't refuse you only because you have a Section 8 voucher.(WHEDA)
- Rent increases: since January 1, 2026, existing residents get 90 days' notice of an annual increase over 5%.(WHEDA)
- Finding one: WIHousingSearch.org is a free search run by WHEDA and the state, with a call center at 1-877-428-8844.(WHEDA) Madison points renters to Housing Navigation Services and Urban Triage for current vacancies.(City of Madison) The Homeless Services Consortium posts both lists, plus a list of subsidized and public housing in Dane County.(Homeless Services Consortium)
Rent and Eviction Help
- Facing eviction? The Eviction Diversion and Defense Partnership, through the Tenant Resource Center, helps Dane County households at or under 50% of median with an eviction filing or at risk of one: legal referrals, mediation, court navigation and case management. It lists money for rent as extremely limited.(EDDP)
- Families with children in a crisis can apply for Wisconsin Emergency Assistance once every 12 months, with income at or under 115% of the federal poverty level. It pays $1,200 for a group of 2 to 5. Apply through ACCESS or your W-2 agency, 855-757-4539.(DCF)
- Pandemic programs have ended. Wisconsin Emergency Rental Assistance (WERA) no longer takes applications.(Wisconsin DOA)
- 211 refers callers to local housing and utility help: dial 211 or 877-947-2211.(211 Wisconsin)
If you rent, you may also get money back at tax time: see the homestead credit estimator. For your rights as a tenant, see renting in Wisconsin and the eviction process.
Buying a Home
- Home-Buy the American Dream lends up to $35,000 to low- to moderate-income first-time buyers of a house, condo or half of a duplex in the City of Madison. Your lender applies.(City of Madison)
- WHEDA offers Advantage first mortgages with income limits, Easy Close down payment loans from $1,000 up to 6% of the price, and Capital Access, a $7,500 down payment loan with no monthly payment that reopened January 15, 2026 with limited funding.(WHEDA)
- Already own in Madison? The city funds home repair for income-eligible homeowners through Project Home, 608-246-3737 ext. 2200.(City of Madison) See also home repair help and income-qualified energy rebates.
Questions
How do I get low income housing in Madison?
Apply to the CDA's public housing waiting lists online at madisoncda.myhousing.com, which are open now, and check tax-credit buildings, which take their own applications. The CDA's Section 8 voucher list has been closed since April 2023. Outside Madison, the Dane County Housing Authority's voucher list is also closed, but several senior and disability lists are open.
What is the income limit for low income housing in Dane County?
It depends on the program and your household size. For FY2026, HUD's limit for a family of 4 in the Madison area is $67,650 for vouchers (50% of median) and $106,800 for public housing (80%). Tax-credit apartments mostly use 50% or 60% of median: $81,180 for 4 people at 60%.
Is the Section 8 waiting list open in Madison?
No. The CDA's Section 8 lottery closed April 2, 2023, and the Dane County Housing Authority has no opening planned after its August 2023 lottery. The CDA says it will announce a reopening on its own website, and that notices from anyone else are likely scams.
How long is the wait for public housing in Madison?
The CDA estimates 6 to 12 months for a 1-bedroom, 1 to 2 years for 2 bedrooms and 2 to 3 years for 3 or more bedrooms, if you have a preference such as living in Madison or Dane County. Without one, the 1- and 2-bedroom waits are listed as indefinite.
What is the CDA in Madison?
The Community Development Authority of the City of Madison is the city's housing authority. It owns and runs 742 public housing units and 115 other income-restricted units, and runs the city's Section 8 voucher program, with 2,160 vouchers in use.