Affordable Housing In Wagner
Charles Mix County, South Dakota

7 Low Income Apartment Communities In Wagner

Carver House

150 E SD Highway 46
Wagner, SD

Heritage Court

105 Front Ave SE
Wagner, SD

Yankton Sioux II

39402 299th St
Wagner, SD
HCV Welcome

Dakota View Apartments

497 Memorial Dr
Wagner, SD
HCV Welcome

Yankton Sioux I

101 Veterans Dr
Wagner, SD
HCV Welcome

Dakota View Apartments

409 Memorial Dr
Wagner, SD

Westside Estates

315 Birch Ave SW
Wagner, SD
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Guide To Affordable Housing in Wagner, South Dakota

According to federal housing data and research, there are 7 low income housing apartment communities offering 186 affordable apartments for rent in Wagner, South Dakota. Wagner features 124 low income apartments with rental assistance where households typically pay no more than 30% of their income towards rent. Additionally, there are 62 other low income apartments that don't provide direct rental assistance but remain affordable to low income households in Wagner.

Wagner, SD Affordable Housing Snapshot

Total Affordable Apartment Properties 7
Total Low Income Apartments 186
Total Housing Units with Rental Assistance 124
Percentage of Housing Units Occupied By Renters 41.78%
Average Renter Household Size 2.32
Average Household Size 2.36
Median Household Income $34,958 ±$2,804
Median Rent $438 ±$106
Percentage Of Renters Overburdened 30.71% ± 10.02pp
Total Population 1,572

Population and Household Demographics

Wagner is a City in Charles Mix County, South Dakota with a population of 1,572. There are 639 households in the city with an average household size of 2.36 persons. 41.78% of households in Wagner are renters.

Income and Rent Overburden in Wagner

The median gross income for households in Wagner is $34,958 a year, or $2,913 a month. The median rent for the city is $438 a month.

Households who pay more than thirty percent of their gross income are considered to be Rent Overburdened. In Wagner, a household making less than $1,460 a month would be considered overburdened when renting an apartment at or above the median rent. 30.71% of households who rent are overburdened in Wagner.1

Area Median Income In Wagner

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 Wagner, the AMI is calculated from all households within Charles Mix County.

In Wagner, HUD calculates the Area Median Income for a family of four as $59,700

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 Wagner

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 Wagner HUD Rental Assistance in Wagner

Income 1 Person 2 Person 3 Person 4 Person 5 Person 6 Person 7 Person 8 Person
30% of Median $14,850 $17,000 $21,330 $25,750 $30,170 $34,590 $39,010 $43,430
50% of Median $24,750 $28,250 $31,800 $35,300 $38,150 $40,950 $43,800 $46,600
80% of Median $39,550 $45,200 $50,850 $56,500 $61,050 $65,550 $70,100 $74,600
Low Income Housing Tax Credits in Wagner

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

From 1998 to 2001, 3 low income apartment communities containing 46 rental apartments have been constructed and made affordable to low income persons in Wagner 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 Wagner

Income 1 Person 2 Person 3 Person 4 Person 5 Person 6 Person 7 Person 8 Person
50% of Median $24,750 $28,250 $31,800 $35,300 $38,150 $40,950 $43,800 $46,600
60% of Median $29,700 $33,900 $38,160 $42,360 $45,780 $49,140 $52,560 $55,920

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 Wagner is $38,160 a year, or $3,180 a month. To determine the maximum rent in the table below we multiply the monthly maximum income, $3,180 by 30% to get a maximum rent of $954 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% $619 $663 $795 $918 $1,024 $1,130
60% $743 $795 $954 $1,102 $1,229 $1,356
Fair Market Rents in Wagner

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
$487 $542 $714 $890 $1,016