Low Income Apartments: How to Find Affordable Housing (2026)

The Housing Choice Voucher program (commonly called Section 8) is the largest federal rental assistance program. Here is how it works:

How it works: You receive a voucher from your local Public Housing Authority (PHA). You find an apartment from a landlord who accepts vouchers. You pay 30% of your adjusted gross income toward rent. The voucher pays the rest, up to the local Fair Market Rent (FMR) limit.

Example: If your household income is $1,500/month, you pay $450/month. If the apartment rent is $1,200 and the FMR allows it, the voucher pays the remaining $750.

Who qualifies: • Income must be below 50% of the area median income (AMI) — in most areas, this means less than $25,000–$35,000/year for a single person • PHAs must give 75% of new vouchers to "extremely low income" households (below 30% AMI) • U.S. citizenship or eligible immigration status required • No age requirements — available to individuals, families, seniors, and people with disabilities

How to apply: 1. Find your local PHA at hud.gov/program_offices/public_indian_housing/pha/contacts 2. Check if the waitlist is open (many open for brief periods — sometimes just a few days) 3. Submit an application when the list opens 4. Wait for your name to come up (typically 1–5+ years depending on location) 5. Once selected, complete eligibility verification and find a qualifying apartment

Wait list strategies: • Apply at EVERY PHA within commuting distance — waitlists vary dramatically between nearby jurisdictions • Apply in smaller cities and rural areas where waitlists are shorter • Check back regularly — some PHAs purge lists and require you to re-confirm interest • Some PHAs offer preferences that move you up the list: veteran status, disability, homelessness, domestic violence survivor, or local residency

Using your voucher: Once you have a voucher, you typically have 60–120 days to find a qualifying apartment. The apartment must pass a HUD Housing Quality Standards (HQS) inspection. Not all landlords accept vouchers, but it is illegal to discriminate against voucher holders in many states and cities (source-of-income discrimination laws).

LIHTC is one of the best-kept secrets in affordable housing. These are privately owned apartment complexes that received federal tax credits in exchange for offering below-market rents.

How it works: Developers receive tax credits from the IRS to build or rehabilitate affordable housing. In exchange, they must rent a percentage of units to low-income tenants at reduced rates for 15–30 years.

Typical rent savings: LIHTC rents are typically 20–40% below market rate. In a city where a 2BR normally costs $1,500/month, a LIHTC unit might rent for $900–$1,100.

Income limits: To qualify, your household income must be below 50% or 60% of the area median income (AMI), depending on the property. This is roughly $30,000–$45,000/year for a single person in most areas.

Advantages of LIHTC over Section 8: • No voucher needed — you apply directly to the property • No waiting for a government waitlist • Properties are often newer and well-maintained • More flexible criminal background screening policies than public housing • Available in every state — over 3 million units nationwide

How to find LIHTC apartments: • AffordableHousing.com — The largest searchable database of LIHTC properties • HUD User LIHTC Database — huduser.gov/portal/datasets/lihtc.html • Your state's housing finance agency (HFA) maintains a list of LIHTC properties • Call 211 and ask about income-restricted apartments in your area • Search "affordable apartments" or "income-restricted apartments" on Apartments.com and filter by price

Criminal records and LIHTC: LIHTC properties set their own screening policies. Many are more flexible than market-rate apartments because their mission is to serve low-income communities. Some explicitly accept people with criminal records. Always call the property to ask about their screening policy before applying.

Public housing consists of government-owned apartments operated by local Public Housing Authorities (PHAs). There are approximately 970,000 public housing units across the country.

How it works: You apply directly to your local PHA. If accepted, you move into a public housing unit and pay rent based on 30% of your adjusted gross income. Utilities may or may not be included.

