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The Definitive Guide to Finding and Securing Low-Income Apartments in Denver

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Finding affordable housing in Denver is more than a simple search for an apartment with low rent. For many, it's a journey into a complex system of distinct programs, strict eligibility rules, and multiple government and non-profit agencies. This process can be stressful and confusing, especially with Denver's rising cost of living outpacing wage growth.

Understanding Denver's Affordable Housing Landscape

This guide serves as a comprehensive, step-by-step roadmap to navigate this challenging terrain. It aims to demystify the process, clarify requirements, and equip you with the tools for a targeted search. By understanding the key concepts and available support, you can move from uncertainty to empowered action.

Deconstructing "Low-Income" and "Affordable": The Foundational Concept for Your Search

A common point of confusion is the use of terms like "low-income" and "affordable." A private market listing might label a $1,495 apartment as "low-income," while a non-profit offers a subsidized unit for $698. This highlights the critical difference between what the market considers inexpensive and what government programs define as truly affordable.

The 30% Rule and Area Median Income (AMI)

The subsidized housing system is built on a specific definition. The U.S. Department of Housing and Urban Development (HUD) considers housing "affordable" if a household pays no more than 30% of its gross income on rent and utilities. To determine who qualifies, agencies use a metric called the Area Median Income (AMI).

AMI is the midpoint income for the Denver metro region, calculated annually by HUD. It serves as the benchmark for all housing programs. Eligibility depends on your household's income as a percentage of the AMI, such as 30% AMI (extremely low-income) or 80% AMI (low-income). Understanding this concept is the first step to identifying programs you genuinely qualify for.

What is Your AMI? Calculating Your Eligibility to Unlock a Targeted Search

Before starting your search, you must calculate your household's total annual income and compare it to Denver's current AMI limits. This calculation should include all income sources for every adult (18 and over) in the household.

Common Income Sources to Include:

  • Wages, salaries, tips, and overtime
  • Net income from self-employment
  • Social Security, SSI, and SSDI benefits
  • Pension, retirement, and annuity payments
  • Unemployment benefits
  • Child support and alimony
  • Temporary Assistance for Needy Families (TANF)

Note that certain income, like that of children under 18, may be excluded. Knowing your AMI bracket is the key to unlocking the affordable housing system. The table below shows the 2024 income limits for Denver County. Find your household size and see which AMI percentage your income falls at or below.  

Table 1: 2024 Denver Area Median Income (AMI) Limits by Household Size

Area Median Income (AMI)1 Person2 Person3 Person4 Person5 Person6 Person
120% AMI$109,560$125,280$140,880$156,480$169,080$181,560
100% AMI$91,280$104,320$117,360$130,400$140,832$151,264
80% AMI$71,900$82,150$92,400$102,650$110,900$119,100
60% AMI$54,780$62,640$70,440$78,240$84,540$90,780
50% AMI$45,650$52,200$58,700$65,200$70,450$75,650
30% AMI$27,400$31,300$35,200$39,100$42,250$45,400
Source: City and County of Denver, Department of Housing Stability, effective April 1, 2024. These figures are subject to annual updates.

The Four Main Pathways to Affordable Housing in Denver

A Decentralized System

There is no single application for low-income housing in Denver. The system is a decentralized network of different programs, each with its own rules, administering agency, and application portal. You might apply to the Denver Housing Authority for a voucher and separately to a privately managed building for a tax-credit unit. Understanding this fragmented landscape is crucial.

Pathway 1: The Housing Choice Voucher Program (HCV / Section 8)

What It Is

The Housing Choice Voucher (HCV) program, or Section 8, provides tenant-based rental assistance. The subsidy is tied to the family, not a specific building. With a voucher, a family can find housing in the private market, including apartments, townhomes, or single-family homes.

The family typically pays 30-40% of their income toward rent, and the voucher pays the rest directly to the landlord. The housing unit must meet HUD's health and safety standards, and the landlord must agree to participate.

Who Runs It

The Denver Housing Authority (DHA) administers the HCV program in the City and County of Denver.

