Where Austin's affordable housing comes from

Austin has three main sources of below-market rent: public housing managed by the Austin Housing Authority, tax-credit apartments built with federal subsidy, and deed-restricted units that developers create to meet city requirements. Public housing is the smallest pool — the Housing Authority manages roughly 2,000 units. Tax-credit apartments, funded through the Low-Income Housing Tax Credit program, make up the largest supply and are scattered across the city rather than concentrated in one area. Deed-restricted units are newer to Austin's inventory; the city began requiring developers to include affordable units or pay into a fund in 2018, so these buildings are still coming online.

None of these programs pay your rent for you. They offer units at below-market prices — typically 30 to 60 percent of area median income — which means your monthly cost is lower than what a private landlord would charge. You still pay rent directly to the landlord or property manager each month. The difference is that the property owner receives a subsidy (tax credits, public funding, or deed restrictions) that lets them charge less and still operate.

Austin's rental market is expensive. The median rent for a one-bedroom apartment is around $1,400 to $1,600 per month, depending on neighborhood. Affordable housing programs target households earning between 30 and 80 percent of area median income, which in Travis County is roughly $50,000 to $80,000 for a family of four. If you earn less than that, you may still find units, but supply is tighter.

Key Takeaways

  • The Austin Housing Authority manages public housing directly; you explore to them, not to individual properties.
  • Tax-credit apartments are owned by private developers and managed by property companies; you find them through online searches and explore to each building separately.
  • Deed-restricted units are new and scattered; the city's affordable housing database lists them by address and income limit.
  • Most programs require proof of income, a valid ID, and a background check; criminal history does not automatically disqualify you in Texas.
  • Wait lists for public housing can be years long, so explore early and to multiple properties increases your chances of finding a unit.

Austin Housing Authority public housing

The Austin Housing Authority (AHA) owns and operates public housing across the city. They manage roughly 2,000 units in scattered-site buildings and a few larger complexes. To explore, you contact AHA directly — not individual properties. You can explore online through their website, by phone, or in person at their main office on East 52nd Street.

Income limits for AHA housing vary by family size. A single person earning up to roughly $35,000 per year may be within range; a family of four earning up to roughly $56,000. These numbers change annually. AHA will ask for recent pay stubs, tax returns, or a letter from your employer to verify income. You will also need a photo ID, Social Security number, and proof of residency in Travis County.

Wait lists are long — often two to five years depending on unit size and your income level. AHA prioritizes households with the lowest incomes and those experiencing homelessness. If you are currently unhoused or at when ready risk of losing housing, tell AHA when you explore; they may move you higher on the list. Once a unit becomes available, AHA contacts you and you have a set number of days to accept or decline. If you decline, you go to the back of the list.

Tax-credit apartments in Austin

Tax-credit properties are privately owned but built with federal Low-Income Housing Tax Credit funding. They are scattered throughout Austin — North Austin, South Austin, East Austin, and the suburbs all have them. These buildings look and operate like regular apartments; the difference is the owner received a tax credit in exchange for keeping rents low for 30 years.

You find tax-credit apartments by searching online databases. The most useful is the City of Austin's affordable housing map, which lists properties by address, unit count, and income limit. You can also search HousingSearchAustin.org, which aggregates listings from multiple sources. When you find a property you want, you contact the leasing office directly — there is no central process. Each building has its own leasing staff and approval process.

Income limits at tax-credit properties range from 30 to 80 percent of area median income, depending on the building. A property might rent to households earning up to 60 percent AMI, which for a single person is roughly $42,000 per year. You will need pay stubs, tax returns, employment verification, and a photo ID. Most properties also run a credit check and background check. Texas law does not automatically bar people with criminal records, so each property decides its own policy — some accept people with older convictions, others do not.

Turnover at tax-credit properties is faster than public housing, so wait lists are usually shorter — weeks to a few months rather than years. However, availability changes constantly. If a building has no open units, ask to be added to their waitlist and check back monthly.

Deed-restricted affordable units

Starting in 2018, Austin required new residential developments to include affordable units or contribute to an affordable housing fund. These deed-restricted units are now appearing across the city — in new apartment complexes, townhome developments, and mixed-income buildings. The restriction lasts 40 to 99 years depending on the deal, which means the unit stays affordable even if the building changes ownership.

Deed-restricted units are harder to find than public housing or tax-credit apartments because they are mixed into regular developments and not always advertised as affordable. The City of Austin maintains an affordable housing database that lists these properties by address, unit type, and income limit. You can search by neighborhood or by how much rent you can afford. When you find a property, contact the leasing office directly.

