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