Who It's For

This program is for households with the greatest need, typically those earning at or below 50% of the Area Median Income.

The Major Hurdle – The Annual Lottery

Securing a voucher is extremely difficult due to overwhelming demand. DHA uses an online lottery system that opens for a very brief period, usually only once a year.

  1. Entries are not carried over. You must re-enter the lottery each year.
  2. The chance of being selected is very low. For example, applicants in 2021 had only a 6% chance of their number being pulled.

How to Apply

  1. Monitor the DHA Website: Regularly check the official Denver Housing Authority website (denverhousing.org) for lottery opening dates.
  2. Enter During the Open Period: When the lottery is active, fill out the online entry form on the DHA homepage. It requires basic information like name, Social Security number, and family size.
  3. Await the Results: DHA uses a computerized random selection process to draw numbers throughout the year as funding becomes available.

What Happens if Your Number is Selected

If your lottery number is chosen, you will be notified by mail and sent a full application packet. This begins a more intensive process, including an interview and submitting extensive documentation to verify income and family composition.

Pathway 2: Public Housing and Other Subsidized Apartments

What It Is

This pathway involves project-based housing, where the rental subsidy is attached to the apartment unit itself. If a family moves out, the assistance stays with the unit for the next eligible household on the property's waiting list. Rent is typically calculated as a percentage of the tenant's income.

Who Runs It

The Denver Housing Authority (DHA) owns and manages the largest portfolio of these properties. Non-profits like Brothers Redevelopment and Hope Communities also manage their own subsidized properties.

Who It's For

Eligibility varies by property. Some buildings are for general families, while others are reserved for specific populations like seniors (age 62+), the near-elderly (age 50+), or persons with disabilities. Income limits generally target households earning between 30% and 80% of the AMI.

The Major Hurdle – The Long Waitlists

These properties use traditional waiting lists, but wait times can be extensive, often 6 to 12 months just for an interview. Due to high demand, many properties close their waiting lists for long periods.  

How to Apply

The application process for DHA-managed properties typically involves these steps:

  1. Look for Openings: DHA announces open waiting lists on its website and in local newspapers like the Denver Post.
  2. Submit an "Interest Card": When a list is open, submit an online pre-application or "interest card."
  3. Wait for Notification: When your name reaches the top, you'll be notified by letter to pick up a full application packet.
  4. Complete the Full Application and Interview: After returning the packet, an interview is scheduled to review documents and process background checks.
  5. Final Placement: Once approved, you are placed on a final waiting list to await an available unit.

For properties managed by non-profits, you must contact them directly for their specific procedures.

Examples of Properties

  • Pancratia Hall Lofts: Income-restricted lofts in a historic building.
  • Dahlia Square Senior Apartments: Affordable units for seniors.
  • Hidden Brook Apartments: A family-friendly community managed by Hope Communities.
  • DHA Properties: A wide range of communities including Hirschfeld Towers (elderly/disabled) and Columbine Homes (family townhomes).

Pathway 3: Income-Restricted Apartments (Low-Income Housing Tax Credit - LIHTC)

What It Is

The Low-Income Housing Tax Credit (LIHTC) program is the nation's largest driver of new affordable housing. The government gives tax credits to private developers to build or renovate rental housing. In return, developers must set aside a percentage of units for low- and moderate-income households for at least 30 years.

Unlike public housing, LIHTC rents are not based on a tenant's individual income. Instead, the rent is capped at a fixed amount considered affordable for a household at a specific AMI level (e.g., 60% AMI). This means the rent is the same for every qualified household in that unit type, regardless of their specific income within that bracket.

Who Runs It

LIHTC properties are managed by various private and non-profit companies. The program is overseen at the state level by the Colorado Housing and Finance Authority (CHFA).

Who It's For

This program serves a broader range of incomes, often from 30% AMI up to 80% AMI, and sometimes higher. This makes it a critical resource for households who earn too much for deeper subsidies but cannot afford market-rate rents.

The Major Hurdle – Finding Vacancies and Applying Individually

There is no central application for LIHTC properties. You must identify and contact the management company of each individual property to inquire about vacancies, screening criteria, and their unique application process.

