Low Income Apartments: Public Housing, Section 8, Tax Credit and USDA Rentals, Income Limits, and How to Apply

Main types of low income apartments

“Low income apartment” is a catch-all name. When you call around, it helps to know which program a building uses, because that decides who qualifies, how rent is set, and how you apply.

Public housing

Public housing is owned and run by a local public housing agency (PHA), sometimes called a housing authority. Federal rules in 24 CFR 960.201 limit admission to low-income families, which means up to about 80% of area median income. Under 24 CFR 960.202, at least 40% of the families a PHA admits from its waiting list each year must be extremely low income. Rent is based on your income. See our public housing guide for more.

Housing Choice Vouchers (Section 8)

A voucher is not tied to one building. You rent from a private landlord who agrees to take part, and the PHA pays part of the rent directly to the landlord. Under 24 CFR 982.201, the general income limit is very low income, about 50% of AMI, and at least 75% of new vouchers each year go to extremely low-income families. Our housing choice voucher program guide covers how vouchers work in detail.

Tax credit (LIHTC) apartments

The Low-Income Housing Tax Credit gives developers a federal tax break for keeping some or all units affordable. Under 26 U.S.C. 42, a property must rent either at least 20% of its units to people at or below 50% of AMI, or at least 40% to people at or below 60% of AMI, or use income averaging, where units can serve people up to 80% of AMI as long as the average stays at 60% or below. Rents are capped based on the area income limit, not on your income. HUD keeps a national LIHTC database of these properties.

HUD-subsidized private buildings

Some privately owned buildings have a contract with HUD so tenants pay about 30% of income. These include project-based Section 8 buildings, Section 202 housing for older adults, and Section 811 housing for people with disabilities. You apply at each building’s management office, not the PHA. For older adults, see low income senior housing.

USDA Rural Development rentals

In rural areas, USDA finances apartment complexes for very low, low, and moderate-income households. Some units also have USDA rental assistance. More on these below.

Programs side by side

Income limits and area median income

Almost every low income apartment program uses area median income, or AMI. It is the middle household income for your county or metro area, adjusted for household size. HUD publishes new income limits each year for every area. Because AMI is very different from place to place, a household that qualifies in one county may earn too much in another.

For a sense of scale, the 2026 HHS poverty guideline is $15,960 for one person, plus $5,680 for each added person. In many areas, 30% of AMI is above that, so the AMI figure applies. To find your exact limits, ask your PHA or a property manager, or look up your county in HUD’s income limits on HUD User.

Income counts everyone in the household and most sources: wages, Social Security, SSI, child support, unemployment, and pensions. Some items are left out or deducted, such as part of the earnings of full-time students and certain medical and child care costs. The property or PHA does the math, so report everything and let them decide.

How your rent is figured

In public housing, voucher, and most HUD-subsidized units, your share is called the total tenant payment. Under 24 CFR 5.628, it is the highest of:

• 30% of your monthly adjusted income,
• 10% of your monthly gross income,
• a welfare rent, in the few places that use one, or
• a minimum rent the agency sets.

Under 24 CFR 5.630, a PHA may set a minimum rent of up to $50 for public housing and vouchers, and it must grant a hardship exemption if you cannot pay it because of a lost job, a death in the family, or similar hardship. Adjusted income means your gross income minus allowed deductions, such as amounts for dependents and for older or disabled household members.

With a voucher, you may pay more than 30% if you choose a unit that rents above the PHA’s payment standard. When you first move in, your share cannot be more than 40% of adjusted monthly income.

Tax credit apartments work differently. The rent is a fixed amount set by the area income limit, whatever you earn. If your income is very low, the rent may still be hard to pay unless you also have a voucher. Many tax credit properties accept vouchers, so ask.

