Sacramento County a county in California

This county is served by the Sacramento Housing and Redevelopment Agency

Sacramento Housing and Redevelopment Agency
Section 8 Waiting List Status: Open Indefinitely

Affordable Housing Online is tracking the status of the Section 8 Housing Choice Voucher Waiting List. This is what we know as of our most recent update on May 24th, 2016

Please note: The Sacramento Housing and Redevelopment Authority covers the County and City of Sacramento, CA.

The Sacramento Housing and Redevelopment Authority (SHRA) is currently accepting Section 8 Project-Based Voucher waiting list applications.

IMPORTANT NOTE: This is NOT the Section 8 Housing Choice Voucher program. The Section 8 Project-Based Voucher program operates similarly to Public Housing, in which tenants must live in a specific unit to receive housing assistance. For HCV information, please scroll down below the PBV section.

To apply, visit the Housing Choice Voucher Program page here, and scroll down to the "Project-based assistance" section. Click the "Click here to apply" link on the right to apply to your desired property.

Important note: Applicants who have been placed on the waiting list must inform the housing authority immediately if your application information changes (such as contact information, income, and household members). In the case that the office sends a notice that does not get returned, or if application information is out of date, your name may be terminated from the waiting list. Contact the housing authority to find out how to update application information.

For more information, visit the SHRA website, or call the office at (916) 444-9210.

The Sacramento Housing and Redevelopment Authority (SHRA) Section 8 Housing Choice Voucher waiting list is currently closed. It was last open in September 2015, and prior to that for nearly two weeks in September 2014. There is no notice of when this waiting list will reopen.

To apply during the opening period, applicants were required to complete the online pre-application. The pre-application was available online only.

Important note: Applicants who have been placed on the waiting list must inform the housing authority immediately if your application information changes (such as contact information, income, and household members). In the case that the office sends a notice that does not get returned, or if application information is out of date, your name may be terminated from the waiting list. Contact the housing authority to find out how to update application information.

For more information, visit the SHRA website, or call the office at (916) 444-9210.

Sacramento Housing and Redevelopment Agency
Public Housing Waiting List Statuses

Family Senior Other
OpenOpenN/A

Please note: The Sacramento Housing and Redevelopment Authority covers the County and City of Sacramento, CA.

The Sacramento Housing and Redevelopment Agency (SHRA) is currently accepting Public Housing waiting list pre-applications for families and senior/disabled households.

The SHRA manages more than 3,000 Public Housing units located throughout the City and County of Sacramento, CA.

To apply, visit the Public Housing page here. Click the "Click here to apply" link on the right to apply to your desired property.

Important note: Applicants will receive a confirmation number when either applying, or being placed on the waiting list, depending on housing authority policy. It is important to keep that number in a safe, easy to access place. It will be needed any time when referencing your pre-application with the housing authority.

If any of your application information changes from the time you submitted the original pre-application (such as contact information, income, and household members), inform the housing authority immediately. In the case that the office sends a notice that does not get returned, or if application information is out of date, your name may be terminated from the waiting list. Please contact the housing authority to find out its policy on updating pre-application information.

For more information, visit the SHRA website, or call the office at (916) 444-9210.

Market Overview

Sacramento County is a county in California. The population of Sacramento County, according to the 2010 Census, is 1,418,788. The total number of households in the county is 513,945. The average household size for Sacramento County is 2.47. The total number of renter households in the county is 218,463 which means that 42.5% of households are renter households.

Sacramento County’s Federally assisted affordable rental housing stock includes properties financed through the following programs:

ProgramPropertiesUnits
Section 8 67 4,456
LIHTC 134 16,393
Section 202 10 632
Section 811 3 52
Public Housing 28 2,880
Total 194 21,902
Note: The total does not necessarily equal the sum of each program as some properties may participate in multiple funding programs.

The average number of units per property for affordable rentals in Sacramento County is 112.90. The largest Federally assisted affordable rental community in the county is Logan Park Apartments at 661 units and the smallest is Quail Vista Apartments at 5 unit(s). 37 apartment properties provide housing for seniors containing 4,189 units. Of the 21,902 units, 8,020 units include some form of rental assistance (like Section 8) to make rent more affordable for very low income families.