How to Find and Apply

  1. Use the Primary Search Portal: The best tool is ColoradoHousingSearch.com. This free service, supported by HUD and CHFA, lists affordable rentals across the state.
  2. Identify LIHTC Properties: Look for communities that mention participation in an "affordable housing program" or have "income restrictions".
  3. Consult the Official List: CHFA maintains a comprehensive list of all LIHTC properties in Colorado, which is a great tool for identifying properties to contact.
  4. Contact Properties Directly: Call or visit the leasing office of any property you identify to ask about availability and request an application.

Examples of Properties

  • East Range Crossings: A Denver community participating in the affordable housing program.
  • NOVEL RiNo: A newer development offering some apartments to households earning under 80% AMI.
  • Newly Awarded Developments: CHFA periodically awards tax credits for future projects, such as 10th and Sheridan and Henninger Legacy Homes in Denver.

Pathway 4: Special and Emergency Programs

Several specialized programs exist to serve specific populations or address immediate crises. These are often accessed through referrals from partner agencies.

  • For Veterans: The HUD-VASH program combines a housing voucher with case management from the Department of Veterans Affairs. Veterans should contact their local VA for referrals.
  • For Families and Youth: The Family Unification Program (FUP) provides vouchers to families at risk of separation due to housing instability and to youth aging out of foster care. Referrals come from child welfare agencies. Non-profits like   Family Promise of Greater Denver also offer support.
  • For Persons with Disabilities: The Continuum of Care Permanent Supportive Housing (CoC PSH) program provides rental assistance and services to individuals experiencing homelessness with a qualifying disability. Referrals are made through regional Coordinated Entry systems.
  • For Emergency Situations: Programs like the city's Temporary Rental and Utility Assistance (TRUA) provide one-time financial aid to prevent eviction, not permanent housing solutions.

The Application Gauntlet: A Step-by-Step Survival Guide

The application process for affordable housing is an administrative marathon. Its complexity, rigid deadlines, and extensive documentation can be a major hurdle. A household in crisis or a person working multiple jobs may struggle to meet these demands.

This section is a strategic guide to help you navigate the "application gauntlet." Proactive preparation can significantly increase your chances of success.

Before You Apply: Assemble Your Document Arsenal

The most effective step you can take is to be prepared. Assembling a complete "document arsenal" before a waitlist opens gives you a critical head start and reduces the risk of being disqualified for an incomplete or late submission.

Table 2: Your Essential Application Document Checklist

Document CategorySpecific Item(s)What It Is & How to Get It
IdentificationGovernment-Issued Photo IDA valid driver's license, state ID card, or passport for every adult household member (age 18+).
Social Security CardsOriginal Social Security cards for every household member, including children. If lost, request a replacement from the Social Security Administration.
Proof of Citizenship/StatusBirth certificates, U.S. passports, or eligible immigration documents (e.g., permanent resident card) for all household members.
Income VerificationConsecutive PaystubsTwo months of the most recent, consecutive pay stubs for each employed household member. These must be complete pay stubs, not summaries.
Verification of Employment (VOE)A form that must be filled out and signed by the employer of each working adult. The housing agency provides this form; it's wise to have employer contact info ready.
Award LettersOfficial, current award letters for any benefits received, such as Social Security, SSI/SSDI, TANF, pensions, or unemployment.
Self-Employment DocumentsIf self-employed, the last two years of complete federal tax returns (both personal and business, including all schedules like Schedule C) and current profit/loss statements.
Asset VerificationComplete Bank StatementsTwo months of the most recent, complete bank statements for all accounts (checking, savings). All pages must be included, not just screenshots of the summary.
Other Asset StatementsTwo months of the most recent statements for all other assets, including 401(k)s, retirement accounts, stocks, bonds, etc.
Tax & Legal DocsFederal Tax TranscriptsFederal tax transcripts (not returns) for the last two years for all adult household members. These must be requested directly from the IRS at IRS.gov or by phone.
Court-Ordered DocumentsFinalized and judge-signed copies of any relevant court orders, such as divorce decrees, separation agreements, and child support or custody orders.
OtherHousing Counseling CertificatePrimarily for homeownership programs, but completing a free, HUD-certified class demonstrates diligence. A certificate of completion is required.

