Affordable Housing In High Shoals
Gaston County, North Carolina

1 Low Income Apartment Communities In High Shoals

Lincoln Terrace Apartments

366 Armstrong Circle
High Shoals, NC
Call For Rent
2-3 BR
Subsidized
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Guide To Affordable Housing in High Shoals, North Carolina

According to federal housing data and AffordableHousingOnline.com research, there are 1 low income housing apartment communities offering 40 affordable apartments for rent in High Shoals, North Carolina. High Shoals features 40 low income apartments with rental assistance where households typically pay no more than 30% of their income towards rent. Additionally, there are 0 other low income apartments that don't provide direct rental assistance but remain affordable to low income households in High Shoals.

High Shoals, NC Affordable Housing Snapshot

Total Affordable Apartment Properties 1
Total Low Income Apartments 40
Total Housing Units with Rental Assistance 40
Percentage of Housing Units Occupied By Renters 27.43%
Average Renter Household Size 2.75
Average Household Size 2.45
Median Household Income $28,646 ±$22,991
Median Rent $612 ±$44
Percentage Of Renters Overburdened 70.77% ± 26.5pp
Total Population 580

Population and Household Demographics

High Shoals is a City in Gaston County, North Carolina with a population of 580. There are 237 households in the city with an average household size of 2.45 persons. 27.43% of households in High Shoals are renters.

Income and Rent Overburden in High Shoals

The median gross income for households in High Shoals is $28,646 a year, or $2,387 a month. The median rent for the city is $612 a month.

Households who pay more than thirty percent of their gross income are considered to be Rent Overburdened. In High Shoals, a household making less than $2,040 a month would be considered overburdened when renting an apartment at or above the median rent. 70.77% of households who rent are overburdened in High Shoals.1

Area Median Income In High Shoals

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 High Shoals, the AMI is calculated from all households within Gaston County.

In High Shoals, HUD calculates the Area Median Income for a family of four as $79,000

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 High Shoals

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 High Shoals HUD Rental Assistance in High Shoals

Income 1 Person 2 Person 3 Person 4 Person 5 Person 6 Person 7 Person 8 Person
30% of Median $16,600 $19,000 $21,350 $25,750 $30,170 $34,590 $39,010 $43,430
50% of Median $27,650 $31,600 $35,550 $39,500 $42,700 $45,850 $49,000 $52,150
80% of Median $44,250 $50,600 $56,900 $63,200 $68,300 $73,350 $78,400 $83,450

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 High Shoals

Income 1 Person 2 Person 3 Person 4 Person 5 Person 6 Person 7 Person 8 Person
50% of Median $27,650 $31,600 $35,550 $39,500 $42,700 $45,850 $49,000 $52,150
60% of Median $33,180 $37,920 $42,660 $47,400 $51,240 $55,020 $58,800 $62,580

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 High Shoals is $42,660 a year, or $3,555 a month. To determine the maximum rent in the table below we multiply the monthly maximum income, $3,555 by 30% to get a maximum rent of $1,067 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% $691 $741 $889 $1,028 $1,146 $1,264
60% $830 $889 $1,067 $1,233 $1,376 $1,517
Fair Market Rents in High Shoals

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
$907 $934 $1,063 $1,423 $1,828