Affordable Housing In Shadybrook
Cherokee County, Texas

Housing Authorities that serve Shadybrook

Housing Authority Programs
Jacksonville Housing Authority Section 8 Housing Choice Voucher (HCV)
Rusk Housing Authority Section 8 Housing Choice Voucher (HCV)
Housing Authority of Alto Section 8 Housing Choice Voucher (HCV); Public Housing

Guide To Affordable Housing in Shadybrook, Texas

There are 0 low income housing apartment communities offering 0 affordable apartments for rent in Shadybrook, Texas. Shadybrook features 0 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 Shadybrook.

Sourced from federal housing data and AffordableHousingOnline.com research.

Shadybrook, TX Affordable Housing Snapshot

Total Affordable Apartment Properties 0
Total Low Income Apartments 0
Total Housing Units with Rental Assistance 0
Percentage of Housing Units Occupied By Renters 28.82%
Average Renter Household Size 3.46
Average Household Size 2.28
Median Household Income $41,171 ±$11,039
Median Rent $940 ±$82
Percentage Of Renters Overburdened 38.5% ± 30.69pp
Total Population 1,585

Population and Household Demographics

Shadybrook is a City in Cherokee County, Texas with a population of 1,585. There are 694 households in the city with an average household size of 2.28 persons. 28.82% of households in Shadybrook are renters.

Income and Rent Overburden in Shadybrook

The median gross income for households in Shadybrook is $41,171 a year, or $3,431 a month. The median rent for the city is $940 a month.

Households who pay more than thirty percent of their gross income are considered to be Rent Overburdened. In Shadybrook, a household making less than $3,133 a month would be considered overburdened when renting an apartment at or above the median rent. 38.5% of households who rent are overburdened in Shadybrook.1

Area Median Income In Shadybrook

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 Shadybrook, the AMI is calculated from all households within Cherokee County.

In Shadybrook, HUD calculates the Area Median Income for a family of four as $52,800

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 Shadybrook

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 Shadybrook HUD Rental Assistance in Shadybrook

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

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 Shadybrook

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 Shadybrook 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 Shadybrook

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 $545 $718 $966 $973