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With increased 2017 AMI, income ceiling rises for remaining middle-income units

It might be a little easier to find households who meet the income requirements for the remaining middle-income units at 461 Dean and 535 Carlton, since the maximum acceptable income has risen, associated with the annual rise of Area Median Income (AMI).

The minimum income in each "band" has remained the same from 2016 and the rents remain the same, but the maximum, set at 160% and 165% of AMI, respectively, has followed the rise in AMI from $90,600 (at 100% of AMI, for a family of four) in 2016 to $95,400 in 2017.

(The rents in the upper middle-income band are set slightly below the maximum income, at 150% and 160% of AMI, respectively.)

Indeed, the AMI rise from 2015's $86,300 to the current $95,400 represents a 10.5% increase in two years, which surely outstrips the stagnated incomes of the city's poor. (That's partly because AMI, due to a quirk of history, involves wealthy suburban counties, according to City Limits.)
Column at far right omits rents at 165% of AMI

The overall rise in AMI, in fact, suggests that low-income households will find it ever-harder to afford units in projects like Atlantic Yards/Pacific Park even if they win a lottery.

 It also explains why neighborhood activists have been asking for AMI to be set according to local incomes. (That said, low-income rents are now set at 37% of AMI for households earning 40% of AMI, and 57% of AMI for households earning 60% of AMI, mitigating the rise.)

Note--at right and at bottom--that a 2017 document from the New York City Department of Housing Preservation and Development, compared to predecessor documents, omits the rents for units at 165% of AMI, which are decidedly middle-income.

Is that because of recognition that apartments renting for well over $3,000 don't look "affordable," and few actually apply for them?

Income changes at 461 Dean

A close look at the new official announcement inviting applicants for the remaining middle-income two-bedroom units at 461 Dean reveals maximum incomes have risen: from $116,000 to $122,240 for two people, from $130,560 to $137,440 for three people, and from $144,960 to $152,640 for four people.

2016 housing lottery ad

2017 announcement

Income changes at 535 Carlton

A close look at the new official announcement for 535 Carlton reveals:

  • Studio: maximum goes from $104,475 to $110,220
  • One-bedroom: maximum goes from $104,475 to $110,220 for a single, and from $119,625 to $126,060 for two people
  • Two-bedroom: maximum goes from $119,625 to $126,060 for two people, from $134,640 to $141,735 for three people, and from $149,490 to $157,410 for four people
  • Three-bedroom: maximum goes from $134,640 to $141,735 for three people, from $149,490 to $157,410 for four people, from $161,535 to $170,115 for five people, and from $173,415 to $182,655 for six people

2016 housing lottery ad

2017 announcement

Below, the rise in AMI, with associated rents, via screenshots from HPD.

2015 AMI


2016 AMI


2017 AMI


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