Affordable Housing In Shepherd
San Jacinto County Texas

2 Low Income Apartment Communities In Shepherd

Shepherd South II

2050 S Byrd Ave
Shepherd, TX

Shepherd South II Apartments

900 S Byrd Ave
Shepherd, TX
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There are 2 low income housing apartment complexes which contain 144 affordable apartments for rent in Shepherd. Many of these rental apartments are income based housing with 0 apartments that set rent based on your income. In Shepherd, HUD housing programs support 0 rental assistance apartments through programs like Project-based Section 8. There are 144 other low income apartments that don't have rental assistance but are cheaper than market rate rents.

Housing Authorities that serve Shepherd

Housing Authority Programs
Deep East Texas Regional Housing Authority Section 8 Housing Choice Voucher (HCV); Homeownership Voucher; Family Self-sufficiency

Guide To Affordable Housing in Shepherd, Texas

Shepherd, TX Affordable Housing Snapshot

Total Affordable Apartment Properties 2
Total Low Income Apartments 144
Total Rent Assisted Apartments 0
Percentage of Housing Units Occupied By Renters 51.8%
Average Renter Household Size 3.97
Total Population 2,887
Housing Units 834
Average Household Size 3.37
Median Household Income $32,763 ±$4,824
Median Rent $598 ±$111
Percentage Of Renters Overburdened 43.52% ± 15.31pp

Population and Household Demographics

Shepherd is a City in San Jacinto County, Texas with a population of 2,887. There are 834 households in the city with an average household size of 3.37 persons. 51.8% of households in Shepherd are renters.

Income and Rent Overburden in Shepherd

The median gross income for households in Shepherd is $32,763 a year, or $2,730 a month. The median rent for the city is $598 a month.

Households who pay more than thirty percent of their gross income are considered to be Rent Overburdened. In Shepherd, a household making less than $1,993 a month would be considered overburdened when renting an apartment at or above the median rent. 43.52% of households who rent are overburdened in Shepherd.1

Area Median Income In Shepherd

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 Shepherd, the AMI is calculated from all households within San Jacinto County.

In Shepherd, HUD calculates the Area Median Income for a family of four as $59,800

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 Shepherd

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 Shepherd HUD Rental Assistance in Shepherd

Income 1 Person 2 Person 3 Person 4 Person 5 Person 6 Person 7 Person 8 Person
30% of Median $12,600 $16,910 $21,330 $25,750 $30,170 $34,590 $37,100 $39,500
50% of Median $20,950 $23,950 $26,950 $29,900 $32,300 $34,700 $37,100 $39,500
80% of Median $33,500 $38,300 $43,100 $47,850 $51,700 $55,550 $59,350 $63,200
Low Income Housing Tax Credits in Shepherd

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

From 1996 to 1996, 1 low income apartment communities containing 96 rental apartments have been constructed and made affordable to low income persons in Shepherd 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 Shepherd

Income 1 Person 2 Person 3 Person 4 Person 5 Person 6 Person 7 Person 8 Person
60% of Median $25,140 $28,740 $32,340 $35,880 $38,760 $41,640 $44,520 $47,400

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 Shepherd is $32,340 a year, or $2,695 a month. To determine the maximum rent in the table below we multiply the monthly maximum income, $2,695 by 30% to get a maximum rent of $809 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% $524 $561 $674 $778 $868 $958
60% $629 $674 $809 $933 $1,041 $1,149
Fair Market Rents in Shepherd

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
$526 $557 $700 $952 $956