If you’ve searched for affordable housing in the Gunnison Valley, you’ve likely come across a three-letter acronym: AMI. But you may be asking, “What does AMI mean?” Where do these numbers come from? And how do I know which homes I qualify for?

AMI, or Area Median Income, is one of the primary tools used to determine eligibility for affordable and workforce housing programs nationwide. In Gunnison County, AMI numbers determine everything from rental pricing to who qualifies to purchase deed-restricted homes.

Read on to learn what AMI is, how it’s calculated, and where to find resources to better understand how it fits into your affordable housing journey.

What Does AMI Mean?

AMI stands for Area Median Income. It represents the midpoint of household incomes in a specific geographic area. If every household in Gunnison County were lined up from the lowest to the highest income, the household in the middle would represent the area’s median income.

Half of households earn more. Half earn less. (Note: The median is used instead of the average because it helps keep extremely high or extremely low incomes from skewing the midpoint.)

The U.S. Department of Housing and Urban Development (HUD) calculates AMI annually using census and survey data. Housing organizations, local governments, and housing programs use these figures to determine eligibility and affordable rent limits.

But what about the percentage? Your household income is compared with the median and expressed as a percentage. For example, in 2025, a two-person household earning approximately $99,000 or a four-person household earning $123,700 represents 100% of the AMI in Gunnison County (aka the midpoint of local household incomes).

How is the Number Set?

Each year, HUD publishes updated income limits for every county in the country. From there, the Colorado Housing and Finance Authority (CHFA) uses those figures to set income and rent limits that guide housing programs. The current 2026 figures took effect on May 1, 2026.

Three key factors shape how those numbers are determined:

  • Household size: Income limits increase based on the number of people in a household. A single-person household vs. a family of four has different housing needs, so the qualifying income limits are adjusted accordingly.
  • AMI tiers: AMI falls into percentage-based categories (e.g., 30%, 60%, and 80%), with housing programs generally targeting different income tiers. For example, Anthracite Place in Crested Butte is income-restricted to 60% AMI or below, or to a 2-person household earning $59,400 or less.
  • Annual updates: AMI is recalculated every year using updated local income data. That means income limits, rent caps, purchase prices, and eligibility thresholds can shift over time as an area’s demographics change.

What are the AMI Tiers in Gunnison County?

For 2026, 100% AMI for a four-person household in Gunnison County is $123,700. From there, housing programs use different percentage tiers to determine eligibility for rentals, deed-restricted homes, and other housing opportunities.

For a household of four, here’s an example of how different AMI tiers break down in Gunnison County:

  • 30% AMI: $37,110
  • 50% AMI: $61,850
  • 60% AMI: $74,220
  • 80% AMI: $98,960
  • 120% AMI: $148,440

2026 Income Limit and Maximum Rent Tables for Gunnison County

So what does that look like in practice?

If a home is available to households earning “up to 80% AMI,” a family of four earning $98,960 or less may qualify. A single-person household may qualify with an income of $69,200 or less.

Housing programs also use AMI tiers to set maximum rental rates for income-restricted homes, keeping housing costs aligned with local incomes. In 2026, a two-bedroom rental capped at 60% AMI in Gunnison County cannot charge more than $1,669 in monthly rent.

Why are the AMI Tiers Higher in Gunnison County?

Most counties in Colorado cap their affordable housing eligibility at 120% AMI. In Gunnison County, eligible AMIs often extend above this level because the rural resort economy typically pays higher wages, but housing costs are also extremely high. This is typical for counties like Eagle, Pitkin, Routt, and Summit, where many of Colorado’s major ski resorts are located. While median incomes may appear high on paper, many of the people who work in these communities still struggle to find housing they can reasonably afford.

For example, a household of four earning 160% of the AMI in Gunnison County earns $197,920 annually. But to afford a typical market-rate home in today’s market, that same household may need to earn more than $350,000 per year.

That gap is why counties like ours have expanded AMI tiers for some projects. Higher tiers help more local workers and families qualify for housing in a market where home prices have far outpaced local wages.

How to Find Your AMI

Start by calculating your annual income by adding together the wages for everyone in your household (hint: you can also find this on last year’s tax return). Compare your annual income (before taxes are taken out) to the figures above for your household size, and you’ll have your approximate AMI percentage.

Finding your AMI is a great place to start, but there’s more to the picture if you’re looking for affordable housing. Before you can rent or buy an affordable home, your household must be approved by the local government where the home is located. It’s a good idea to plan ahead and contact the local government when you are starting your search for affordable housing.

For more information about affordable housing opportunities and resources in the Gunnison Valley, check out our Housing Help Center. A one-stop shop for housing resources and information in our area. And if you have specific questions about your AMI or qualification criteria for housing programs, contact the Gunnison County Housing Authority at housing@gunnisoncounty.org.