Who qualifies: • Income below 80% of AMI (but most tenants are well below this) • U.S. citizenship or eligible immigration status • No minimum or maximum age • Families, individuals, seniors, and people with disabilities

Criminal record screening for public housing:

Federal mandatory denials (cannot be waived): • Lifetime sex offender registrants — permanently barred • Methamphetamine production conviction in federally assisted housing — permanently barred

Federal optional denials (PHA discretion): • Drug-related criminal activity in the past 3 years • Violent criminal activity in the past 3 years • Other criminal activity that threatens health, safety, or peaceful enjoyment

Important: In 2016, HUD issued guidance stating that blanket bans on people with criminal records may violate the Fair Housing Act. PHAs are now encouraged to evaluate each applicant individually, considering the nature and severity of the offense, how long ago it occurred, and evidence of rehabilitation.

Many PHAs have softened their policies significantly since 2016. Some have adopted "ban the box" policies for housing applications. Always ask your PHA about their current criminal background policy.

How to apply: 1. Contact your local PHA (find yours at hud.gov) 2. Request an application 3. Submit all required documents (ID, income verification, household composition) 4. Wait for processing and background check 5. Accept or decline the unit offered

Income limits determine whether you qualify for most affordable housing programs. They are based on the Area Median Income (AMI) for your location.

Income categories: • Extremely Low Income (ELI): 0–30% of AMI • Very Low Income (VLI): 31–50% of AMI • Low Income (LI): 51–80% of AMI

Example income limits (2026, single person household): • National median: $25,000 (ELI), $42,000 (VLI), $67,000 (LI) • High-cost areas (NYC, SF, LA): limits are significantly higher • Rural areas: limits may be lower but housing costs are also lower

What counts as income: • Wages and salaries • Self-employment income • Social Security (including SSI and SSDI) • Pensions and retirement income • Unemployment benefits • Child support and alimony received • TANF / welfare payments

What does NOT count as income: • Food stamps (SNAP benefits) • One-time lump sum payments (insurance settlements, inheritances) • Student financial aid used for education costs • Foster care payments • Amounts received specifically for medical expenses

How to check your area's limits: Visit huduser.gov/portal/datasets/il.html and enter your county. The tool shows exact income limits for each program and household size in your area.

Household size matters: Limits increase with household size. A family of four has a higher income limit than a single person. Each additional household member raises the limit.

A step-by-step approach to finding affordable housing in your area:

Step 1: Apply for Section 8. Even if the waitlist is long, get on it now. Apply at every PHA within your commuting range. Check back regularly to see if new lists are opening.

Step 2: Search LIHTC databases. Go to AffordableHousing.com and search your city. Also check your state's housing finance agency website for a full list of LIHTC properties. Call each property to ask about current availability and waitlists.

Step 3: Call 211. This free helpline connects you to local housing programs, emergency assistance, and affordable housing resources. They know about programs that may not appear in online databases. Available 24/7 in most areas.

Step 4: Search online platforms. • GoSection8.com — Listings from landlords who accept Section 8 vouchers • AffordableHousing.com — LIHTC and affordable housing database • SocialServe.com — Affordable housing listings in many states • Apartments.com — Filter by price to find the most affordable options • HUD Resource Locator — resources.hud.gov

Step 5: Contact local nonprofits and housing organizations. • Habitat for Humanity (habitat.org) — affordable homeownership • National Low Income Housing Coalition (nlihc.org) — advocacy and resources • Your local United Way — housing assistance programs • Local community action agencies — rent assistance and housing search help • Faith-based organizations — many churches and religious organizations operate affordable housing

Step 6: Check with your employer. Some employers offer housing assistance, relocation help, or employee housing programs. Large employers in high-cost areas may have partnerships with nearby apartment complexes.

Step 7: Explore shared housing. Renting a room, finding a roommate, or joining a sober living home can significantly reduce your housing costs while you wait for subsidized housing.

Beyond federal programs, every state and many cities have their own affordable housing programs:

State housing finance agencies (HFAs) — Every state has an HFA that administers affordable housing programs. They manage LIHTC properties, down payment assistance, and sometimes their own rental assistance programs. Find yours at ncsha.org/housing-finance-agencies.

State-funded rental assistance — Some states offer state-funded rental assistance beyond Section 8. These programs vary widely — some provide short-term help, others offer ongoing subsidies.

Local housing trust funds — Over 700 cities and counties have created housing trust funds that provide dedicated funding for affordable housing. These fund new construction, rent subsidies, and supportive housing.

