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Datasets:
Good-News-Lending
/
fannie-ami-2026

Tags:
mortgage
fannie-mae
ami
income-limits
homeready
county
License:
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The dataset viewer is not available for this split.
Cannot load the dataset split (in streaming mode) to extract the first rows.
Error code:   StreamingRowsError
Exception:    CastError
Message:      Couldn't cast
01001: struct<fips: string, county: string, state: string, highCostArea: bool, ami: int64, veryLowIncome: i (... 100 chars omitted)
  child 0, fips: string
  child 1, county: string
  child 2, state: string
  child 3, highCostArea: bool
  child 4, ami: int64
  child 5, veryLowIncome: int64
  child 6, lowIncome: int64
  child 7, homeReadyLimit: int64
  child 8, ami2025: int64
  child 9, amiChange: int64
  child 10, totalTracts: int64
01003: struct<fips: string, county: string, state: string, highCostArea: bool, ami: int64, veryLowIncome: i (... 100 chars omitted)
  child 0, fips: string
  child 1, county: string
  child 2, state: string
  child 3, highCostArea: bool
  child 4, ami: int64
  child 5, veryLowIncome: int64
  child 6, lowIncome: int64
  child 7, homeReadyLimit: int64
  child 8, ami2025: int64
  child 9, amiChange: int64
  child 10, totalTracts: int64
01005: struct<fips: string, county: string, state: string, highCostArea: bool, ami: int64, veryLowIncome: i (... 100 chars omitted)
  child 0, fips: string
  child 1, county: string
  child 2, state: string
  child 3, highCostArea: bool
  child 4, ami: int64
  child 5, veryLowIncome: int64
  child 6, lowIncome: int64
  child 7, homeReadyLimit: int64
  child 8, ami2025: int64
  child 9, amiChange: int64
  child 10, totalTracts: int64
01007: struct<fips: string, county: string, state: string, highCostArea: bool, ami: int64, veryLowIncome: i (... 100 chars omitted)
  child 0, fips: string
  child 1, county: string
  child
...
highCostArea: bool
      child 4, ami: int64
      child 5, veryLowIncome: int64
      child 6, lowIncome: int64
      child 7, homeReadyLimit: int64
      child 8, ami2025: int64
      child 9, amiChange: int64
      child 10, totalTracts: int64
Washington: list<item: struct<fips: string, county: string, state: string, highCostArea: bool, ami: int64, veryL (... 112 chars omitted)
  child 0, item: struct<fips: string, county: string, state: string, highCostArea: bool, ami: int64, veryLowIncome: i (... 100 chars omitted)
      child 0, fips: string
      child 1, county: string
      child 2, state: string
      child 3, highCostArea: bool
      child 4, ami: int64
      child 5, veryLowIncome: int64
      child 6, lowIncome: int64
      child 7, homeReadyLimit: int64
      child 8, ami2025: int64
      child 9, amiChange: int64
      child 10, totalTracts: int64
Nebraska: list<item: struct<fips: string, county: string, state: string, highCostArea: bool, ami: int64, veryL (... 112 chars omitted)
  child 0, item: struct<fips: string, county: string, state: string, highCostArea: bool, ami: int64, veryLowIncome: i (... 100 chars omitted)
      child 0, fips: string
      child 1, county: string
      child 2, state: string
      child 3, highCostArea: bool
      child 4, ami: int64
      child 5, veryLowIncome: int64
      child 6, lowIncome: int64
      child 7, homeReadyLimit: int64
      child 8, ami2025: int64
      child 9, amiChange: int64
      child 10, totalTracts: int64
to
{'Alabama': List({'fips': Value('string'), 'county': Value('string'), 'state': Value('string'), 'highCostArea': Value('bool'), 'ami': Value('int64'), 'veryLowIncome': Value('int64'), 'lowIncome': Value('int64'), 'homeReadyLimit': Value('int64'), 'ami2025': Value('int64'), 'amiChange': Value('int64'), 'totalTracts': Value('int64')}), 'Alaska': List({'fips': Value('string'), 'county': Value('string'), 'state': Value('string'), 'highCostArea': Value('bool'), 'ami': Value('int64'), 'veryLowIncome': Value('int64'), 'lowIncome': Value('int64'), 'homeReadyLimit': Value('int64'), 'ami2025': Value('int64'), 'amiChange': Value('int64'), 'totalTracts': Value('int64')}), 'Arizona': List({'fips': Value('string'), 'county': Value('string'), 'state': Value('string'), 'highCostArea': Value('bool'), 'ami': Value('int64'), 'veryLowIncome': Value('int64'), 'lowIncome': Value('int64'), 'homeReadyLimit': Value('int64'), 'ami2025': Value('int64'), 'amiChange': Value('int64'), 'totalTracts': Value('int64')}), 'Arkansas': List({'fips': Value('string'), 'county': Value('string'), 'state': Value('string'), 'highCostArea': Value('bool'), 'ami': Value('int64'), 'veryLowIncome': Value('int64'), 'lowIncome': Value('int64'), 'homeReadyLimit': Value('int64'), 'ami2025': Value('int64'), 'amiChange': Value('int64'), 'totalTracts': Value('int64')}), 'California': List({'fips': Value('string'), 'county': Value('string'), 'state': Value('string'), 'highCostArea': Value('bool'), 'ami': Value('int64'), 'veryLowInc
...
