Washington a city in District of Columbia

This city is served by the DC Housing Authority

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Market Overview

Washington is a city in District of Columbia. The population of Washington, according to the 2010 Census, is 601,723. The total number of households in the city is 266,707. The average household size for Washington is 1.87. The total number of renter households in the city is 154,652 which means that 58% of households are renter households.

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

ProgramPropertiesUnits
Section 8 87 9,942
LIHTC 103 15,717
Section 202 20 1,293
Section 811 8 141
Public Housing 6
Total 190 27,626
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 Washington is 145.40. The largest Federally assisted affordable rental community in the city is Wingate Towers And Garden Apartments at 714 units and the smallest is Delores Satterfield at 1 unit(s). 40 apartment properties provide housing for seniors containing 4,180 units. Of the 27,626 units, 11,376 units include some form of rental assistance (like Section 8) to make rent more affordable for very low income families.

Federally Assisted Units By Property

Name Total Units
Wingate Towers And Garden Apartments 714
Paradise Manor 653
Capitol Park Plaza 648
Mayfair Mansions 569
Fort Chaplin Park 549
Brookland Manor Aka Brentwood Village 535
Edmonston 470
Southview I &i II 410
Columbia Heights Village Apartments 406
Stanton-wellington Apartments Dba Forest Ridg 398
Worthington Woods Apartments 392
Stanton Glenn Apartments 378
C/o United Planning Organization 347
Parkside Terrace Apartments 316
Carver Terrace 312
Edgewood Terrace I 309
Fort. Lincoln Senior Village III 306
Museum Square One Apartments 302
Tyler House 284
Benning Park Terrace 281
Belmont Crossing Aka Jeffrey Garden 273
Parkway Overlook East 266
Meadowbrook Run 259
The Vista 258
Edgewood Terrace Section IV Aka The Vista 258
Orchard Park Village Aka Southview I/ii 257
Southern Hills Apartments 255
Shipley Park Apartments 249
Cavalier Apartments 233
Villages of Parklands-manor Village Apartments 230
Oxford Manor 226
Rockburne Estates 224
Gibson Plaza 217
Congress Park II 214
Huntwood Courts 214
Congress Park II 214
Fairmont I & II 205
Capitol Hill Towers 204
Huntington Village 204
Wdc-i 202
Hunter Pines East Apartments 202
The Parke 200
Sursum Corda Cooperative 199
Southern Hills Apartments 196
Atlantic Terrace Ltd. C/o Winn Development C 196
Fort Lincoln Senior Village I 187
Douglas Knoll Cooperative 185
Golden Rule Apartments 183
The Pentacle 182
Accessibuild I Henson Ridge Ufas 182
Wheeler Creek 180
Friendship Terrace Apartments 180
Fort Lincoln Senior Village II 177
Woodmont Crossing 176
Ncba Estates 175
Lotus Square Apartments 172
Campbell Heights 170
Congress Park I 163
Congress Park I 163
Northwest Coop No 15 162
Capper Acc Townhomes-phase I 162
Burke Park 160
Washington Overlook 158
Henson Ridge I Frederick Douglass 157
Southern Ridge Apartments 156
Wah Luck House 153
Douglass Glen Gardens 152
Dhaka House 152
Wardman Court Apartments 152
Elsinore Courtyards Apartments 151
Capitol Gateway Senior Estates 151
Park Road Apartments 150
Delta Towers 150
Benning Heights 148
Asbury Dwellings 147
Northwest Cooperative No 17 145
St. Mary 140
400 M Street 138
Friendship Court 136
Immaculate Conception 136
Finsbury Square 134
Carmel Plaza North 133
R Street Apartments 130
King Towers 129
Parkchester Housing Coop 128
The View 127
Barnaby Manor Aka The Gregory 126
Royal Courts 126
River Hill Cih Bolling View 126
Savannah Ridge Apartments 125
Parcel Five Apartments 123
Lincoln Westmoreland II 122
Trinity Towers 122
Golden Rule Plaza 119
Langston Lane 118
Langston Lane 118
The Grays On Pennsylvania 118
Jubilee Housing Phase I 118
Wheeler Terrace Apartments 116
Faircliff Plaza West 112
Crescent Park Village 110
Stoneridge I 109
Atlantic Gardens 108
Lincoln Westmoreland I 108
St James Mutual Home 107
Aspen Courts 105
Carver Senior Apartments 104
Capitol Manor 102
Triangle View Senior Aka Eastgate Senior 101
Savannah Heights Apartments 100
The Green Valley Apartments 100
Franklin Commons 100
Jasper 29t Apartments 98
Fairlawn Marshall Aka Dudley Scattered Sites 98
Benning Courts 97
Allen House Apartments 96
Carver Hall Apartments 95
S.o.m.e. Inc. 95
Hanover Court 94
Garfield Hills Apartments 94
N Street Village Inc. 94
Parkchester Associates Apartments 94
Benning Road Housing Cooperative 86
Capital Gateway Single Family Rental 86
Benning Road Apartments 86
Galen Terrace 84
Galen Terrace 83
Faircliff Plaza East 80
Totten Towers Apartments 80
Faircliff Plaza East 80
Peak Pool-brookland Park Apartments 79
Peak Pool-petworth Station Apartments 78
Madison Court 78
The Olympia Euclid Street Lofts 77
Foster House 76
Victory Heights 75
J.w. King Seniors Ctr 74
Residences At Georgia Avenue 72
Urban Village 72
North Capitol At Plymouth 69
Robert L Walker House 69
Savannah Park Housing Ltd 64
Sayles Place Homes Inc. 61
Hastings Development Corporation 60
Ivy City 60
Peak Pool-fort Stevens Hill Apartments 59
Colony House 58
Wayne Place Senior Living 56
Tel Court Cooperative * 56
Glenn Arms Apartments 55
Johnson Towers 55
Wesley House 52
Oak Street Apartments 51
Hedin House 48
Howard Hill 47
Stoneridge Apartments Sec II 46
Upshur House Moore Tower 45
Dupont Park Adventist Apartments 45
Ritch Homes 42
Nbc Usa Housing Xxiv Inc. 40
Casa Iris 40
Stanton Park Apts.-gainesville 36
Manna Development Corp 35
Meridian Manor Apartments 35
Longfellow Arms Apartments 30
Morris Road 30
Haven House 29
Walbraff Apartments 28
Beecher Cooperative * 26
Stanton Park Apts.-wagner 26
Deaf Reach 25
Covington Apartments 21
Sunflower House 21
Christopher Price House Aka Belmont Apartment 20
Kenyon Apartments 18
W Street Apartments 18
1030 17
1474 Chapin Street Nw 15
1728 W Street Se 15
Kennedy Institute 15
Terrific Inc 14
Riley-cheeks House 13
The Gilbertson Haass House 13
Chastleton Apartments 12
Green Door 10
Anchor Housing 9
54th Street Housing 8
Marigold Place 7
Chhi House Otis House 6
Woodley House 6
† This Property is Federally Assisted though Unit Counts are not available from HUD.

