Where Colorado Springs affordable housing actually comes from

Affordable housing in Colorado Springs is built and managed through three separate channels: public housing run by the Colorado Springs Housing Authority, privately owned apartments with rent restrictions attached to them (called tax-credit properties), and single-family homes or duplexes rented by private landlords who happen to charge below-market rates. Most people looking for affordable rent will encounter tax-credit apartments first, because there are more of them and they accept applications year-round.

The Colorado Springs Housing Authority operates about 1,200 public housing units and administers the Section 8 voucher program, which lets you rent from a private landlord while the program pays part of your rent. Tax-credit properties—built with federal Low-Income Housing Tax Credit funding—are scattered across the city and managed by private companies. They have income limits (usually 50% to 60% of area median income, which varies by family size) and charge rent based on what you earn, not what the market will bear.

Finding these units requires checking multiple sources because no single list covers all of them. The Housing Authority has its own waitlist. Tax-credit properties advertise through their own websites, through HotPads, Zillow, and Craigslist. Private landlords are found the same way you'd find any rental—but you have to call and ask about rent before you waste time.

Key Takeaways

  • The Colorado Springs Housing Authority manages public housing and Section 8 vouchers; tax-credit apartments are privately managed but have income limits and restricted rents.
  • Income limits for affordable housing in Colorado Springs depend on family size and program type, ranging from 30% to 80% of area median income.
  • Section 8 vouchers have a waitlist that opens and closes; the Housing Authority posts when applications are being taken.
  • Tax-credit apartments accept applications continuously but may have waiting lists; call the property directly to ask about current openings and income requirements.
  • Rent in affordable housing is usually calculated as a percentage of your income (often 30%), not a fixed dollar amount.

Colorado Springs Housing Authority public housing and Section 8

The Colorado Springs Housing Authority (COSHA) owns and manages about 1,200 public housing units and administers roughly 2,000 Section 8 vouchers. Public housing is owned by the Authority; Section 8 vouchers let you choose a private landlord and the program pays a portion of the rent directly to them. Both have income limits, and both require you to be on a waitlist before you can move in.

To get on a COSHA waitlist, you contact them directly at 719-444-1000 or visit their office at 1514 North Weber Street, Colorado Springs, CO 80907. They will tell you whether the waitlist for public housing or Section 8 is currently open. When a waitlist is closed, you cannot explore; you have to wait until they announce it has reopened. This can take months or years. Once you are on the list, your position depends on when you applied and your priority status (families with children, elderly people, and people with disabilities may move up faster).

Income limits for COSHA programs vary by family size and change annually. For 2024, a single person's income limit for public housing is roughly $28,000 per year; a family of four is roughly $45,000. These numbers shift each year based on area median income. Rent is typically 30% of your adjusted gross income, meaning a family earning $30,000 per year would pay around $750 per month.

Tax-credit apartments and income-restricted rentals

Tax-credit properties are private apartments built with federal Low-Income Housing Tax Credit funding. The owner receives a tax benefit in exchange for keeping rents low and serving households below certain income thresholds. These properties are scattered throughout Colorado Springs—in northeast, southeast, downtown, and west side neighborhoods. They are managed by private companies and have their own leasing offices.

Income limits for tax-credit properties usually fall between 50% and 80% of area median income for Colorado Springs, depending on the property and the funding source. For 2024, 60% of area median income for a single person is roughly $42,000 per year; for a family of four, roughly $67,000. Rent is calculated as 30% of your income, so a person earning $30,000 would pay around $750 per month at a property with a 60% AMI limit. You must provide recent pay stubs, tax returns, or a letter from your employer to prove income.

To find tax-credit properties, search HotPads, Zillow, or Craigslist for "affordable housing Colorado Springs" or "income-restricted" and call the leasing office directly. You can also contact the Colorado Housing and Finance Authority (CHFA) at 303-297-2432; they maintain a searchable database of tax-credit properties statewide. Properties accept applications continuously, though some have waiting lists. Approval typically takes one to three weeks once you submit your process and documents.

Income documentation and what you need to bring

Both public housing and tax-credit properties require proof of income. The standard documents are recent pay stubs (usually the last 30 days), last year's tax return, and a letter from your employer on company letterhead stating your job title, hourly rate or salary, and how long you have worked there. If you are self-employed, bring two years of tax returns and a profit-and-loss statement. If you receive unemployment, Social Security, disability, or child support, bring the award letter or benefit statement showing the monthly amount.