, 'lowIncome': Value('int64'), 'homeReadyLimit': Value('int64'), 'ami2025': Value('int64'), 'amiChange': Value('int64'), 'totalTracts': Value('int64')}), 'Washington': List({'fips': Value('string'), 'county': Value('string'), 'state': Value('string'), 'highCostArea': Value('bool'), 'ami': Value('int64'), 'veryLowIncome': Value('int64'), 'lowIncome': Value('int64'), 'homeReadyLimit': Value('int64'), 'ami2025': Value('int64'), 'amiChange': Value('int64'), 'totalTracts': Value('int64')}), 'West Virginia': List({'fips': Value('string'), 'county': Value('string'), 'state': Value('string'), 'highCostArea': Value('bool'), 'ami': Value('int64'), 'veryLowIncome': Value('int64'), 'lowIncome': Value('int64'), 'homeReadyLimit': Value('int64'), 'ami2025': Value('int64'), 'amiChange': Value('int64'), 'totalTracts': Value('int64')}), 'Wisconsin': List({'fips': Value('string'), 'county': Value('string'), 'state': Value('string'), 'highCostArea': Value('bool'), 'ami': Value('int64'), 'veryLowIncome': Value('int64'), 'lowIncome': Value('int64'), 'homeReadyLimit': Value('int64'), 'ami2025': Value('int64'), 'amiChange': Value('int64'), 'totalTracts': Value('int64')}), 'Wyoming': List({'fips': Value('string'), 'county': Value('string'), 'state': Value('string'), 'highCostArea': Value('bool'), 'ami': Value('int64'), 'veryLowIncome': Value('int64'), 'lowIncome': Value('int64'), 'homeReadyLimit': Value('int64'), 'ami2025': Value('int64'), 'amiChange': Value('int64'), 'totalTracts': Value('int64')})}
because column names don't match
Traceback:    Traceback (most recent call last):
                File "/src/services/worker/src/worker/utils.py", line 99, in get_rows_or_raise
                  return get_rows(
                         ^^^^^^^^^
                File "/src/libs/libcommon/src/libcommon/utils.py", line 272, in decorator
                  return func(*args, **kwargs)
                         ^^^^^^^^^^^^^^^^^^^^^
                File "/src/services/worker/src/worker/utils.py", line 77, in get_rows
                  rows_plus_one = list(itertools.islice(ds, rows_max_number + 1))
                                  ^^^^^^^^^^^^^^^^^^^^^^^^^^^^^^^^^^^^^^^^^^^^^^^
                File "/usr/local/lib/python3.12/site-packages/datasets/iterable_dataset.py", line 2815, in __iter__
                  for key, example in ex_iterable:
                                      ^^^^^^^^^^^
                File "/usr/local/lib/python3.12/site-packages/datasets/iterable_dataset.py", line 2352, in __iter__
                  for key, pa_table in self._iter_arrow():
                                       ^^^^^^^^^^^^^^^^^^
                File "/usr/local/lib/python3.12/site-packages/datasets/iterable_dataset.py", line 2377, in _iter_arrow
                  for key, pa_table in self.ex_iterable._iter_arrow():
                                       ^^^^^^^^^^^^^^^^^^^^^^^^^^^^^^
                File "/usr/local/lib/python3.12/site-packages/datasets/iterable_dataset.py", line 536, in _iter_arrow
                  for key, pa_table in iterator:
                                       ^^^^^^^^
                File "/usr/local/lib/python3.12/site-packages/datasets/iterable_dataset.py", line 419, in _iter_arrow
                  for key, pa_table in self.generate_tables_fn(**gen_kwags):
                                       ^^^^^^^^^^^^^^^^^^^^^^^^^^^^^^^^^^^^
                File "/usr/local/lib/python3.12/site-packages/datasets/packaged_modules/json/json.py", line 310, in _generate_tables
                  self._cast_table(pa_table, json_field_paths=json_field_paths),
                  ^^^^^^^^^^^^^^^^^^^^^^^^^^^^^^^^^^^^^^^^^^^^^^^^^^^^^^^^^^^^^
                File "/usr/local/lib/python3.12/site-packages/datasets/packaged_modules/json/json.py", line 130, in _cast_table
                  pa_table = table_cast(pa_table, self.info.features.arrow_schema)
                             ^^^^^^^^^^^^^^^^^^^^^^^^^^^^^^^^^^^^^^^^^^^^^^^^^^^^^
                File "/usr/local/lib/python3.12/site-packages/datasets/table.py", line 2369, in table_cast
                  return cast_table_to_schema(table, schema)
                         ^^^^^^^^^^^^^^^^^^^^^^^^^^^^^^^^^^^
                File "/usr/local/lib/python3.12/site-packages/datasets/table.py", line 2297, in cast_table_to_schema
                  raise CastError(
              datasets.table.CastError: Couldn't cast
              01001: struct<fips: string, county: string, state: string, highCostArea: bool, ami: int64, veryLowIncome: i (... 100 chars omitted)
                child 0, fips: string
                child 1, county: string
                child 2, state: string
                child 3, highCostArea: bool
                child 4, ami: int64
                child 5, veryLowIncome: int64
                child 6, lowIncome: int64
                child 7, homeReadyLimit: int64
                child 8, ami2025: int64
                child 9, amiChange: int64
                child 10, totalTracts: int64
              01003: struct<fips: string, county: string, state: string, highCostArea: bool, ami: int64, veryLowIncome: i (... 100 chars omitted)
                child 0, fips: string
                child 1, county: string
                child 2, state: string
                child 3, highCostArea: bool
                child 4, ami: int64
                child 5, veryLowIncome: int64
                child 6, lowIncome: int64
                child 7, homeReadyLimit: int64
                child 8, ami2025: int64
                child 9, amiChange: int64
                child 10, totalTracts: int64
              01005: struct<fips: string, county: string, state: string, highCostArea: bool, ami: int64, veryLowIncome: i (... 100 chars omitted)
                child 0, fips: string
                child 1, county: string
                child 2, state: string
                child 3, highCostArea: bool
                child 4, ami: int64
                child 5, veryLowIncome: int64
                child 6, lowIncome: int64
