April 29, 2025 – HUD has released its FY25 income limits, setting Nantucket’s new Median Family Income at $163,500—a 6.8% increase from last year. But even with this rise, a $4 million median home price puts ownership—and often even stable rentals—far out of reach for most working families.

This core mismatch underscores the importance of a parallel real estate market built specifically for the island’s working community. While HUD continues to define income tiers from 30% to 80% of area median income (AMI), Housing Nantucket’s mission primarily supports those earning between 50% and 240% of AMI—teachers, healthcare workers, tradespeople, and other essential workers who make up the backbone of our community but are systematically priced out of traditional housing markets.

For reference, HUD’s FY 2025 income thresholds for a four-person household in Nantucket County are:

• 30% AMI: $49,700
• 50% AMI: $82,800
• 80% AMI: $119,750

These benchmarks help determine eligibility for local housing programs, but they only tell part of the story. Even families earning well over $100,000 struggle to secure long-term housing. One local teacher shared that despite earning $90,000, she spent the winter rotating through three separate short-term rentals. Overcrowded living conditions, seasonal leases, and employer-provided housing with little to no security are common realities.

Housing Nantucket serves as the island’s housing infrastructure—building and maintaining year-round homes that allow workers to put down roots. When educators, healthcare providers, and tradespeople can count on stable housing, the entire community benefits.

But the cost of developing and maintaining workforce housing often exceeds what residents can afford to pay. Your support helps close that gap.

Help build a more secure future for Nantucket’s year-round workforce: Donate now!