Affordable Housing In Elkhart County
Indiana

33 Low Income Apartment Communities In Elkhart County

Crystal Valley Manor

114 Krider Dr
Middlebury, IN
$305-562
1-2 BR
HCV Welcome
Subsidized

Ashton Pines Apartment Homes

4353 Balsam Fir Ln
Elkhart, IN
$656-910
1-4 BR
HCV Welcome

Gardenview Senior Apartments

1119 N Main St
Elkhart, IN
Call For Rent
1-2 BR
55+
62+
HCV Welcome

Maple Leaf Commons

2926 Elkhart Rd
Goshen, IN
Call For Rent
1 BR
62+
Accessible
Elderly Supportive Housing
Subsidized

Stratford Commons

2601 Oakland Ave
Elkhart, IN
Income Based
1-2 BR
Subsidized

Northwood Apartments Nappanee

900 Northwood Cir
Nappanee, IN
Subsidized

The Hattle

112 E Lincoln Ave
Goshen, IN
HCV Welcome

Homestead Apartments Kathy Richards Mgmt

502 Bloomingdale Dr
Bristol, IN
Subsidized

Town and Country Apartments

1221 Georgia Blvd
Elkhart, IN
Subsidized

Oaklawn Apartments

2518 Oakland Ave
Elkhart, IN
62+
Accessible
Elderly Supportive Housing
Subsidized

Housing Authorities that serve Elkhart County

Housing Authority Programs
Brightpoint Section 8 Housing Choice Voucher (HCV)

Other Housing Authorities located in Elkhart County

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

Guide To Affordable Housing in Elkhart County, Indiana

There are 33 low income housing apartment communities offering 2,880 affordable apartments for rent in Elkhart County, Indiana. Elkhart County features 1,599 low income apartments with rental assistance where households typically pay no more than 30% of their income towards rent. Additionally, there are 1,226 other low income apartments that don't provide direct rental assistance but remain affordable to low income households in Elkhart County.

Sourced from federal housing data and AffordableHousingOnline.com research.

Elkhart County, IN Affordable Housing Snapshot

Total Affordable Apartment Properties 33
Total Low Income Apartments 2,880
Total Housing Units with Rental Assistance 1,599
Percentage of Housing Units Occupied By Renters 30.5%
Average Renter Household Size 2.63
Average Household Size 2.80
Median Household Income $47,913 ±$1,143
Median Rent $719 ±$13
Percentage Of Renters Overburdened 43.05% ± 2.79pp
Total Population 200,685

Population and Household Demographics

Elkhart County is a County in Indiana with a population of 200,685. There are 70,439 households in the county with an average household size of 2.80 persons. 30.5% of households in Elkhart County are renters.

Income and Rent Overburden in Elkhart County

The median gross income for households in Elkhart County is $47,913 a year, or $3,993 a month. The median rent for the county is $719 a month.

Households who pay more than thirty percent of their gross income are considered to be Rent Overburdened. In Elkhart County, a household making less than $2,397 a month would be considered overburdened when renting an apartment at or above the median rent. 43.05% of households who rent are overburdened in Elkhart County.1

Area Median Income In Elkhart County

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.

In Elkhart County, HUD calculates the Area Median Income for a family of four as $69,100

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 Elkhart 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 for elderly and disabled households.

Income Qualifications for Elkhart County HUD Rental Assistance in Elkhart County

Income 1 Person 2 Person 3 Person 4 Person 5 Person 6 Person 7 Person 8 Person
30% of Median $14,150 $16,910 $21,330 $25,750 $30,170 $34,590 $39,010 $43,430
50% of Median $23,550 $26,900 $30,250 $33,600 $36,300 $39,000 $41,700 $44,400
80% of Median $37,650 $43,000 $48,400 $53,750 $58,050 $62,350 $66,650 $70,950
Low Income Housing Tax Credits in Elkhart County

The Low-Income Housing Tax Credit (LIHTC) program aims to create affordable rental housing for low and very low income families.

From 1988 to 2010, 14 low income apartment communities containing 1,275 rental apartments have been constructed and made affordable to low income persons in Elkhart County by the Low Income Housing Tax Credit Program.

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 Elkhart County

Income 1 Person 2 Person 3 Person 4 Person 5 Person 6 Person 7 Person 8 Person
50% of Median $23,550 $26,900 $30,250 $33,600 $36,300 $39,000 $41,700 $44,400
60% of Median $28,260 $32,280 $36,300 $40,320 $43,560 $46,800 $50,040 $53,280

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 Elkhart County is $36,300 a year, or $3,025 a month. To determine the maximum rent in the table below we multiply the monthly maximum income, $3,025 by 30% to get a maximum rent of $908 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% $589 $631 $756 $874 $975 $1,076
60% $707 $757 $908 $1,049 $1,170 $1,292
Fair Market Rents in Elkhart County

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.

2020 Fair Market Rents
Studio One BR Two BR Three BR Four BR
$532 $630 $817 $1,029 $1,129

Cities In Elkhart County

Select A City to View its Apartment Communities and Waiting Lists.

City Listings Served By
Elkhart 20 The HUD funded Public Housing Agency that serves Elkhart is the Elkhart Housing Authority.
Middlebury 2 The HUD funded Public Housing Agency that serves Middlebury is the Brightpoint.
Goshen 7 The HUD funded Public Housing Agencies that serve Goshen are the Housing Authority of the City of Goshen and Warsaw Housing Authority.
Nappanee 3 The HUD funded Public Housing Agency that serves Nappanee is the Brightpoint.
Bristol 1 The HUD funded Public Housing Agency that serves Bristol is the Brightpoint.
Millersburg 0 The HUD funded Public Housing Agency that serves Millersburg is the Brightpoint.
Dunlap 0 The HUD funded Public Housing Agency that serves Dunlap is the Brightpoint.
New Paris 0 The HUD funded Public Housing Agency that serves New Paris is the Brightpoint.
Simonton Lake 0 The HUD funded Public Housing Agency that serves Simonton Lake is the Brightpoint.
Wakarusa 0 The HUD funded Public Housing Agency that serves Wakarusa is the Brightpoint.