Affordable Housing In Hales Corners
Milwaukee County, Wisconsin

1 Low Income Apartment Communities In Hales Corners

Forest Acres

10010 W Forest Home Ave
Hales Corners, WI
Subsidized
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Housing Authorities that serve Hales Corners

Housing Authority Programs
Milwaukee County Housing Division Section 8 Housing Choice Voucher (HCV)

Guide To Affordable Housing in Hales Corners, Wisconsin

According to federal housing data and AffordableHousingOnline.com research, there are 1 low income housing apartment communities offering 56 affordable apartments for rent in Hales Corners, Wisconsin. Hales Corners features 56 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 Hales Corners.

Hales Corners, WI Affordable Housing Snapshot

Total Affordable Apartment Properties 1
Total Low Income Apartments 56
Total Housing Units with Rental Assistance 56
Percentage of Housing Units Occupied By Renters 39.94%
Average Renter Household Size 1.78
Average Household Size 2.40
Median Household Income $69,076 ±$8,407
Median Rent $1,015 ±$107
Percentage Of Renters Overburdened 39.28% ± 10.24pp
Total Population 7,756

Population and Household Demographics

Hales Corners is a City in Milwaukee County, Wisconsin with a population of 7,756. There are 3,200 households in the city with an average household size of 2.40 persons. 39.94% of households in Hales Corners are renters.

Income and Rent Overburden in Hales Corners

The median gross income for households in Hales Corners is $69,076 a year, or $5,756 a month. The median rent for the city is $1,015 a month.

Households who pay more than thirty percent of their gross income are considered to be Rent Overburdened. In Hales Corners, a household making less than $3,383 a month would be considered overburdened when renting an apartment at or above the median rent. 39.28% of households who rent are overburdened in Hales Corners.1

Area Median Income In Hales Corners

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 Hales Corners, the AMI is calculated from all households within Milwaukee County.

In Hales Corners, HUD calculates the Area Median Income for a family of four as $82,300

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 Hales Corners

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 Hales Corners HUD Rental Assistance in Hales Corners

Income 1 Person 2 Person 3 Person 4 Person 5 Person 6 Person 7 Person 8 Person
30% of Median $17,300 $19,800 $22,250 $25,750 $30,170 $34,590 $39,010 $43,430
50% of Median $28,850 $32,950 $37,050 $41,150 $44,450 $47,750 $51,050 $54,350
80% of Median $46,100 $52,700 $59,300 $65,850 $71,150 $76,400 $81,700 $86,950

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 Hales Corners

Income 1 Person 2 Person 3 Person 4 Person 5 Person 6 Person 7 Person 8 Person
50% of Median $28,850 $32,950 $37,050 $41,150 $44,450 $47,750 $51,050 $54,350
60% of Median $34,620 $39,540 $44,460 $49,380 $53,340 $57,300 $61,260 $65,220

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 Hales Corners is $44,460 a year, or $3,705 a month. To determine the maximum rent in the table below we multiply the monthly maximum income, $3,705 by 30% to get a maximum rent of $1,112 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% $721 $773 $926 $1,070 $1,194 $1,318
60% $866 $927 $1,112 $1,284 $1,433 $1,581
Fair Market Rents in Hales Corners

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
$628 $761 $922 $1,177 $1,303