Affordable Housing In Reynolds
Mercer County, Illinois

There are 0 low income housing apartment complexes which contain 0 affordable apartments for rent in Reynolds. Many of these rental apartments are income based housing with 0 apartments that set rent based on your income. In Reynolds, HUD housing programs support 0 rental assistance apartments through programs like Project-based Section 8. There are 0 other low income apartments that don't have rental assistance but are cheaper than market rate rents.

Housing Authorities that serve Reynolds

Housing Authority Programs
Mercer County Housing Authority Section 8 Housing Choice Voucher (HCV); Public Housing

Guide To Affordable Housing in Reynolds, Illinois

Reynolds, IL Affordable Housing Snapshot

Total Affordable Apartment Properties 0
Total Low Income Apartments 0
Total Rent Assisted Apartments 0
Percentage of Housing Units Occupied By Renters 9.73%
Average Renter Household Size 3.89
Total Population 451
Housing Units 185
Average Household Size 2.44
Median Household Income $52,813 ±$7,065
Median Rent $775 ±$571
Percentage Of Renters Overburdened 38.89% ± 119.44pp

Population and Household Demographics

Reynolds is a City in Mercer County, Illinois with a population of 451. There are 185 households in the city with an average household size of 2.44 persons. 9.73% of households in Reynolds are renters.

Income and Rent Overburden in Reynolds

The median gross income for households in Reynolds is $52,813 a year, or $4,401 a month. The median rent for the city is $775 a month.

Households who pay more than thirty percent of their gross income are considered to be Rent Overburdened. In Reynolds, a household making less than $2,583 a month would be considered overburdened when renting an apartment at or above the median rent. 38.89% of households who rent are overburdened in Reynolds.1

Area Median Income In Reynolds

Affordable housing program eligibility is always determined by one's income. Each household's income is compared to the incomes of all other households in the area. This is accomplished through a statistic established by the government called the Area Median Income, most often referred to as AMI. The AMI is calculated and published each year by HUD.

HUD often uses an area larger than a city to determine the AMI because HUD anticipates those searching for housing will look beyond individual cities during their housing search. For Reynolds, the AMI is calculated from all households within Mercer County.

In Reynolds, HUD calculates the Area Median Income for a family of four as $72,700

Most affordable housing programs determine eligibility based on the percent of AMI a given household's income is. Among the programs that determine eligibility based on the AMI are Section 8, HOME, LIHTC, Section 515, 202 and 811.

Rental Assistance in Reynolds

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 for elderly and disabled households.

Income Qualifications for Reynolds HUD Rental Assistance in Reynolds

Income 1 Person 2 Person 3 Person 4 Person 5 Person 6 Person 7 Person 8 Person
30% of Median $15,300 $17,450 $21,330 $25,750 $30,170 $34,590 $39,010 $43,430
50% of Median $25,450 $29,100 $32,750 $36,350 $39,300 $42,200 $45,100 $48,000
80% of Median $40,750 $46,550 $52,350 $58,150 $62,850 $67,500 $72,150 $76,800

If your income is less than 60% of the Area Median Income (AMI), you should not expect to pay more than the rent value for a unit in the table below. However, Affordable apartment communities that receive funding through the Low Income Housing Tax Credit program may have rental units that are not subject to income and rent limits.

Rent limits for the LIHTC Program are determined so that a household making the maximum income for the expected household size of the unit would only pay 30% of their income for rent.

Income Qualifications for Low Income Housing Tax Credit Apartments in Reynolds

Income 1 Person 2 Person 3 Person 4 Person 5 Person 6 Person 7 Person 8 Person
50% of Median $25,450 $29,100 $32,750 $36,350 $39,300 $42,200 $45,100 $48,000
60% of Median $30,540 $34,920 $39,300 $43,620 $47,160 $50,640 $54,120 $57,600

For example, the expected household size for a two bedroom apartment is 3 people. Using the table above, the maximum income for a 3 person household at 60% of the AMI in Reynolds is $39,300 a year, or $3,275 a month. To determine the maximum rent in the table below we multiply the monthly maximum income, $3,275 by 30% to get a maximum rent of $983 a month.

Rent for units in the LIHTC Program include a utility allowance which is determined by the average monthly cost of utilities paid directly by residents. This allowance has not been subtracted from the rents in the table below. These utility allowances are set on a property by property basis.

% of AMI Studio 1 Bed 2 Bed 3 Bed 4 Bed 5 Bed
50% $636 $682 $819 $946 $1,055 $1,164
60% $764 $818 $983 $1,135 $1,266 $1,397
Fair Market Rents in Reynolds

Fair Market Rents, often abbreviated as FMR, can be used to better understand the average housing costs of an area. Notably, Fair Market Rents are used to establish the payment standards for the Housing Choice Voucher Program, maximum rents in HOME financed rental projects and initial rents for Section 8 project based assistance.

2019 Fair Market Rents
Studio One BR Two BR Three BR Four BR
$556 $648 $830 $1,087 $1,225