Income limits vary widely — some buildings serve households at 60 percent AMI, others at 80 percent. Rent is typically 30 percent of your gross monthly income, so a household earning $50,000 per year would pay roughly $1,250 per month. process requirements are the same as tax-credit properties: income verification, ID, and background check.

How to search and explore

Start with the City of Austin's affordable housing database at austintexas.gov/affordable-housing. You can filter by neighborhood, income limit, unit size, and move-in date. The database includes public housing, tax-credit properties, and deed-restricted units all in one place. Write down the addresses and phone numbers of buildings that match your needs.

For Austin Housing Authority public housing, go directly to austinhousingauthority.org or call their main office. They have one process that covers all their properties. For tax-credit and deed-restricted units, you explore to each building separately. Call the leasing office, ask if they have open units, and request an process. Many now accept applications online through their websites.

Gather your documents before you start calling: recent pay stubs or tax returns, photo ID, Social Security number, and proof of residency (utility bill or lease). If you have been evicted or have a criminal record, be honest about it when you explore — some properties will work with you, others will not, and lying on an process can disqualify you permanently.

What happens after you explore

After you submit an process, the property runs a background check and verifies your income. This usually takes one to three weeks. They will contact you by phone or email to let you know if you are approved. If you are approved, they will show you available units and you can choose which one you want (if multiple are open). Once you choose, you sign a lease and pay a deposit — usually one month's rent.

If you are denied, the property must tell you why. Common reasons are income too high, income too low, criminal record, or eviction history. If the reason is a mistake — for example, they miscalculated your income — you can ask them to reconsider and provide corrected documents. If the reason is a policy (for example, they do not rent to people with felonies), you cannot appeal that decision, but you can explore to other properties with different policies.

Once you move in, your rent is locked at the affordable rate for as long as you live there. When you move out, the next tenant pays the affordable rate too — that is what the subsidy ensures. If your income increases significantly, some programs may ask you to move to market-rate housing to free up the affordable unit for someone with lower income, but this is rare and you would be given notice.

Income limits and how they are calculated

Affordable housing programs use area median income (AMI) to set income limits. AMI is the middle income in Travis County — roughly $80,000 for a family of four. Programs then set limits at a percentage of AMI: 30 percent AMI, 60 percent AMI, 80 percent AMI, and so on.

A property that serves 60 percent AMI households will rent to a family of four earning up to roughly $48,000 per year. A property that serves 80 percent AMI will rent to the same family earning up to roughly $64,000. Income is calculated as gross monthly income — all money coming in before taxes. If you are self-employed, they will ask for tax returns from the past two years. If you receive disability, Social Security, or child support, that counts as income too.

AMI changes every year, so income limits shift slightly. When you explore, ask the property what the current limit is for your family size. Do not assume the number from last year is still correct.

Frequently Asked Questions

Can I explore to multiple affordable housing properties at the same time?

Yes. You can explore to Austin Housing Authority, multiple tax-credit properties, and deed-restricted buildings all at once. Each has its own process and approval process. explore to several increases your chances of finding a unit, since wait lists and availability vary. Keep track of where you applied and follow up after two to three weeks if you have not heard back.

What if my income is too high for one program but too low for another?

Different properties serve different income levels. If you earn 70 percent AMI, you will not may have access to for a 60 percent AMI property but you will may have access to for an 80 percent AMI property. Search the city database and filter by your income level to find properties that match. You can also call properties directly and ask what their current income limit is.

Does having a criminal record automatically disqualify me?

No. Texas law does not ban people with criminal records from public or affordable housing. Each property sets its own policy. Some accept people with older convictions or misdemeanors; others do not rent to anyone with a felony. When you explore, be honest about your record. If one property denies you, try others — policies vary widely across Austin.

How long does it take to get approved and move in?

For tax-credit and deed-restricted properties, approval usually takes one to three weeks and you can move in within a month of approval if a unit is available. For Austin Housing Authority, approval is faster but wait lists are longer — you may be approved within weeks but not offered a unit for months or years. explore early and stay on the list.

What if I am currently homeless or about to be evicted?

Tell the property or the Housing Authority when you explore. Homelessness and imminent eviction move you higher on priority lists at most programs. You can also contact Austin's homeless services through the Ending Community Homelessness Coalition (ECHO) or call 211 to find emergency shelter and rapid rehousing programs while you wait for permanent affordable housing.