The Application Process: What to Expect, Step-by-Step

While processes vary, most follow a similar path. Understanding this flow can help you manage expectations and prepare for each stage.

Step 1: The Initial Application/Interest Card

This is your entry point. For the HCV lottery or a DHA property, this means submitting basic information online to get in the queue. For an LIHTC property, it's the initial application you submit to the management office.

Step 2: The Wait (Lottery vs. Waitlist)

This is often the longest and most uncertain phase.

  • Lottery: For the HCV program, you must wait to see if your number is selected. You can sometimes check your status on the DHA website.
  • Waitlist: For public housing or LIHTC properties, you are placed on a list that can be months or years long. It is critical to notify the housing provider of any change in contact information to avoid being removed from the list. Some systems use portals like Waitlistcheck.com for status updates.

Step 3: The Call-Up – Full Packet & Interview

When your name reaches the top of a list, you will be contacted (often by mail) to submit your full application packet. This is when you'll need your "document arsenal." An interview is typically scheduled at this stage to review your information.

Step 4: Screening – Background & Credit Checks

Housing authorities and property managers will conduct credit and criminal background checks on all adult household members. Certain criminal convictions may make an applicant ineligible for federal housing assistance.

Step 5: Final Approval & The Final Wait

Once your information is verified and you are deemed eligible, you receive final approval. This does not mean immediate housing. You are placed on a final, approved list to be offered a unit or voucher as one becomes available.

Step 6 (Voucher Holders Only): The Housing Search

Receiving a Housing Choice Voucher is a major milestone, but it starts another time-sensitive process. You typically have 60 to 120 days to find a suitable rental from a private landlord who accepts the voucher. The unit must also pass a Housing Quality Standards (HQS) inspection to ensure it is safe before the lease can be signed.

Your Support Network: Who to Call and Where to Go for Help

You Are Not Alone

Navigating Denver's affordable housing system is a difficult task, but you don't have to do it alone. A network of non-profit "navigators" and helplines exists to provide guidance and support. Knowing the right first call to make can save you time and frustration.

Your First Call: The Centralized Helplines

For anyone starting their search, the most effective first step is to contact one of Colorado's centralized housing helplines.

Colorado Housing Connects

Positioned as "the one call for all your housing-related questions," Colorado Housing Connects is the state's only centralized housing helpline. This free, bilingual service provides expert navigation on non-emergency housing issues. Their specialists can help with:

  • Guidance on finding affordable rentals.
  • Information on tenant-landlord rights.
  • Referrals to specific housing programs.
  • Foreclosure prevention counseling.

Contact: 1-844-926-6632 or visit coloradohousingconnects.org.  

2-1-1 Colorado

For individuals facing an immediate crisis, 2-1-1 is the primary resource. This confidential service connects callers to urgent services, including:

  • Emergency shelter information.
  • Food banks and nutrition programs.
  • Emergency rental and utility assistance.
  • Healthcare and mental health services.

Contact: Dial 2-1-1 from any phone, or text your ZIP code to 898-211.

Key Government and Quasi-Government Agencies

It is also important to know the roles of the primary government agencies involved in affordable housing.

  • Denver Housing Authority (DHA): As the local Public Housing Agency, DHA administers the Housing Choice Voucher (Section 8) program and manages Denver's public housing. Contact them for questions about their specific programs.
  • Denver's Department of Housing Stability (HOST): This city agency is responsible for Denver's overall housing strategy, investing city funds, creating policy, and managing resident resources like eviction prevention services.
  • U.S. Department of Housing and Urban Development (HUD): HUD is the federal agency that funds and regulates most affordable housing programs. Its website is a key source for official information and lists of approved housing counseling agencies.

Non-Profit Champions and Community Organizations

A robust network of non-profit organizations provides direct services and advocates for residents. The table below outlines some key players.

