Affordable Housing In Omaha
Douglas County, Nebraska

191 Low Income Apartment Communities In Omaha

St. James Manor

3102 N 60th Street
Omaha, NE
Income Based
2-3 BR
HCV Welcome

Kellom Villas

1102 North 25th Avenue
Omaha, NE
Income Based
3 BR
HCV Welcome

La Bonne Vie North

6004 Ville De Sante Drive
Omaha, NE
Income Based
1-2 BR
62+
Accessible
Subsidized

La Bonne Vie South

5315 S. 94th Court
Omaha, NE
Income Based
1-2 BR
62+
Subsidized

Ville de Sante Apartments

6250 Ville De Sante Dr
Omaha, NE
Income Based
2-3 BR
HCV Welcome

Lofts on 24th

3101 S 24th St
Omaha, NE
$599-975
2-4 BR
HCV Welcome

Ville De Sante Terrace

6202 Ville de Sante Drive
Omaha, NE
Income Based
1-2 BR
HCV Welcome

Laurel Hill Apartments

6003 Laurel Ave
Omaha, NE
Income Based
2-3 BR
HCV Welcome

Kensington Towers Apartments

505 S 16th St
Omaha, NE
$570-800
Studio-2 BR
HCV Welcome

The Sheltering Tree Benson

7220 Ames Cir
Omaha, NE
Income Based
1 BR
HCV Welcome

There are 191 low income housing apartment complexes which contain 9,185 affordable apartments for rent in Omaha. Many of these rental apartments are income based housing with 4,179 apartments that set rent based on your income. In Omaha, HUD housing programs support 685 rental assistance apartments through programs like Project-based Section 8. There are 4,354 other low income apartments that don't have rental assistance but are cheaper than market rate rents.

Housing Authorities that serve Omaha

Housing Authority Programs
Omaha Housing Authority Section 8 Housing Choice Voucher (HCV); Public Housing
Douglas County Housing Authority Section 8 Housing Choice Voucher (HCV); Public Housing; Homeownership Voucher; Family Self-sufficiency; Veteran Affairs Supportive Housing (VASH); Mainstream Voucher; Family Unification Program (FUP)

Guide To Affordable Housing in Omaha, Nebraska

Omaha, NE Affordable Housing Snapshot

Total Affordable Apartment Properties 191
Total Low Income Apartments 9,185
Total Rent Assisted Apartments 4,179
Percentage of Housing Units Occupied By Renters 42.17%
Average Renter Household Size 2.24
Total Population 440,034
Housing Units 173,764
Average Household Size 2.47
Median Household Income $49,896 ±$557
Median Rent $799 ±$8
Percentage Of Renters Overburdened 46.27% ± 1.38pp

Population and Household Demographics

Omaha is a City in Douglas County, Nebraska with a population of 440,034. There are 173,764 households in the city with an average household size of 2.47 persons. 42.17% of households in Omaha are renters.

Income and Rent Overburden in Omaha

The median gross income for households in Omaha is $49,896 a year, or $4,158 a month. The median rent for the city is $799 a month.

Households who pay more than thirty percent of their gross income are considered to be Rent Overburdened. In Omaha, a household making less than $2,663 a month would be considered overburdened when renting an apartment at or above the median rent. 46.27% of households who rent are overburdened in Omaha.1

Area Median Income In Omaha

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 Omaha, the AMI is calculated from all households within Douglas County.

In Omaha, HUD calculates the Area Median Income for a family of four as $86,000

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 Omaha

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 Omaha HUD Rental Assistance in Omaha

Income 1 Person 2 Person 3 Person 4 Person 5 Person 6 Person 7 Person 8 Person
30% of Median $18,100 $20,650 $23,250 $25,800 $30,170 $34,590 $39,010 $43,430
50% of Median $30,100 $34,400 $38,700 $43,000 $46,450 $49,900 $53,350 $56,800
80% of Median $48,200 $55,050 $61,950 $68,800 $74,350 $79,850 $85,350 $90,850
Low Income Housing Tax Credits in Omaha

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

From 1992 to 2010, 71 low income apartment communities containing 3,772 rental apartments have been constructed and made affordable to low income persons in Omaha 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 Omaha

Income 1 Person 2 Person 3 Person 4 Person 5 Person 6 Person 7 Person 8 Person
50% of Median $30,100 $34,400 $38,700 $43,000 $46,450 $49,900 $53,350 $56,800
60% of Median $36,120 $41,280 $46,440 $51,600 $55,740 $59,880 $64,020 $68,160

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 Omaha is $46,440 a year, or $3,870 a month. To determine the maximum rent in the table below we multiply the monthly maximum income, $3,870 by 30% to get a maximum rent of $1,161 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% $753 $806 $968 $1,118 $1,248 $1,377
60% $903 $968 $1,161 $1,342 $1,497 $1,652
Fair Market Rents in Omaha

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
$623 $744 $927 $1,250 $1,383