How to find LIHTC apartments near you: a practical guide

Last updated June 19, 2026

LIHTC apartments — income-restricted housing built with the Low Income Housing Tax Credit — don't require a Section 8 voucher. You apply directly to the property, the same way you'd apply for any apartment, as long as your income falls below the building's limit.

This makes LIHTC a separate path to affordable housing, and in some markets a faster one. Here's how to find these properties, what it takes to qualify, and what the process looks like once you've found one.

What LIHTC housing is (and isn't)

LIHTC stands for Low Income Housing Tax Credit, sometimes written as Section 42. These are privately owned and managed apartment communities where the developer received federal tax credits in exchange for keeping rents below market rate and restricting tenants to households below certain income thresholds — typically for 30 years.

A few things LIHTC is not:

• Not Section 8. There's no PHA involved, no voucher required, no Housing Quality Standards inspection on your behalf, and no housing assistance payment. You apply to the property and rent from the landlord directly.
• Not public housing. These are privately managed properties, often run by professional management companies, and they vary widely in quality and amenities.
• Not income-adjusted rent. Your rent at a LIHTC property is set by a formula based on the area's median income — not on what you actually earn. Everyone in the same unit type pays the same rent.

That last point matters. For households with incomes closer to the middle of the eligible range, LIHTC can be a good deal — below-market rent without waiting for a voucher. For households with very low incomes, the fixed rent may still represent a large share of take-home pay. A Section 8 voucher always caps your share at 30% of your adjusted income; LIHTC doesn't. See Section 8 vs. Section 42 / LIHTC for how the rent formulas actually work.

Where to search for LIHTC apartments

There's no single national database with every LIHTC vacancy, but several resources together give you good coverage:

AffordableHousingOnline.com is one of the most comprehensive directories of income-restricted housing, searchable by city or ZIP code. It includes LIHTC properties, public housing, project-based Section 8, and other affordable housing types. Filter results carefully — the site mixes program types, and a listing may not make it obvious whether the property is LIHTC or voucher-accepting. Call to confirm.

Your state housing finance agency (HFA) administers the LIHTC program and typically maintains a searchable directory of funded properties. Every state has one. Search "[your state] housing finance agency affordable housing" to find it. State HFA sites often show which properties are currently accepting applications or have open waiting lists.

211.org — call or text 211 to reach a local social services helpline. They maintain lists of affordable housing resources by area, including LIHTC properties with current openings, and can sometimes tell you which properties are actively accepting applications right now.

Your local housing authority (PHA) — even though LIHTC is separate from the voucher program, many PHAs maintain lists of affordable housing resources in their area, including LIHTC properties. It's worth asking when you're in contact with them.

Direct outreach — if you're looking in a specific neighborhood, it's worth walking or driving through to look for affordable housing complexes. LIHTC properties are required to display information about their program. A quick call to inquire about income limits and wait times costs nothing.

Income limits: what qualifies you

Each LIHTC property sets income limits based on its tax credit agreement. Most use one of two thresholds:

• 50% AMI — your total household income must be below 50% of the Area Median Income for your metro area
• 60% AMI — your income must be below 60% AMI

AMI is the midpoint household income for your area, published annually by HUD. Limits are adjusted for household size — a family of four has a higher limit than a single person at the same percentage. When a property quotes you an income limit, confirm it's for your household size.

Some buildings have a mix: certain units at 50% AMI, others at 60% AMI. You might qualify for some but not others in the same building.

Income limits update every spring. A household that qualified last year might not qualify this year if their income rose or local AMI went up. If you're on a waiting list and your financial situation has changed, let the property know.

Income counted for LIHTC purposes typically includes wages, self-employment income, Social Security and disability benefits, child support, alimony, and other regular payments. The property's compliance staff will walk you through what applies in your situation.

Applying to a LIHTC property

Each property manages its own application process — there's no central application like the PHA waiting list for Section 8. Steps typically look like this:

1. Call ahead — ask whether they're accepting applications, whether they have units available at your household size, and what income limits apply. This saves a trip if the list is closed.

2. Complete the application — a standard rental application plus income certification paperwork specific to LIHTC compliance. The income section is detailed: the property's compliance team needs to verify every source of income for every adult in your household.

3. Provide documentation. Expect to bring:

   • Government-issued ID for all adult household members
   • Social Security cards or documentation for all household members
   • Pay stubs (typically 2–3 months' worth)
   • Prior-year federal tax returns
   • Benefit award letters (Social Security, SSI, child support orders, pension statements)
   • Bank statements are often required as well

4. Wait. If the property has a waiting list, you'll be added and notified when your position comes up. Wait times vary enormously — some properties turn over quickly; others have lists that are several years long.

5. Annual recertification. Once you move in, LIHTC properties are required to verify your income every year. If your income rises above the income limit, you won't be immediately evicted — there's an "available unit rule" that requires the property to house you in the next available unit that fits your income, rather than removing you outright. Your rent may change as AMI figures update.

LIHTC vs. waiting for a Section 8 voucher

These aren't mutually exclusive — you can pursue both at the same time, and many households do.

The main tradeoffs:

Section 8 voucher: Your rent share is always 30% of your adjusted income, which is a much better deal if your income is very low. But voucher waiting lists can be years long, and many PHAs have closed their lists entirely. Once you have a voucher, you can use it at any qualifying unit — you're not tied to a specific building.

LIHTC: No voucher required. You can apply to multiple LIHTC properties in parallel, which gives you more chances at once. Rents are below market but fixed — not adjusted to your income. For households with income closer to the 50%–60% AMI range, LIHTC rents can be genuinely affordable; for households well below that, the math may not work.

If you're considering both paths: check whether your local PHA's waiting list is currently open, apply if it is, and apply to LIHTC properties simultaneously. You can decline a LIHTC offer if your voucher comes through first, and you can use your voucher at a different building if the LIHTC application doesn't work out.

For a side-by-side comparison of how Section 8 vouchers and LIHTC differ in practice — including the rent formulas and why the programs don't automatically overlap — see Section 8 vs. Section 42 / LIHTC. For tools that help specifically with voucher searches, see Find rental housing search tools.