                child 7, homeReadyLimit: int64
                child 8, ami2025: int64
                child 9, amiChange: int64
                child 10, totalTracts: int64
              01007: struct<fips: string, county: string, state: string, highCostArea: bool, ami: int64, veryLowIncome: i (... 100 chars omitted)
                child 0, fips: string
                child 1, county: string
                child
              ...
              highCostArea: bool
                    child 4, ami: int64
                    child 5, veryLowIncome: int64
                    child 6, lowIncome: int64
                    child 7, homeReadyLimit: int64
                    child 8, ami2025: int64
                    child 9, amiChange: int64
                    child 10, totalTracts: int64
              Washington: list<item: struct<fips: string, county: string, state: string, highCostArea: bool, ami: int64, veryL (... 112 chars omitted)
                child 0, item: struct<fips: string, county: string, state: string, highCostArea: bool, ami: int64, veryLowIncome: i (... 100 chars omitted)
                    child 0, fips: string
                    child 1, county: string
                    child 2, state: string
                    child 3, highCostArea: bool
                    child 4, ami: int64
                    child 5, veryLowIncome: int64
                    child 6, lowIncome: int64
                    child 7, homeReadyLimit: int64
                    child 8, ami2025: int64
                    child 9, amiChange: int64
                    child 10, totalTracts: int64
              Nebraska: list<item: struct<fips: string, county: string, state: string, highCostArea: bool, ami: int64, veryL (... 112 chars omitted)
                child 0, item: struct<fips: string, county: string, state: string, highCostArea: bool, ami: int64, veryLowIncome: i (... 100 chars omitted)
                    child 0, fips: string
                    child 1, county: string
                    child 2, state: string
                    child 3, highCostArea: bool
                    child 4, ami: int64
                    child 5, veryLowIncome: int64
                    child 6, lowIncome: int64
                    child 7, homeReadyLimit: int64
                    child 8, ami2025: int64
                    child 9, amiChange: int64
                    child 10, totalTracts: int64
              to
              {'Alabama': List({'fips': Value('string'), 'county': Value('string'), 'state': Value('string'), 'highCostArea': Value('bool'), 'ami': Value('int64'), 'veryLowIncome': Value('int64'), 'lowIncome': Value('int64'), 'homeReadyLimit': Value('int64'), 'ami2025': Value('int64'), 'amiChange': Value('int64'), 'totalTracts': Value('int64')}), 'Alaska': List({'fips': Value('string'), 'county': Value('string'), 'state': Value('string'), 'highCostArea': Value('bool'), 'ami': Value('int64'), 'veryLowIncome': Value('int64'), 'lowIncome': Value('int64'), 'homeReadyLimit': Value('int64'), 'ami2025': Value('int64'), 'amiChange': Value('int64'), 'totalTracts': Value('int64')}), 'Arizona': List({'fips': Value('string'), 'county': Value('string'), 'state': Value('string'), 'highCostArea': Value('bool'), 'ami': Value('int64'), 'veryLowIncome': Value('int64'), 'lowIncome': Value('int64'), 'homeReadyLimit': Value('int64'), 'ami2025': Value('int64'), 'amiChange': Value('int64'), 'totalTracts': Value('int64')}), 'Arkansas': List({'fips': Value('string'), 'county': Value('string'), 'state': Value('string'), 'highCostArea': Value('bool'), 'ami': Value('int64'), 'veryLowIncome': Value('int64'), 'lowIncome': Value('int64'), 'homeReadyLimit': Value('int64'), 'ami2025': Value('int64'), 'amiChange': Value('int64'), 'totalTracts': Value('int64')}), 'California': List({'fips': Value('string'), 'county': Value('string'), 'state': Value('string'), 'highCostArea': Value('bool'), 'ami': Value('int64'), 'veryLowInc
              ...
              , 'lowIncome': Value('int64'), 'homeReadyLimit': Value('int64'), 'ami2025': Value('int64'), 'amiChange': Value('int64'), 'totalTracts': Value('int64')}), 'Washington': List({'fips': Value('string'), 'county': Value('string'), 'state': Value('string'), 'highCostArea': Value('bool'), 'ami': Value('int64'), 'veryLowIncome': Value('int64'), 'lowIncome': Value('int64'), 'homeReadyLimit': Value('int64'), 'ami2025': Value('int64'), 'amiChange': Value('int64'), 'totalTracts': Value('int64')}), 'West Virginia': List({'fips': Value('string'), 'county': Value('string'), 'state': Value('string'), 'highCostArea': Value('bool'), 'ami': Value('int64'), 'veryLowIncome': Value('int64'), 'lowIncome': Value('int64'), 'homeReadyLimit': Value('int64'), 'ami2025': Value('int64'), 'amiChange': Value('int64'), 'totalTracts': Value('int64')}), 'Wisconsin': List({'fips': Value('string'), 'county': Value('string'), 'state': Value('string'), 'highCostArea': Value('bool'), 'ami': Value('int64'), 'veryLowIncome': Value('int64'), 'lowIncome': Value('int64'), 'homeReadyLimit': Value('int64'), 'ami2025': Value('int64'), 'amiChange': Value('int64'), 'totalTracts': Value('int64')}), 'Wyoming': List({'fips': Value('string'), 'county': Value('string'), 'state': Value('string'), 'highCostArea': Value('bool'), 'ami': Value('int64'), 'veryLowIncome': Value('int64'), 'lowIncome': Value('int64'), 'homeReadyLimit': Value('int64'), 'ami2025': Value('int64'), 'amiChange': Value('int64'), 'totalTracts': Value('int64')})}
              because column names don't match