Table 3: Key Housing Support Organizations in Denver

Organization NameServices OfferedContact InformationBest For…
Brothers RedevelopmentManages Colorado Housing Connects, provides housing counseling, develops and manages affordable properties, offers home modification and repair for seniors/disabled.(303) 202-6340General housing navigation, senior services, and homeownership counseling.
Colorado Coalition for the HomelessProvides integrated housing, healthcare, and supportive services. Operates a portfolio of supportive housing properties.(303) 293-2217Individuals and families who are currently experiencing homelessness and may need integrated health services.
Hope CommunitiesDevelops and manages affordable housing communities with a focus on family-friendly environments and resident services.(303) 860-7747Applying directly for housing in one of their specific, well-regarded properties like Hidden Brook Apartments.
Jewish Family ServiceOffers an Emergency Housing Assistance Program (EHAP) providing limited financial aid, case management, and rapid rehousing services.(303) 597-5000One-time emergency rental or utility assistance to prevent homelessness (when funding is available).
The Salvation ArmyOperates emergency shelters and the "Housing Now" program, which provides transitional housing, case management, and financial literacy for families.(303) 295-3366Families in need of immediate emergency shelter and a structured path to stable housing.
Legal Aid OrganizationsIncludes Colorado Legal Services, Colorado Poverty Law Project, and the Community Economic Defense Project.Varies by org.Free legal representation and counseling for low-income tenants facing eviction.
Contact information and program availability are subject to change. Always call or check the organization's website for the most current information.
The Bigger Picture: Understanding Denver's Housing Crisis

A Systemic Challenge

The personal struggle to find an affordable home in Denver is a symptom of a larger, systemic crisis. It is rooted in powerful economic forces, historical policy decisions, and a chronic mismatch between housing supply and resident needs.

Understanding this context can validate the difficulty of your search. It helps explain why waitlists are so long, competition is so fierce, and the process is so challenging.

A Perfect Storm: Why is Finding an Affordable Home So Hard in Denver?

The difficulty of securing low-income housing in Denver is the result of several overlapping challenges.

The Severe Supply Shortage

At its core, there are not enough homes. Denver faces a housing deficit of up to 18,910 units. This shortage is even worse for the city's lowest-income residents. For every 100 extremely low-income households in Colorado, there are only 29 affordable and available rental units.

Skyrocketing Costs and Stagnant Wages

Since the Great Recession, rent in metro Denver has risen faster relative to income than in any other major U.S. city. High land costs, unique soil conditions that increase development expenses, and construction labor shortages all contribute to the high price of building new housing. While wages have risen, they have not kept pace with this dramatic escalation.

Systemic and Policy Barriers

The crisis is also exacerbated by long-standing policy decisions.

  • Restrictive Zoning: As of 2023, 77% of Denver's residential zoned land was dedicated exclusively to single-family homes, the most expensive and least dense housing type.
  • The "Trickle-Down Housing" Fallacy: The idea that building more luxury housing will eventually make older units more affordable often fails in high-demand markets like Denver. Wealthier renters often occupy moderately priced units, forcing lower-income households to compete for fewer options.
  • Expiring Affordability: Affordability restrictions on thousands of subsidized units built decades ago are now expiring. This allows owners to convert them to market-rate rentals, permanently removing them from the affordable housing stock.
  • Bureaucratic Delays: Denver's lengthy permit approval process, averaging over 200 days for multifamily projects, adds significant time and cost to development.

The Human Cost

These forces have devastating consequences. In 2024, Denver saw a record number of eviction filings. One in four Colorado renters now spends over 50% of their income on housing, leaving little for other necessities. This pressure has contributed to a 90% increase in Colorado's homeless population between 2020 and 2024.

A Glimmer of Hope: What's Being Done?

While the challenges are immense, there are efforts underway to address the crisis.

