Affordable Housing In Nacogdoches
Nacogdoches County,
Texas
14 Low Income Apartment Communities In Nacogdoches
Independence Manor I
Independence Manor II
Northway Landing
There are 14 low income housing apartment complexes which contain 962 affordable apartments for rent in Nacogdoches. Many of these rental apartments are income based housing with 380 apartments that set rent based on your income. In Nacogdoches, HUD housing programs support 192 rental assistance apartments through programs like Project-based Section 8. There are 582 other low income apartments that don't have rental assistance but are cheaper than market rate rents.
Housing Authorities that serve Nacogdoches
| Housing Authority | Programs |
|---|---|
| Nacogdoches Housing Authority | Section 8 Housing Choice Voucher (HCV); Section 8 Project-Based Voucher (PBV); Rental Assistance Demonstration (RAD) |
Guide To Affordable Housing in Nacogdoches, Texas
Nacogdoches, TX Affordable Housing Snapshot
| Total Affordable Apartment Properties | 14 |
|---|---|
| Total Low Income Apartments | 962 |
| Total Rent Assisted Apartments | 380 |
| Percentage of Housing Units Occupied By Renters | 62.62% |
| Average Renter Household Size | 2.28 |
| Total Population | 33,774 |
| Housing Units | 12,135 |
| Average Household Size | 2.35 |
| Median Household Income | $32,357 ±$2,719 |
| Median Rent | $740 ±$21 |
| Percentage Of Renters Overburdened | 50.6% ± 5.95pp |
Population and Household Demographics
Nacogdoches is a City in Nacogdoches County, Texas with a population of 33,774. There are 12,135 households in the city with an average household size of 2.35 persons. 62.62% of households in Nacogdoches are renters.
Income and Rent Overburden in Nacogdoches
The median gross income for households in Nacogdoches is $32,357 a year, or $2,696 a month. The median rent for the city is $740 a month.
Households who pay more than thirty percent of their gross income are considered to be Rent Overburdened. In Nacogdoches, a household making less than $2,467 a month would be considered overburdened when renting an apartment at or above the median rent. 50.6% of households who rent are overburdened in Nacogdoches.1
Area Median Income In Nacogdoches
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 Nacogdoches, the AMI is calculated from all households within Nacogdoches County.
In Nacogdoches, HUD calculates the Area Median Income for a family of four as $54,600
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 Nacogdoches
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 Nacogdoches HUD Rental Assistance in Nacogdoches
| Income | 1 Person | 2 Person | 3 Person | 4 Person | 5 Person | 6 Person | 7 Person | 8 Person |
|---|---|---|---|---|---|---|---|---|
| 30% of Median | $12,490 | $16,910 | $21,330 | $25,750 | $30,170 | $34,050 | $36,400 | $38,750 |
| 50% of Median | $20,550 | $23,500 | $26,450 | $29,350 | $31,700 | $34,050 | $36,400 | $38,750 |
| 80% of Median | $32,900 | $37,600 | $42,300 | $46,950 | $50,750 | $54,500 | $58,250 | $62,000 |
Low Income Housing Tax Credits in Nacogdoches
The Low-Income Housing Tax Credit (LIHTC) program aims to create affordable rental housing for low and very low income families.
From 1987 to 2007, 17 low income apartment communities containing 379 rental apartments have been constructed and made affordable to low income persons in Nacogdoches 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 Nacogdoches
| Income | 1 Person | 2 Person | 3 Person | 4 Person | 5 Person | 6 Person | 7 Person | 8 Person |
|---|---|---|---|---|---|---|---|---|
| 50% of Median | $20,550 | $23,500 | $26,450 | $29,350 | $31,700 | $34,050 | $36,400 | $38,750 |
| 60% of Median | $24,660 | $28,200 | $31,740 | $35,220 | $38,040 | $40,860 | $43,680 | $46,500 |
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 Nacogdoches is $31,740 a year, or $2,645 a month. To determine the maximum rent in the table below we multiply the monthly maximum income, $2,645 by 30% to get a maximum rent of $794 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% | $514 | $551 | $661 | $763 | $851 | $939 |
| 60% | $617 | $661 | $794 | $916 | $1,022 | $1,127 |
Fair Market Rents in Nacogdoches
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 |
|---|---|---|---|---|
| $553 | $687 | $831 | $1,090 | $1,309 |