Rapid Rehousing programs — Short-term rental assistance (typically 3–12 months) for people experiencing homelessness or at risk of homelessness. Often administered through Continuum of Care (CoC) organizations. Contact your local CoC or call 211.

Veteran-specific programs: • HUD-VASH — Housing vouchers combined with VA supportive services for homeless veterans. Contact your local VA or call 1-877-424-3838. • SSVF (Supportive Services for Veteran Families) — Rapid rehousing and homelessness prevention for veteran families. Find providers at va.gov/homeless/ssvf. • State veteran housing programs — Many states offer additional housing assistance for veterans.

Disability-specific programs: • Section 811 — Supportive housing for people with disabilities. Very limited availability but worth exploring. • Home and Community-Based Services (HCBS) — Medicaid waiver programs that may include housing assistance. • State mental health authority housing programs — Contact your state's department of mental health.

Senior-specific programs: • Section 202 — Supportive housing for the elderly (62+). Below-market rents with supportive services. • Senior LIHTC properties — Many LIHTC complexes are designated for residents 55+ or 62+. • State and local senior housing — Contact your Area Agency on Aging (eldercare.acl.gov).

If you are facing eviction or cannot pay rent, emergency assistance may be available:

Emergency Rental Assistance Program (ERAP) — While the major COVID-era federal ERAP programs have ended, many state and local jurisdictions continue to operate emergency rental assistance using remaining funds or new state funding. Check with your state's housing agency or call 211.

Salvation Army — Many local branches offer emergency rent assistance. Visit salvationarmy.org or call your local branch.

St. Vincent de Paul — Catholic charitable organization that provides emergency rent and utility assistance regardless of religion. Find a local conference at svdpusa.org.

Modest Needs (modestneeds.org) — Nonprofit that provides grants to help people who are just above poverty level but facing a financial crisis. Grants average $500–$1,000.

Community Action Agencies — Over 1,000 agencies nationwide that provide emergency assistance, housing help, and other services. Find yours at communityactionpartnership.com.

TANF (Temporary Assistance for Needy Families) — State-administered program that provides cash assistance, which can be used for rent. Eligibility varies by state. Apply through your state's human services department.

Churches and faith organizations — Many local churches and religious organizations operate emergency funds for rent, utilities, and other basic needs. Call local churches directly, or contact 211 for a list of faith-based assistance in your area.

Crowdfunding — As a last resort, platforms like GoFundMe can help raise emergency rent money from friends, family, and community members.

Important: Apply for emergency assistance BEFORE you miss a rent payment or receive an eviction notice. Most programs cannot help after a judgment has been entered. The earlier you act, the more options you have.

When you need help finding affordable housing, these hotlines connect you to local resources:

211 (dial 2-1-1) — The most important number for housing help. United Way's 211 helpline connects you to local services including affordable housing, emergency shelters, rental assistance, utility help, food assistance, and more. Available 24/7 in most areas. Also available online at 211.org.

HUD Housing Counseling Line: 1-800-569-4287 — Free housing counseling from HUD-approved agencies. They can help you navigate Section 8, LIHTC, fair housing issues, and foreclosure prevention.

National Domestic Violence Hotline: 1-800-799-7233 — If you are fleeing domestic violence, this hotline can connect you to emergency shelter and housing programs.

SAMHSA National Helpline: 1-800-662-4357 — If you are in recovery, this free helpline can connect you to treatment and sober living resources.

VA Homeless Veteran Hotline: 1-877-424-3838 — For veterans experiencing homelessness or at risk.

Crisis Text Line: Text HOME to 741741 — If you are in crisis and need immediate support.

Legal Aid Hotline — Contact your state's legal aid organization for free legal help with housing issues, eviction defense, and fair housing complaints. Find one at lsc.gov or call 211.

Tip: When you call 211, write down the names, phone numbers, and addresses of every resource they mention. Ask specifically about: Section 8 waitlist status, LIHTC properties in your area, emergency rental assistance programs, and housing programs for people with criminal records.