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Fannie Mae 2026 County-Level AMI Data

Official 2026 Area Median Income (AMI) data from Fannie Mae for all 3,144 US counties. Used for HomeReady® and Home Possible® income eligibility checks.

Files

File Description
fannie-ami-2026-county.json Key-value lookup by 5-digit county FIPS code
fannie-ami-2026.jsonl JSONL format, one record per county
fannie-ami-2026-by-state.json Organized by state name

Schema

Each record contains:

  • fips — 5-digit county FIPS code (e.g., "28035")
  • county — County name
  • state — State name
  • highCostArea — Boolean, true if designated high-cost area
  • ami — 2026 Area Median Income
  • veryLowIncome — 50% AMI (very low-income threshold)
  • lowIncome — 80% AMI (low-income threshold)
  • homeReadyLimit — HomeReady® borrower income eligibility limit (= HP Borrower's Income Eligibility from Fannie Mae)
  • ami2025 — 2025 AMI for year-over-year comparison
  • amiChange — Dollar change from 2025 to 2026
  • totalTracts — Number of census tracts in county

Usage 

// Fetch county AMI data
const res = await fetch(
  'https://huggingface.co/datasets/Good-News-Lending/fannie-ami-2026/resolve/main/fannie-ami-2026-county.json'
);
const amiData = await res.json();

// Look up by 5-digit FIPS
const forrestCountyMS = amiData['28035'];
// { fips: '28035', county: 'Forrest', state: 'Mississippi', ami: 79800, homeReadyLimit: 63840, ... }

Source

Fannie Mae 2026 MFI/AMI County Data
Published: 2026
Source: Fannie Mae AMI Lookup Tool

Maintained By

Good News Lending
Beau Thompson, NMLS #1615561 | Tate Thompson, NMLS #2473962
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Total file size:
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