What Is 80% AMI in Greenbrier County, West Virginia?
The Area Median Income in Greenbrier County is $71,800 for a family of four, meaning 80% AMI is $57,450 and 50% AMI is $35,900.
2025 AMI Breakdown — Greenbrier County
| AMI Tier | 1 Person | 2 Person | 3 Person | 4 Person | 5 Person | 6 Person | 7 Person | 8 Person |
|---|---|---|---|---|---|---|---|---|
| 30% AMI | $15,650 | $21,150 | $26,650 | $32,150 | $37,650 | $41,650 | $44,550 | $47,400 |
| 50% AMI | $25,150 | $28,750 | $32,350 | $35,900 | $38,800 | $41,650 | $44,550 | $47,400 |
| 60% AMI | $30,150 | $34,450 | $38,750 | $43,100 | $46,550 | $49,950 | $53,400 | $56,850 |
| 80% AMI | $40,250 | $46,000 | $51,750 | $57,450 | $62,050 | $66,650 | $71,250 | $75,850 |
| 100% AMI | $50,250 | $57,450 | $64,600 | $71,800 | $77,550 | $83,300 | $89,050 | $94,800 |
| 120% AMI | $60,300 | $68,950 | $77,550 | $86,150 | $93,050 | $99,950 | $106,850 | $113,750 |
30%, 50%, and 80% AMI figures are published directly by HUD. The 60%, 100%, and 120% AMI tiers are derived from the median income using HUD's standard household size adjustment factors. This product uses the HUD User Data API but is not endorsed or certified by HUD User.
Program Eligibility at Each AMI Threshold
$32,150
Extremely Low Income
Priority for public housing and project-based Section 8.
4-person household
$35,900
Very Low Income
Eligible for Section 8 Housing Choice Vouchers (HCV).
4-person household
$43,100
LIHTC Threshold
Maximum income for Low-Income Housing Tax Credit units.
4-person household
$57,450
Low Income
Eligible for HOME Investment Partnership grants.
4-person household
80% AMI by Household Size
How the 80% AMI limit scales from a single-person household to an 8-person household in Greenbrier County. Find where your household size lands.
How Greenbrier County Compares
Local AMI (4-person)
$71,800
Greenbrier County
Statewide AMI (4-person)
$79,300
West Virginia
National Median (2024)
$96,300
National
Greenbrier County falls below the national median — the local AMI of $71,800 is lower than the national figure of $96,300 and also below the West Virginia statewide average of $79,300. This means income limits for programs like Section 8 and LIHTC are set lower here, so households must earn less to qualify. For renters, the lower thresholds can make the difference between eligibility and exclusion from critical housing assistance.
Rent Affordability in Greenbrier County
Using the standard 30% rule — a household should spend no more than 30% of gross income on housing — here's the maximum affordable monthly rent at each AMI tier for a 4-person household.
30% AMI
$804/mo
Based on $32,150 annual income
50% AMI
$898/mo
Based on $35,900 annual income
80% AMI
$1,436/mo
Based on $57,450 annual income
The 30% Rule:HUD defines a household as "cost-burdened" when it spends more than 30% of gross income on housing costs (rent plus utilities). Households exceeding 50% are considered "severely cost-burdened." In Greenbrier County, a family of four earning exactly at 50% AMI ($35,900) should aim to keep total housing costs below $898 per month to avoid cost burden.
Who Uses This Data
Renters
"Am I eligible for affordable housing in Greenbrier County?" If your household income falls below the 50% or 80% AMI threshold shown above, you may qualify for Section 8 vouchers, LIHTC apartments, or other subsidized housing programs in the area.
Developers
"Does this market support LIHTC underwriting?" The 60% AMI limit in Greenbrier County sets the maximum tenant income for tax credit units. Higher AMI areas generally support stronger rent levels within LIHTC compliance, improving project feasibility.
Caseworkers & Planners
"What programs can my clients access?" Use the AMI breakdown for Greenbrier County to quickly determine which federal, state, and local housing programs a household qualifies for based on family size and income level.
What These Numbers Mean For You
In Greenbrier County, the 2025 Area Median Income of $71,800 falls below the national median of $96,300. This means federal housing program income limits are set lower here — a household must earn less to qualify for the same programs that serve higher-income families in costlier markets.
For renters, the lower AMI can be a double-edged sword. While qualification thresholds are more accessible (50% AMI is just $35,900 for a 4-person household), the affordable rent ceiling of $898/month at that level may more closely align with actual market rents in Greenbrier County— potentially reducing the gap between "affordable" and "available."
For developers, the lower AMI tightens the economics of LIHTC projects. The 60% AMI cap for a 4-person household in Greenbrier County is $43,100, which constrains maximum allowable rents and may require additional subsidies or creative financing to achieve feasibility. For city planners in West Virginia, the gap between Greenbrier County's AMI and the statewide average of $79,300 highlights regional economic disparities worth addressing in housing policy.