Cities with Federally Assisted Projects in Sacramento County

CityPropertiesUnits
Sacramento 140 15,756
Elk Grove 13 1,858
Antelope 5 946
Citrus Heights 5 720
Folsom 6 518
North Highlands 5 511
Rancho Cordova 6 477
Carmichael 5 433
Galt 5 300
Fair Oaks 3 299
Mcclellan 1 84

Federally Assisted Units By Property

Name Total Units
† This Property is Federally Assisted though Unit Counts are not available from HUD.

Rental Assistance for Tenants in Sacramento County

Rental assistance is a type of housing subsidy that pays for a portion of a renter’s monthly housing costs, including rent and tenant paid utilities. This housing assistance can come in the form of Section 8 Housing Choice Vouchers, project-based Section 8 contracts, public housing, USDA Rental Assistance (in Section 515 properties) as well as HUD Section 202 and 811 properties.

In Sacramento County, there are 100 affordable housing properties providing rental assistance to 8,020 very low income households. In addition, Sacramento Housing and Redevelopment Agency provides 11,765 Section 8 rental vouchers in Sacramento County.

To qualify for most rental assistance programs a renter must earn no more than 50% of the Area Median Income (AMI). In some cases, rental assistance is reserved for renters earning 30% or less of the AMI. In Sacramento County, to qualify for Section 8 assistance, a renter household containing four persons must earn $34,700 or less. For some targeted rental assistance programs, a renter household of four can’t earn more than $24,300.

It’s important to remember that in many rental assistance programs there are minimum rent regulations requiring assistance recipients to make a minimum payment of between $25 and $50 per month no matter how low their income.

HUD Assistance Income Limits

Persons
1234
$24,300$27,800$31,250$34,700
Persons
1234
$14,600$16,650$20,160$24,300

Income Limits

All affordable housing programs provided by or through the government have maximum income limits to qualify for assistance. These income limits are typically derived from the Area Median Income (AMI), the theoretical family income of the average household in a given geography.

The AMI is updated each year for each geographical area taking into consideration numerous economic indicators. The geographical areas used for establishing the AMI are either Metropolitan Statistical Areas (MSA’s) or counties.

Sacramento County is in the Sacramento--Arden-Arcade--Roseville, CA HUD Metro FMR Area MSA. The 2016 Area Median Income for a family of four in Sacramento County is $69,400.

The income limits used for Section 8, public housing, Low Income Housing Tax Credits. the HOME program and other Federal programs all are derived from the HUD defined AMI.

Low Income Housing Tax Credit Income Limits

Persons
1234
$29,160$33,360$37,500$41,640
Persons
1234
$24,300$27,800$31,250$34,700

Fair Market Rents (FMR)

HUD establishes a Fair Market Rent each year for each Metropolitan Statistical Area in the country. This rent standard is used to establish Payment Standards for the Section 8 Housing Choice Voucher program, maximum rents in HOME financed rental projects and initial rents for Section 8 project based assistance. HUD establishes FMR’s for 530 MSA’s and 2,045 counties nationwide each fiscal year.

The FMR is largely a statistical derivative of the US Census Bureau's American Community Survey (ACS) 5 year estimates for 2 bedroom median rent.

Calculating the maximum allowable rents under various subsidy programs is complex and each program has slightly different rules. In the Section 8 Housing Choice Voucher and Project Based Assistance programs, maximum rents a landlord may charge include any tenant paid utility costs.

This utility allowance includes all necessary utilities like water/sewer, trash, heat, electricity or gas. Cable television, telephone, Internet and other non-essential utilities are excluded from this allowance.

In Project Based Section 8 properties, the owner sets the utility allowance after conducting a utility cost analysis. The amount of the allowance is reviewed and approved by HUD. The utility allowance is different for each size dwelling unit.

In the Housing Choice Voucher program, utility allowances are set by the Public Housing Authority (PHA) that administers the program. The PHA sets the allowance based on reasonable utility costs for similar types and sizes of housing units to the unit the voucher holder is renting.

