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Two families of programs
Deep-subsidy programs pay the difference between what you can afford (about 30% of adjusted income) and the rent. They serve the lowest-income households and have the longest waits.
Income-restricted programs cap rents at levels affordable to a target income (often 50% or 60% of area median income). Rent doesn’t fall when your income falls, so they work best for households near the target income—or with a voucher.
The comparison table
| Program | Your rent | Income limit (typical) | Assistance tied to | Where to apply | Moves with you? |
|---|---|---|---|---|---|
| Housing Choice Voucher (Section 8) | ~30% of adjusted income (more if rent exceeds payment standard) | 50% AMI (75% of new vouchers to ≤30% AMI) | Household | Local housing agency | Yes (portability) |
| Public housing | ~30% of adjusted income or flat rent | 80% AMI (40% of admissions ≤30% AMI) | Agency-owned unit | Local housing agency | No |
| Project-Based Vouchers (PBV) | ~30% of adjusted income | 50% AMI (most) | Unit | Agency PBV list or property | After 1 year, can request a voucher |
| Project-Based Rental Assistance (HUD multifamily Section 8) | ~30% of adjusted income | 80% AMI (40% of turnover ≤30% AMI) | Unit | Property office | No |
| Section 202 (elderly) / 811 (disability) | ~30% of adjusted income | 50% AMI (202); ≤30% AMI for 811 PRA units | Unit | Property office | No |
| USDA Section 515 with Rental Assistance | ~30% of adjusted income | Very low/low/moderate | Unit | Property office | No |
| Low-Income Housing Tax Credit | Fixed maximum rent based on AMI | 50–60% AMI (up to 80% with averaging) | Unit | Property office | No |
| HOME-funded rentals | Fixed rent (High/Low HOME rents) | 60–80% AMI | Unit | Property office | No |
| Inclusionary / below-market-rate units | Fixed below-market rent | Often 50–120% AMI | Unit | City lottery or property | No |
| Emergency rental assistance | One-time or short-term payments | Varies (often ≤50–80% AMI) | Household | City, county, nonprofits | N/A |
| Rapid rehousing | Temporary subsidy that declines | Homeless households | Household | Coordinated entry | Usually within the area |
Housing Choice Vouchers
The most flexible option: you choose a private rental that meets program standards, and the agency pays the owner its share each month. The catch is access—lists are often closed or years long, and you must find a willing landlord before the voucher expires. See the Section 8 hub.
Public housing
Owned and managed by housing agencies. There’s no landlord search, rent is income-based (or a flat rent you choose), and some buildings are designated for seniors or people with disabilities. Your choices are limited to the agency’s properties. See how to apply for public housing.
Project-based Section 8 and HUD multifamily housing
Privately owned properties with a subsidy contract. You apply at each property, and rent is income-based. Many older properties are senior buildings. PBV residents can request a tenant-based voucher after one year. See project-based Section 8.
Section 202 and Section 811
- Section 202 properties provide supportive housing for very low-income households with at least one member 62 or older.
- Section 811 provides housing for very low-income adults with disabilities, often with voluntary supportive services.
Both are applied for at the property. See housing for seniors and disability housing.
USDA rural rentals
Section 515 apartments in rural towns, with Section 521 Rental Assistance for the lowest-income tenants. See USDA rural rental housing.
Tax credit apartments
The largest source of newer affordable apartments. Rents are fixed below-market amounts and owners can’t refuse voucher holders. Watch for minimum income requirements. See LIHTC apartments.
HOME and local programs
Cities, counties, and states use federal HOME funds, housing trust funds, and local bonds to create income-restricted units, and some fund their own rental subsidies or tenant-based rental assistance (TBRA) for specific groups. Many cities also require developers to include below-market-rate units in new buildings, often filled by lottery. See affordable housing lotteries.
Which should you apply for?
- Income under 30% of AMI: prioritize deep-subsidy programs (vouchers, public housing, project-based, 202/811, USDA RA). Add tax credit units only if you have or expect a voucher or can meet minimum income rules.
- Income 30–60% of AMI: apply to deep-subsidy lists and tax credit properties, which may be affordable at your income.
- Income 60–80% of AMI: public housing and PBRA may still be options; look at tax credit units with income averaging, HOME units, and local moderate-income programs.
- In crisis now: start with emergency help in parallel; long-term programs can’t help this month.
Practical strategy
- List every housing agency and property in areas you could live.
- Apply to all open lists that fit, and note which are lotteries.
- Track each application in one place with confirmation numbers and update deadlines.
- Respond to every update letter.
- Keep searching for other options while you wait; accept the first good offer that meets your needs.
Frequently asked questions
Can I apply for more than one affordable housing program?
Yes. Programs and properties keep separate lists, and applying to several is the most effective strategy. When you accept assistance from one, other programs may remove you or require you to choose.
Is every income-restricted apartment Section 8?
No. Tax credit, HOME, and inclusionary units restrict incomes and rents without a Section 8 subsidy. Their rents are fixed below-market amounts, not a percentage of your income—unless you bring a voucher or the unit also has project-based assistance.
Which program has the shortest wait?
It varies by place, but income-restricted tax credit apartments and senior or disability buildings often have shorter waits than tenant-based vouchers. Project-based properties in less-demanded locations can also move faster. Ask each property how many people are on its list and how many units turn over each year.
Which program is best if I have very low income?
Programs that set rent at about 30% of income—vouchers, public housing, project-based Section 8, USDA Rental Assistance, and Section 202/811 properties—protect very low-income households best. Tax credit units can still cost more than half of a very low income unless paired with a voucher.
Sources and verification
Use these sources to check program rules. Funding, openings, and local procedures must be confirmed with the agency handling your application.
- Rental housing programsUSAGov
- Income Eligibility and Rent in HUD Rental Assistance Programs: FAQsCongressional Research Service
- HUD Resource LocatorU.S. Department of Housing and Urban Development
- Multi-Family Housing RentalsUSDA Rural Development
- Low-Income Housing Tax Credit databaseHUD USER
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