  • The City of Denver and the State of Colorado are increasing public investment in affordable housing funds.
  • Policy proposals like a statewide "Right of First Refusal" aim to give local governments the chance to purchase at-risk affordable properties before they are lost to the open market.
  • There are ongoing discussions about reforming restrictive zoning codes to allow for more diverse housing types.
  • Each year, developers are awarded Low-Income Housing Tax Credits to build new, high-quality affordable communities across Denver, adding hundreds of units to the city's housing stock.
Conclusion: Your Path Forward

The path to securing a low-income apartment in Denver is challenging, but it is not impossible. By transforming confusion into a clear strategy, you can navigate the system more effectively.

The core strategies in this guide provide a clear path. It begins with understanding your household's Area Median Income (AMI) level. It requires knowing the four primary pathways and their distinct rules. Success is enhanced by proactive preparation and leveraging the support network of helplines and non-profits.

The search can be long, but with knowledge, preparation, and persistence, you can move forward with confidence.

Your Top 3 First Steps

  1. Calculate Your AMI: Use the income table in Part 1 to determine your exact household AMI level. This is your key.
  2. Make the First Call: Contact Colorado Housing Connects at 1-844-926-6632. Explain your situation and ask for guidance. They are the experts in navigating this system.
  3. Start Your Checklist: Begin gathering the documents from the "Application Arsenal" checklist in Part 3. Do not wait for a waitlist to open. Be prepared.
Frequently Asked Questions
How does my credit history affect applying for low income apartments in Denver?

While requirements vary, most housing providers, including the Denver Housing Authority (DHA), will conduct a credit and background check. A poor credit history may not automatically disqualify you, but landlords will review it to assess your reliability as a tenant. They often look for a pattern of responsible payments.

Are there specific low-income housing programs for seniors in Denver?

Yes, Denver has several properties specifically designated for seniors (typically age 62+) and individuals with disabilities. The Denver Housing Authority and other non-profits manage apartment buildings exclusively for these populations, which often feature accessible units and related services. Always check the eligibility requirements for each specific property.

What is the policy on pets in Denver's affordable housing?

Many income-restricted apartments in Denver do allow pets, but with specific rules. The DHA, for instance, typically allows one common household pet (dog or cat) under 30 pounds. A refundable pet deposit and a small non-refundable fee are usually required. Assistance animals are legally exempt from these policies.

Do I have to pay a fee to apply for low-income housing programs?

You should not have to pay a fee to enter a lottery or get on a waiting list for programs like Section 8 or Public Housing managed by the Denver Housing Authority. However, if you apply directly to a privately-owned, income-restricted apartment community, they may charge a nominal application fee to cover screening costs.

Are utilities included in the rent for low income apartments in Denver?

It varies by property. Some buildings may include certain utilities like water or trash in the rent. For programs like the Housing Choice Voucher, you receive a utility allowance to help cover costs you pay directly to the provider. This allowance is based on average costs in the area.

What happens if my income changes while living in a subsidized apartment?

You are required to report any changes to your household income or family size to the housing authority, typically within 10 business days. An increase in income may raise your rent portion, while a decrease could lower it. Failing to report changes can jeopardize your housing assistance.

Can I use my Section 8 voucher to move outside of Denver?

Yes, the Housing Choice Voucher (Section 8) program has a feature called "portability." This allows you to transfer your voucher to another city or state. You must initiate the process with the Denver Housing Authority and then work with the public housing agency in your new jurisdiction.

Can a single person qualify for a low income apartment in Denver?

Absolutely. Eligibility for low income apartments in Denver is based on income and household size, not marital status. Single-person households can qualify for programs and are often eligible for studio or one-bedroom apartments, provided their income falls within the required limits set by HUD.

Are there asset limits for qualifying for affordable housing in Denver?

Yes, in addition to income limits, federal housing programs have a cap on household assets. Generally, your household’s net assets cannot exceed $100,000, and there are restrictions on owning other property suitable for residence. These rules ensure aid goes to those with the greatest need.

How can I find out when housing waiting lists are open in Denver?

The most reliable method is to frequently check the official Denver Housing Authority (DHA) website. Openings are often for a very limited time and operate on a lottery system. Many housing authorities, including those in nearby counties, also offer email newsletters to notify you of upcoming openings.

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