Rental Assistance for Tenants in Washington

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 Washington, there are 102 affordable housing properties providing rental assistance to 11,376 very low income households. In addition, DC Housing Authority provides 14,143 Section 8 rental vouchers in Washington and the surrounding area.

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 Washington, to qualify for Section 8 assistance, a renter household containing four persons must earn $53,500 or less. For some targeted rental assistance programs, a renter household of four can’t earn more than $32,100.

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
$37,450$42,800$48,150$53,500
Persons
1234
$22,500$25,700$28,900$32,100

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.

Washington is in the Washington-Arlington-Alexandria, DC-VA-MD-WV MSA. The 2014 Area Median Income for a family of four in Washington is $107,000.

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
$44,940$51,360$57,780$64,200
Persons
1234
$37,450$42,800$48,150$53,500
Persons
1234
$29,960$34,240$38,520$42,800
Persons
1234
$22,470$25,680$28,890$32,100

Rent Limits For Affordable Rental Housing

All apartment units that receive Federal assistance whether that assistance is used to subsidize rents or the cost of construction and development, have dollar limits on the amount of rent a landlord may charge each month. These rent limits are based on the incomes of the renters the property is meant to serve.

As we explained in the income limits section, the maximum income a renter can earn to qualify is based on the Area Median income for the market where the apartment community is located. Likewise, the maximum rent is usually determined by multiplying the annual income limit by 30% (the National housing affordability standard) and dividing by 12 months.

In Washington, a family of four that qualifies for a three bedroom apartment under the Low Income Housing Tax Credit program will not pay more than $1,670. Rent limits can range greatly within the same apartment community. If the same apartment property in this example also targets persons earning less than 30% of AMI, our four person family’s 68 year old neighbor who earns less than $22,470 will never pay more than $602.

Low Income Housing Tax Credit Rent Limits

Bedrooms
01234
$1,124$1,204$1,445$1,670$1,863
Bedrooms
01234
$936$1,003$1,204$1,391$1,553
Bedrooms
01234
$749$802$963$1,113$1,242
Bedrooms
01234
$562$602$722$835$932

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 limits for Section 8 Housing Choice Vouchers, maximum rents in HOME financed rental projects and initial or renewal 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. For the most part, in Washington, a landlord with a two bedroom apartment to rent, could not receive more than $1,469. Likewise, a renter in need of a 3 bedroom apartment with a Section 8 voucher would have to find a rental in Washington that rented for less than $1,966.

2014 Fair Market Rents

Bedrooms
01234
$1,176 $1,239 $1,469 $1,966 $2,470

Fair Market Rent Year Over Year Change

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 Washington and found that they have risen an average of 4.08% year over year. The first year in our sample is 1985 when the two bedroom FMR was $485. That same 2 bedroom apartment rent had increased to $1412 by 2013. In 2003 the two bedroom FMR in Washington saw it’s largest single year increase going up by 22.38%.

It’s also interesting to look at the FMR compared to the Consumer Price Index’s housing index to understand how Washington rents have fluctuated in comparison to the rest of the Nation. The consumer price index grew an average of 2.68% year over year. The two bedroom FMR in Washington 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 22.38% while the smallest year of growth was 1996 with a 6.59% decrease.

601,723

Population

1.87

Average Household Size

315,456

Total Renters

154,652

Renter Households

High Renter
(97th percentile)

Renters or Owners

58%

% of Renter Households

27,626

Federally Assisted Units

190

Federally Assisted Projects

103/15,717

Tax Credit Projects/Units

87/9,942

Section 8 Projects/Units

20/1,293

Section 202 Projects/Units

8/141

Section 811 Projects/Units

40/4,180

Senior Projects/Units

11,376

Units with Project Based Rent Subsidy

145.4

Average Units Per Property

$1,200

Median Rent

$78,993

Median Family Income

46.3%

Renters Overburdened

$2,330,134,800/year

Gross Rent Paid By All Renters

52.6%

Renters with No Vehicle

13%

Renters Below Poverty Level

28.8%

Renters Who Taxi, Bike, or Walk to Work

23.1%

Renters Who Use Public Transit to Work

19.9%

Renters With Children

10,423

Vacant Units For Rent

6.3%

Vacancy Rate

38.1%

Units With Utilities Included In Rent

DC Housing Authority

Housing Authority