Beaver County, Oklahoma Income Limits for 2026
HUD sets the area median income for Beaver County at $76,900 for a family of four in fiscal year 2026 (Beaver County, OK). A four-person household counts as low income below $61,500 (HUD's 80% tier), very low income below $38,450 and extremely low income below $33,000. These are the lines most down payment assistance and affordable mortgage programs use.
2026 income limits by household size
| Household | Low income (80%) | Very low (50%) | Extremely low (30%) |
|---|---|---|---|
| 1 person | $43,050 | $26,950 | $16,150 |
| 2 people | $49,200 | $30,800 | $21,640 |
| 3 people | $55,350 | $34,650 | $27,320 |
| 4 people | $61,500 | $38,450 | $33,000 |
| 5 people | $66,450 | $41,550 | $38,680 |
| 6 people | $71,350 | $44,650 | $44,360 |
| 7 people | $76,300 | $47,700 | $47,700 |
| 8 people | $81,200 | $50,800 | $50,800 |
HUD FY 2026 income limits, effective for the fiscal year beginning October 1, 2025 and used by programs through the 2026 buying season. The percentages are of the $76,900 area median family income, adjusted by HUD for household size, high housing costs and statutory floors.
Common program thresholds
| Threshold | Family of 4 | Who uses it |
|---|---|---|
| 80% of AMI | $61,500 | HomeReady, Home Possible, many local down payment programs |
| 100% of AMI | $76,900 | Some state housing finance agency loans |
| 120% of AMI | $92,300 | Workforce and "moderate income" programs |
| 140% of AMI | $107,650 | Some state bond loan and MCC programs in high-cost areas |
The 100% to 140% rows are straight multiples of the median for comparison; each program publishes its own limit, which may follow a different base figure.
Frequently asked questions
What is the area median income (AMI) in Beaver County?
$76,900 for a family of four in fiscal year 2026, per HUD's income limits for the Beaver County, OK area. That is rank 41 of 77 Oklahoma counties.
What counts as low income in Beaver County?
HUD's low-income limit (80% of area median) is $43,050 for one person, $49,200 for two, $55,350 for three and $61,500 for four. Very low income (50%) is $38,450 for four; extremely low income (30%) is $33,000.
Why do income limits matter to a home buyer?
Most down payment assistance, mortgage credit certificates and state first-time buyer programs cap eligibility at a share of area median income, usually 80% to 120% or 140% of AMI. Fannie Mae's HomeReady and Freddie Mac's Home Possible loans cap at 80% of AMI in most areas. Check the program's own limit; each one sets its own multiple and household-size rule.
Is 80% of AMI the same as HUD's low-income limit?
Not always. HUD adjusts the published limits for high housing costs, statutory caps and floors, so the low-income limit can differ from a straight 80% of the median. Programs that say "80% of AMI" usually mean the HUD limit in this table, but some compute their own figure.
Sources
Figures are computed from the documents above and rounded to the dollar. All sources.
Income limits in every Oklahoma county → Oklahoma first-time buyer programs → Beaver County home buyer guide →
General information, not lending advice. Program eligibility is set by each program; confirm the limit that applies to you.
Beaver County overview