2012 Area Median Incomes Now Available
For manually underwritten loans, lenders are encouraged to use the 2012 AMIs immediately but are required to use them for loan applications dated on or after October 20, 2012. All loan casefiles submitted or resubmitted to Desktop Underwriter® (DU®) on or after October 20, 2012, are required to use the 2012 AMIs. Refer to the Desktop Originator® (DO®)/DU Area Median Incomes Update Supplement for additional details.
Area Median Income Search
The 2012 Area Median Incomes (AMIs) that were provided to Fannie Mae by our regulator, the Federal Housing Finance Agency (FHFA), are available to determine eligibility for Fannie Mae's MyCommunityMortgage® (MCM®) product.
The 2012 AMIs will be valid until the new AMIs are issued next year (usually mid-year). Please note that Fannie Mae must use the AMIs provided to us by FHFA to determine Fannie Mae's performance on its 2012 regulatory housing goals. For determining Fannie Mae loan eligibility, lenders should refer to these AMIs and may not rely on other published versions (such as AMIs posted on huduser.org).
Search for a 2012-13 AMI by city (MSA) or County (you can also search an entire state by leaving the MSA/County line blank).
These income levels are used to determine eligibility for Fannie Mae's MyCommunityMortgage product for low-and moderate-income home buyers under Fannie Mae's Community Lending products. To ensure these loans are used to assist low- and moderate-income home buyers, MCM eligibility is generally limited to borrowers with an income no greater than 100% of the area median income in the area where the home is located. There are several exceptions, however, as described in the Fannie Mae Selling Guide.
To assist borrowers in localities in which an income greater than 100 percent of the area's median family income is needed to qualify for a median-sales-priced home, we allow higher income limits for certain high-cost areas.
Access list of high-cost areas
Also, the income limits do not apply when
- a housing finance agency provides the mortgage financing by using tax-exempt mortgage revenue bonds funds, or
- a public agency, housing finance agency, nonprofit organization (other than a credit union), or an employer provides down payment or closing cost assistance.
Instead, the income limits that these organizations have established (or have had legislatively imposed) will apply.
Home buyers may be eligible for the underwriting flexibilities of the FannieNeighbors® mortgage option if the home they wish to purchase is located in an area designated as underserved by HUD, generally low- to moderate-income or minority census tracts.
Learn more about FannieNeighbors
These median income levels are also used in connection with loans for multifamily rental housing that will be affordable to low- and moderate-income tenants and are purchased or credit enhanced by Fannie Mae under its Multifamily Affordable Housing Forwards, Bond Credit Enhancement, and Market Rate Forwards.
This information, based on data provided to Fannie Mae by FHFA, is provided solely for convenience and not for purposes of verifying the accuracy of or determining the income limits. Fannie Mae shall have no liability or responsibility for any errors or omissions or liability in connection with the use, misuse, release, or distribution of this information.