Where to search for openings

No single list covers every low income apartment. Use several of these at once:

1. HUD’s resource locator. resources.hud.gov maps public housing agencies, HUD-subsidized apartments, and other HUD resources by address.
2. Your local PHA. Call or visit to ask which lists are open for public housing and vouchers, and whether it manages other affordable buildings. USA.gov explains how to find and contact your PHA.
3. HUD’s rental assistance page. HUD rental assistance links to state and local help.
4. Your state housing finance agency. Most states post lists of tax credit properties with phone numbers.
5. The USDA rental search for rural areas, covered in the next section.
6. 211. Dial 211 for local affordable housing lists and nonprofit housing groups.

When you call a property, ask: “Do you have any vacancies or a short waiting list? What is the income limit for my household size? Do you accept vouchers?” Write down the date and who you spoke to. If you need housing quickly, see low income housing with no waiting list.

USDA rentals in small towns

USDA Rural Development finances apartment complexes in rural areas and small towns, often called Section 515 housing. Under 7 CFR 3560.152, tenants generally must be U.S. citizens or qualified aliens and must qualify as very low, low, or moderate income. Some complexes are set aside for older adults or people with disabilities.

Many units also come with USDA rental assistance, which brings your rent down based on your income. Rural properties often have shorter lists than city public housing. Search by state and county with the USDA multifamily housing rental search, then call the property manager to apply. Ask whether rental assistance is available in the unit you would get.

How long is the wait for low-income housing?

It depends on the program and the place. There is no national average we can point to with confidence. In many large cities, public housing and voucher waits can last years, and some voucher lists open only for a few days and then close or use a lottery. Smaller towns and tax credit properties often move faster.

Ways to improve your odds:

• Apply to many lists. You can be on public housing, voucher, and several property lists at the same time.
• Ask about preferences. PHAs may give preference to people who are homeless, elderly, disabled, veterans, local residents, or working families. Each agency picks its own.
• Keep your contact details current. If a letter comes back or you miss a deadline to answer, you can be dropped.
• Look beyond your city. Nearby counties may have shorter waits. A voucher can often be moved after the first year.
• Check in on a schedule. Ask each list how often you should confirm you are still interested.

Legitimate waiting lists never charge to sign up. Be wary of websites that promise to move you up a list for a fee. The FTC warns about rental listing scams, such as ads for units that do not exist or requests for a deposit before you see the place.

Screening, denials, and your rights

Being income-eligible is the first step. Housing authorities and property owners also screen applicants. Common checks include:

• Rental history, including past evictions and money owed to a landlord or housing agency.
• Criminal history, within limits. Federal rules require denial in a few cases, such as lifetime sex offender registration, and let agencies consider other history.
• Citizenship or eligible immigration status. Mixed-status families may get prorated help in HUD programs.
• Credit, at some private and tax credit properties.

If a PHA denies you, it must tell you why in writing and explain how to ask for an informal review. Ask for one if you think the decision is wrong, and bring proof such as a paid-off balance or a letter from a case worker. If you have a disability, you can ask for a reasonable accommodation in the application process. If past evictions are the problem, see low income housing with an eviction.

What documents do I need to apply?

Expect to show photo ID, Social Security numbers for the people applying, proof of income for the last 30 days, and proof of where you live, plus any paper that shows the emergency itself. Our document checklist explains what counts for each item and what to do if something is missing. If you don't have everything yet, apply anyway and ask the office how long you have to bring the rest.

Applying for low income apartments, step by step

1. Check your income against your county’s limits by asking the PHA or a property manager.
2. Search HUD’s resource locator, your state’s tax credit list, and the USDA rental search.
3. Apply to your PHA for public housing and any open voucher list.
4. Apply to several properties directly, especially tax credit, HUD-subsidized, and rural ones.
5. Gather your documents so you can answer quickly when called.
6. Keep a log of every list, the date you applied, and when to check in.
7. Update your address and phone with every list whenever they change.

Related guides

• Section 8 homeownership program eligibility
• Low income housing for single mothers
• Fastest way to get Section 8
• Senior subsidized housing

Frequently asked questions

This guide is general information. Income limits, waiting lists, and screening rules are set by HUD, USDA, and each housing agency or property, and they change. National Relief Program is an independent website and is not affiliated with HUD, USDA, any housing authority, or any government agency.