In Section 8 Project Based apartment communities, the maximum rent a tenant may pay is set by the landlord and approved by HUD each year. Initially, the rent charged by the apartment property is limited to the FMR for the area. In some instances, HUD may approve an initial rent of up to 120% of the FMR for the area. Owners may request and HUD may approve annual contract rent increases based on an Annual Adjustment Factor (AAF) determined by local housing and utility costs changes Though contract rents are seldom exactly the same amount as the Fair Market Rent for the area and each Project Based apartment property will have its own contract rent, the FMR can be used as an approximate guide of what maximum contract rents might be.

The amount a Section 8 Project Based tenant will pay is 30% of their adjusted income.

In the Housing Choice Voucher program, the maximum amount the housing authority will pay a landlord is established each year for similar types and sizes of units and is called a Payment Standard. Each housing authority sets its own Payment Standard and usually sets the amount at between 90% and 110% of the Fair Market Rent for the area.

The amount a voucher holder pays for rent, often referred to as a Tenant Contribution, is equal to 30% of their income. If the rental the tenant selects has rent higher than the housing authority Payment Standard, a tenant may pay up to 40% of their income to make up the difference. At least initially, the tenant would not be allowed to pay more than 40% of their income and would have to find a different rental that has a qualifying rent amount.

In Sacramento County, under the Section 8 Housing Choice Voucher program, the Sacramento Housing and Redevelopment Agency might pay a landlord with a two bedroom apartment to rent about $1,036 minus the utility allowance. Likewise, a renter in Sacramento County with a Section 8 voucher looking to rent a 3 bedroom apartment must find a rental that rents for about $1,508 per month (including the utility allowance). Any amount more than that, the voucher holder could pay the difference as long as they aren’t paying more than 40% of their income. (Note: These rent amounts are approximate since the housing authority’s Payment Standard is likely to be slightly different than HUD’s published FMR. These FMR’s should only be used as a guide. Check with the Sacramento Housing and Redevelopment Agency for their actual HCV Payment Standard.)

2017 Fair Market Rents

Bedrooms
01234
$720 $821 $1,036 $1,508 $1,825

Fair Market Rent Percentage Change Since 1988

The affordable housing industry has long used the FMR as barometer for local rents. Though the geographic areas FMR’s are based on are broad and there are often wide variations in neighborhood rents throughout an MSA, in general, the FMR is one of the best quick tools one can use to judge housing costs in a place.

We took a look at historic FMR’s in Sacramento County and found that they have risen an average of 2.78% year over year. The first year in our sample is 1985 when the two bedroom FMR was $411. That same 2 bedroom apartment rent had increased to $1073 by 2013. In 2003 the two bedroom FMR in Sacramento County saw it’s largest single year increase going up by 29.48%.

It’s also interesting to look at the FMR compared to the Consumer Price Index’s housing index to understand how Sacramento County rents have fluctuated in comparison to the rest of the Nation. The consumer price index grew an average of -0.89% year over year. The two bedroom FMR in Sacramento County has grown faster than the CPI indicating faster than average rent growth in the market.

The largest single year of 2 bedroom FMR growth was in 2003 at 29.48% while the smallest year of growth was 2015 with a 5.6% decrease.

1,418,788

Population

2.47

Average Household Size

584,466

Total Renters

218,463

Renter Households

513,945

Total Households

High Renter
(95th percentile)

Renters or Owners

42.5%

% of Renter Households

$1,007

Median Rent

$62,244

Median Family Income

53.9%

Renters Overburdened

8.80%

Households in 60-80% AMI Range

21,902

Federally Assisted Units

194

Federally Assisted Projects

134/16,393

Tax Credit Projects/Units

67/4,456

Section 8 Projects/Units

10/632

Section 202 Projects/Units

3/52

Section 811 Projects/Units

37/4,189

Senior Projects/Units

8,020

Units with Project Based Rent Subsidy

112.9

Average Units Per Property

$2,914,107,600/year

Gross Rent Paid By All Renters

14.4%

Renters with No Vehicle

11.2%

Renters Below Poverty Level

11%

Renters Who Taxi, Bike, or Walk to Work

3.2%

Renters Who Use Public Transit to Work

38.5%

Renters With Children

15,267

Vacant Units For Rent

6.5%

Vacancy Rate

4.6%

Units With Utilities Included In Rent

California

State