Section 8 in Barnstable County, MA
1,759 active Housing Choice Vouchers in Barnstable County, 62% utilized. 6 housing authorities serve this county. Voucher data as of 2026.
HUD Fair Market Rents in Barnstable County (FY2027)
HUD rent benchmarks for FY2027, effective October 1, 2026. These are not adopted housing-authority payment standards or household subsidy amounts. The illustration shows 90% to 110% of FMR; ZIP-based schedules, approved exceptions and Moving to Work rules can differ.
| Bedrooms | FMR | Illustration: 90% to 110% of FMR |
|---|---|---|
| Efficiency (studio) | $1,889 | $1,700 to $2,078 |
| 1-bedroom | $1,902 | $1,712 to $2,092 |
| 2-bedroom | $2,488 | $2,239 to $2,737 |
| 3-bedroom | $3,121 | $2,809 to $3,433 |
| 4-bedroom | $3,721 | $3,349 to $4,093 |
The two-bedroom HUD benchmark for Barnstable County is $2,488. Multiplying by 90% and 110% gives $2,239 to $2,737, not an approval range. Gross rent includes the applicable allowance for tenant-paid utilities. Your agency must calculate assistance using its adopted standard, your household and the proposed unit.
Section 8 income limits in Barnstable County (FY2026)
To qualify for a Housing Choice Voucher, a household's gross annual income generally has to be at or below the very low income limit for its size. In Barnstable County that is $70,600 a year for a family of four, about $5,880 a month before taxes. HUD's area median family income here is $123,600.
| Household size | Extremely low | Very low (50%) | Low (80%) |
|---|---|---|---|
| 1 person | $29,650 | $49,450 | $79,100 |
| 2 people | $33,900 | $56,500 | $90,400 |
| 3 people | $38,150 | $63,550 | $101,700 |
| 4 people | $42,350 | $70,600 | $112,950 |
| 5 people | $45,750 | $76,250 | $122,000 |
| 6 people | $49,150 | $81,900 | $131,050 |
| 7 people | $52,550 | $87,550 | $140,100 |
| 8 people | $55,950 | $93,200 | $149,100 |
Which column applies to you. The middle column is the eligibility line for most applicants (24 CFR 982.201). The low income column only applies in special cases, such as families already receiving federal housing assistance. Federal rules generally require at least 75% of admissions from the waiting list each year to be extremely low income families. This does not predict selection or waiting time. For a family of four here, that threshold is $42,350 or less.
Income is counted before taxes and covers the whole household. The housing authority verifies it when your name is reached on the waiting list, so what counts is your income at that point. Being under the income limit is only one part of eligibility and does not guarantee admission.
Compare your household income with Section 8 limits and see how monthly income becomes an annual estimate.
Source: HUD FY2026 Section 8 Income Limits for the Barnstable Town, MA MSA, huduser.gov.
Can a landlord refuse Section 8 in Barnstable County?
No. Massachusetts law prohibits landlords from refusing a renter because they pay with a Section 8 voucher. That protection applies in Barnstable County. If you were turned away for having a voucher, that refusal may be illegal.
MGL Ch 151B §4(10)
Massachusetts General Laws Ch 151B §4(10) prohibits housing discrimination based on lawful source of income statewide. Enforcement by the Massachusetts Commission Against Discrimination (MCAD).
View statute →Informational only, not legal advice. Laws change, so verify current status before acting on a rejection or making a leasing decision.
Barnstable County in the Barnstable Town metro
Barnstable County is one of the counties inside the Barnstable Town, MA core-based statistical area. The metro-level view aggregates voucher activity across every housing authority in the CBSA.
See Barnstable Town metro rent limits and PHA breakdown →Landlord and investor tools for Barnstable County
RentalCalcsFree calculators and guides from RentalCalcs, built by the VoucherMatch team, for landlords deciding whether to accept vouchers.
- Barnstable County rental market dataRents, home prices, cap rates and cash flow estimates for investors.
- Section 8 rent analyzerHUD rent benchmarks and modeled comparisons for Massachusetts ZIP codes. Confirm adopted amounts with the agency.
- Compare HUD benchmarks with market rent in MassachusettsExplore modeled ZIP comparisons; these do not establish an approved rent or agency payment.
- Average rent in MassachusettsMarket rent versus HUD fair market rent by city and bedroom count.
- How Section 8 rent is calculatedFair market rent, payment standards and rent reasonableness, step by step.
- Section 8 landlord math for 2026What the payment standard changes mean for cash flow this year.
Housing authorities serving Barnstable County
Each PHA sets its own payment standard, runs its own waitlist, and does its own inspections. Confirm the administering agency on your voucher and whether it can serve the proposed address; a ZIP code alone does not settle jurisdiction or portability.
Barnstable Housing Authority
Hyannis · PHA code MA046
549 Section 8 unitsFalmouth Housing Authority
Falmouth · PHA code MA047
505 Section 8 unitsYarmouth Housing Authority
South Yarmouth · PHA code MA095
332 Section 8 unitsSandwich Housing Authority
Sandwich · PHA code MA181
193 Section 8 unitsDennis Housing Authority
South Dennis · PHA code MA138
101 Section 8 unitsBourne Housing Authority
Pocasset · PHA code MA110
79 Section 8 units
Frequently asked questions
- What is the income limit for Section 8 in Barnstable County?
- For FY2026, the very low income screening threshold in Barnstable County, MA is $49,450 for one person, $56,500 for two, $63,550 for three and $70,600 for a family of four. Limits vary by household size. The agency also checks other eligibility requirements and any applicable exceptions.
- What counts as extremely low income in Barnstable County?
- HUD's FY2026 extremely low income limit in Barnstable County is $29,650 for one person and $42,350 for a family of four. Housing authorities must give at least 75% of the vouchers they issue from the waiting list each year to families at or below this level.
- How much does Section 8 pay for a 2-bedroom in Barnstable County?
- The FY2027 two-bedroom Fair Market Rent in Barnstable County is $2,488 per month. For illustration, 90% to 110% of the benchmark is roughly $2,239 to $2,737. This is not a household rent limit. ZIP-based schedules, approved exceptions and Moving to Work rules may differ; ask your agency for its adopted standard and the unit's utility allowance.
- Who runs Section 8 in Barnstable County?
- Housing Choice Vouchers in Barnstable County are administered by Barnstable Housing Authority, Falmouth Housing Authority, Yarmouth Housing Authority and other local housing authorities. Each authority keeps its own waiting lists and eligibility preferences. Check each official application notice; applying to one agency does not apply to the others.
Find Section 8 apartments in Barnstable County
VoucherMatch connects voucher holders with landlords who accept Section 8, and it is free for renters. The administering housing authority must approve the actual unit, rent and household assistance calculation.
Nearby Massachusetts counties
Voucher counts aggregated from HUD PHA jurisdiction data. Population 229,436 · FIPS 25001.