Fargo a city in Cass County, North Dakota

This city is served by the Fargo Housing And Redevelopment Authority

Section 8 HCV Waiting List Status: Open

The Fargo Housing and Redevelopment Authority Section 8 Housing Choice Voucher Program is accepting applications.  The housing authority has several preferences that will boost ones place on the waiting list.  These preferences are:  50 years of age or older, children in household, veterans, disabled, victims of domestic violence. victims of natural disaster and other preferences.

To apply get the application here.

Make sure you read the housing authority's HCV page before submitting your application to make sure you are providing all the required documentation.

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Disclaimer: This Mailing List is a weekly update of Section 8 Waiting Lists and Affordable Housing across the country and not for any specific Housing Authority, City, County, or State. Furthermore, we are not associated with any Housing Authority or government agency. Subscribing to this mailing list does not constitute as applying for assistance.

Market Overview

Fargo is a city in Cass County, North Dakota. The population of Fargo, according to the 2010 Census, is 105,549. The total number of households in the city is 46,791. The average household size for Fargo is 2.11. The total number of renter households in the city is 25,358 which means that 54.2% of households are renter households.

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

ProgramPropertiesUnits
Section 8 7 386
LIHTC 11 323
Section 202 2 50
Section 811 1 17
Public Housing 5 336
Total 19 795
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 Fargo is 41.80. The largest Federally assisted affordable rental community in the city is Community Homes II at 96 units and the smallest is 220 Broadway at 5 unit(s). 2 apartment properties provide housing for seniors containing 50 units. Of the 795 units, 789 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
Community Homes II 96
Bethany Towers II 96
Community Homes I 90
University Drive Manor 90
Graver Inn 60
West Winds 52
West Winds South 52
Windwood Townhomes 46
The 400 41
Dakota Pioneer Center 31
Foxtail Creek Townhomes 30
Fraser Hall 25
Century Square Townhomes 19
Northland Apartments 18
Fraser No.4 15
Sister's Path 12
Herald Square 9
Church Townhomes 8
220 Broadway 5
† This Property is Federally Assisted though Unit Counts are not available from HUD.

Rental Assistance for Tenants in Fargo

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 Fargo, there are 13 affordable housing properties providing rental assistance to 789 very low income households. In addition, Fargo Housing And Redevelopment Authority provides 1,279 Section 8 rental vouchers in Fargo 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 Fargo, to qualify for Section 8 assistance, a renter household containing four persons must earn $36,050 or less. For some targeted rental assistance programs, a renter household of four can’t earn more than $21,650.

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
$25,250$28,850$32,450$36,050
Persons
1234
$15,200$17,350$19,500$21,650

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.

Fargo is in the Fargo, ND-MN MSA. The 2014 Area Median Income for a family of four in Fargo is $72,100.

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
$30,300$34,620$38,940$43,260
Persons
1234
$25,250$28,850$32,450$36,050
Persons
1234
$20,200$23,080$25,960$28,840
Persons
1234
$15,150$17,310$19,470$21,630

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 Fargo, a family of four that qualifies for a three bedroom apartment under the Low Income Housing Tax Credit program will not pay more than $1,125. 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 $15,150 will never pay more than $406.

Low Income Housing Tax Credit Rent Limits

Bedrooms
01234
$758$812$974$1,125$1,256
Bedrooms
01234
$631$676$811$938$1,046
Bedrooms
01234
$505$541$649$750$837
Bedrooms
01234
$379$406$487$563$628

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 Fargo, a landlord with a two bedroom apartment to rent, could not receive more than $843. Likewise, a renter in need of a 3 bedroom apartment with a Section 8 voucher would have to find a rental in Fargo that rented for less than $627.

2015 Fair Market Rents

Bedrooms
01234
$484 $846 $843 $627 $487

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 Fargo and found that they have risen an average of 2.89% year over year. The first year in our sample is 1985 when the two bedroom FMR was $373. That same 2 bedroom apartment rent had increased to $639 by 2013. In 2015 the two bedroom FMR in Fargo saw it’s largest single year increase going up by 23.25%.

It’s also interesting to look at the FMR compared to the Consumer Price Index’s housing index to understand how Fargo rents have fluctuated in comparison to the rest of the Nation. The consumer price index grew an average of -0.74% year over year. The two bedroom FMR in Fargo 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 2015 at 23.25% while the smallest year of growth was 2005 with a 10.99% decrease.

105,549

Population

2.11

Average Household Size

46,868

Total Renters

25,358

Renter Households

High Renter
(94th percentile)

Renters or Owners

54.2%

% of Renter Households

795

Federally Assisted Units

19

Federally Assisted Projects

11/323

Tax Credit Projects/Units

7/386

Section 8 Projects/Units

2/50

Section 202 Projects/Units

1/17

Section 811 Projects/Units

2/50

Senior Projects/Units

789

Units with Project Based Rent Subsidy

41.8

Average Units Per Property

$677

Median Rent

$67,133

Median Family Income

41.8%

Renters Overburdened

$236,768,400/year

Gross Rent Paid By All Renters

15.8%

Renters with No Vehicle

8.3%

Renters Below Poverty Level

12.8%

Renters Who Taxi, Bike, or Walk to Work

0.1%

Renters Who Use Public Transit to Work

18.5%

Renters With Children

1,130

Vacant Units For Rent

4.3%

Vacancy Rate

13.2%

Units With Utilities Included In Rent

Cass County

County

North Dakota

State