You will also need a photo ID, proof of Social Security number (Social Security card or tax return), and a rental history. Rental history means the names, addresses, and phone numbers of your last two or three landlords or property managers. If you have never rented, a letter from a family member or friend who can vouch for you may work, but call ahead and ask. Some programs also run a background check and credit check; policies vary by property and program.

Bring originals or certified copies. Do not send documents by email unless the property or program specifically asks you to. Most want you to explore in person or drop off documents at their office so they can verify dates and signatures on the spot.

Rent calculation and what affordable actually costs

In affordable housing programs, your rent is almost always 30% of your gross monthly income. This is called the "rent-to-income ratio." If you earn $2,000 per month, your rent is $600. If you earn $3,500 per month, your rent is $1,050. Your utilities are usually your responsibility on top of that, though some properties include water and trash.

This means your rent changes if your income changes. If you get a raise, your rent goes up. If you lose hours at work, your rent goes down. Most programs recalculate rent once a year, usually on your lease anniversary. You will be asked to provide updated income documentation at that time.

The advantage is predictability: you know your housing cost will not spike if the market goes up. The disadvantage is that you must report income changes. If you do not report a raise and the program finds out during recertification, you may owe back rent at the higher rate. If you report a decrease in income, your rent goes down, but you have to prove the decrease with documentation.

Waitlists, process timelines, and what to expect

The Colorado Springs Housing Authority's Section 8 voucher waitlist is typically closed. When it opens, it usually stays open for a limited period—sometimes a few weeks, sometimes a few months—then closes again. You can call 719-444-1000 to ask whether the waitlist is currently open. If it is, you can explore in person at their office or sometimes online. The process itself takes about 15 minutes.

Once you are on the waitlist, you wait. The average wait time for Section 8 in Colorado Springs is currently two to four years, though this changes. Families with children, elderly applicants, and people with disabilities may move up the list faster. The Housing Authority will contact you by phone or mail when a voucher becomes available. You then have a limited time (usually 10 business days) to respond and schedule an orientation.

Tax-credit properties move faster. Once you submit an process with income documentation, approval usually takes one to three weeks. If you are approved, you can sign a lease and move in within days. If the property has a waiting list, you may wait weeks or months for a unit to become available, but you are not competing with thousands of other people the way you are on the Section 8 waitlist.

Other resources and where to start

If you are unsure where to begin, call 211 (dial 2-1-1 from any phone in Colorado) and ask for affordable housing resources in Colorado Springs. They will give you a list of properties, programs, and next steps based on your situation. You can also contact the Colorado Springs Office of Homeless Initiatives at 719-385-5956 if you are currently homeless or at risk of homelessness; they can connect you to rapid rehousing programs and emergency information.

The Colorado Housing and Finance Authority (CHFA) website at chfainfo.org has a searchable map of tax-credit properties statewide. You can filter by neighborhood, rent range, and amenities. The Colorado Springs Housing Authority website at cshousing.org lists public housing properties and has information about Section 8. Both sites have contact information for leasing offices and process instructions.

If you have a disability, contact the Colorado Division of Housing at 303-866-2033 to ask about programs that prioritize people with disabilities. If you are over 62, ask about senior housing specifically; many tax-credit properties reserve units for older adults. If you are a veteran, contact the Veterans Community Living Center or ask your VA representative about housing vouchers and programs.

Frequently Asked Questions

What if my income is above the limit for a property I want to move into?

You cannot move in. Income limits are firm requirements set by federal funding rules. If you earn too much, you are not may be able to access for that property. You can look for market-rate rentals or wait to see if your income decreases. Some properties have different income limits; calling around may find one that fits your situation.

Can I explore to multiple tax-credit properties at the same time?

Yes. There is no rule against explore to several properties. In fact, it is a good strategy because approval timelines vary and some properties have waiting lists. explore to three to five properties in neighborhoods you like and see which one approves you first.

What happens if I get a job and my income goes up while I am in affordable housing?

Your rent will increase at your next recertification, usually on your lease anniversary. You will be asked to provide updated pay stubs or tax returns. Your new rent will be 30% of your new income. You can stay in the unit as long as you want and can afford the higher rent; there is no rule forcing you to leave.

Do I need a credit score to get into affordable housing?

Some properties run credit checks and some do not. It depends on the property. If you have bad credit or no credit history, call ahead and ask. Many affordable housing programs are more flexible about credit than market-rate landlords because they serve people with financial hardship. A low credit score may not disqualify you, though it might slow down approval.

How long does it take to get approved for Section 8?

Getting on the waitlist takes one day. Getting a voucher takes two to four years on average in Colorado Springs, though this varies. Once you have a voucher, finding a landlord willing to accept it takes one to three months. The entire process from process to moving in can take three to five years.