MSA Income Limits: What Counts In Hendricks County

Confused why your income is compared to the Indianapolis area when you live in Avon? You are not alone. Many buyers and renters discover that eligibility for housing programs in Hendricks County is tied to a larger metro area, not just the county. In this guide, you will see what counts for income limits, why the Indianapolis metro is used, where to find the official numbers, and what it means for your next move in Avon. Let’s dive in.

What MSA income limits mean

When you see “income limits,” you are looking at thresholds that determine whether you qualify for certain housing programs. These limits come from HUD’s Area Median Income framework, often called AMI. HUD publishes a median family income for each area, and programs use that baseline to set eligibility.

You will usually see income categories listed as percentages of AMI. The common HUD definitions are:

• Extremely Low Income (ELI): 30% of AMI
• Very Low Income (VLI): 50% of AMI
• Low Income: 80% of AMI
• Median or Moderate Income: 100% of AMI

These categories appear in tables by household size. Programs compare your household’s income to the threshold for your household size. The tables are not rent limits by themselves, but many programs pair them with rules about rent, tenant share, or priority groups.

Why Avon uses the Indianapolis MSA

Avon is inside Hendricks County, and Hendricks County is part of the Indianapolis–Carmel–Anderson Metropolitan Statistical Area. For HUD programs that use metro income limits, this means you should use the Indianapolis–Carmel–Anderson, IN area tables. In practice, that puts households in Avon on the same baseline as other counties inside the metro area.

This matters because the AMI used for Hendricks County will match the metro’s AMI, not a county-only figure. If you used an unrelated county table, your eligibility thresholds could be off. When you look up limits, check the area name exactly as published for the year you need, since naming can vary slightly across HUD tools.

Where to find official limits

HUD publishes the official income limits each year. You can use three primary sources to verify the right figures for your situation:

• HUD’s Income Limits tables via HUD User. This is the authoritative dataset for the annual limits.
• HUD Exchange and program pages. These explain how specific programs apply income limits.
• Indiana Housing and Community Development Authority (IHCDA). State programs often reference HUD AMIs and outline any program-specific adjustments.

Local Public Housing Authorities can also confirm which limits apply to vouchers or public housing where you live.

Step-by-step: look up the right table

1. Go to HUD’s Income Limits tool or dataset.
2. Select the program year you need. HUD updates annually.
3. Choose State = Indiana.
4. For Area, select “Indianapolis–Carmel–Anderson, IN.” If the tool shows counties, confirm that Hendricks County is included in this metro selection.
5. Find your household size column. Review the 30%, 50%, 80%, and 100% thresholds.
6. Confirm any program-specific rules. Some programs use only certain categories or apply adjustments.

What to double-check before applying

• The year of the table. Make sure it matches the program year.
• The exact geography name. You want the Indianapolis–Carmel–Anderson area that includes Hendricks County.
• The household size column. Use the column that matches your household or the assisted unit.
• Any notes or exceptions. Certain areas can have special adjustments or program notes.

How programs use these limits

Many programs use HUD income limits to define eligibility or targeting. If you are applying for assistance or weighing a rent-restricted property, you will likely see one of these categories.

Programs that typically use HUD MSA income limits include:

• Housing Choice Voucher (Section 8) and Public Housing through your local PHA
• HOME Investment Partnerships Program (HOME)
• Community Development Block Grant (CDBG)
• Low-Income Housing Tax Credit (LIHTC) properties, often via state adoption of HUD AMIs
• HUD multifamily rental programs and certain senior or disability-focused programs

Some programs use different definitions or geographies:

• USDA Rural Development programs use rural area definitions and may publish county-level or service-area limits that differ from the HUD MSA approach.
• State or local programs may adopt HUD AMIs or apply their own calculations. Always confirm the rules for the program you are using.

Practical implications for Avon residents

If you live in Avon, and the program you are applying for uses HUD MSA limits, your eligibility will be compared to the Indianapolis–Carmel–Anderson MSA AMI for your household size. That remains true whether you are renting in a property that uses income targeting or applying for assistance administered by a local agency.

Household size is key. A three-person household has different thresholds than a five-person household. Make sure you are using the correct column for your household size.

Timing matters. HUD updates limits annually. A program may require the current year’s table or a specific year based on its funding cycle. Read the program’s instructions closely.

Finally, check whether the program bases eligibility on the location of the property or the household’s residence. Some project-based programs are tied to the property’s location, while others evaluate the household.

Simple scenarios to make it clear

• You live in Avon and want to apply for a rental community that serves households at 60 percent of AMI. Even though you are in Hendricks County, the property will likely reference the Indianapolis–Carmel–Anderson income limits for the correct household size.
• You are comparing two programs. One uses HUD’s 80 percent of AMI limit, the other uses a state-defined threshold. You will look up the Indianapolis–Carmel–Anderson table for the HUD-based program, then follow the state’s instructions for the other.
• You are applying later in the year when new HUD limits have posted. Use the program year listed on the application materials, then verify the correct table year on HUD’s site.

Common mistakes to avoid

• Using a county-only table that does not apply to a metro program. In Avon, metro-based HUD programs use the Indianapolis–Carmel–Anderson MSA limits.
• Picking the wrong household size column. Always match the table to your household or the assisted unit.
• Mixing program years. The limits change annually, and some programs specify which year to use.
• Assuming all programs use the same definitions. USDA, state, or local programs can use different geographies or calculations.

Quick checklist you can save

• Confirm the program uses HUD income limits.
• Select the Indianapolis–Carmel–Anderson, IN area.
• Choose the correct household size column.
• Verify the program year matches the table year.
• Review any program-specific notes or adjustments.
• Ask the administering agency or local PHA to confirm if anything is unclear.

Need local guidance for your next move?

Understanding income limits is one part of planning your housing path in Hendricks County. If you are weighing affordability programs, rent-restricted options, or buying a home with a clear budget, you deserve local, practical advice. MakeIndyHome can help you align your goals with the right neighborhoods and connect you with trusted lenders and resources. Get your free home valuation and a plan that fits your next step.

FAQs

Which income table should Avon residents use for HUD programs?

• For HUD programs that use metro limits, use the Indianapolis–Carmel–Anderson, IN area income limits that include Hendricks County.

How do I read 80 percent of AMI for my household?

• Find the Indianapolis–Carmel–Anderson table for the correct year, locate your household size column, and read the 80 percent row that matches your size.

Do income limits change year to year in Hendricks County?

• Yes. HUD updates income limits annually, and programs will specify which year’s table to use for eligibility.

Do vouchers in Avon use the Indianapolis MSA limits?

• Voucher programs administered by local PHAs typically reference HUD’s metro income limits, so Avon uses the Indianapolis–Carmel–Anderson area thresholds.

What if a local program mentions county-level limits instead?

• Some non-HUD programs may use county thresholds or their own calculations. Follow the program’s published guidance to be sure.

Who can confirm the limits for my application?

• Check HUD’s Income Limits tables for the official numbers, then confirm with the administering agency, IHCDA, or your local Public Housing Authority if you have questions.