RentAffordable
Guide

How HUD-assisted housing works

"HUD housing" is a loose, everyday phrase that actually covers several distinct federal programs. They share a common goal — making safe, decent rental housing affordable to lower-income households — but they work in very different ways. This guide explains the major programs you'll encounter on Rent Affordable so you know what you're applying for, what you'll pay, and what to expect.

Project-Based vs. Tenant-Based subsidies

HUD's rental assistance generally comes in two flavors:

  • Project-Based — the subsidy is attached to a specific apartment or building. If you move out, the subsidy stays at the property. Almost every listing in this directory is project-based.
  • Tenant-Based — the subsidy is attached to you, in the form of a Housing Choice Voucher. You can use it at any private rental that accepts vouchers and meets HUD quality standards. To get one, you apply through your local Public Housing Agency. We cover this in detail in our how-to-apply guide.
In both cases, your monthly out-of-pocket rent is generally capped at 30% of your adjusted household income. HUD pays the rest directly to the landlord.

The major project-based programs

Project-Based Section 8 (PBRA)

The largest of HUD's rental assistance programs. The federal government signs a long-term Housing Assistance Payments contract with a private property owner. In exchange, the owner agrees to rent to income-eligible tenants at affordable rates. You apply directly to the property, not the local PHA.

Section 202 — Supportive Housing for the Elderly

Project-based rental assistance for very-low-income households where at least one member is 62 or older. Many Section 202 properties also offer optional supportive services — meals, transportation, light housekeeping — but these are not required to live there.

Section 811 — Supportive Housing for Persons with Disabilities

Similar to Section 202, but for very-low-income adults with disabilities. Properties typically offer a mix of accessible units and connections to community-based services.

Section 236 and Section 221(d)(3)/(4)

Older programs that subsidized FHA-insured multifamily mortgages in exchange for affordability requirements. Many properties from these programs still operate with rent restrictions and Project-Based Section 8 layered on top.

What "income-eligible" means

HUD measures income relative to your area's Area Median Income (AMI). The most common eligibility tiers are:

  • Extremely low income — at or below 30% of AMI
  • Very low income — at or below 50% of AMI
  • Low income — at or below 80% of AMI

Most project-based units are reserved for very-low-income households. You can look up your local AMI limits on HUD's website by county and household size. Our eligibility guide walks through the numbers.

Waitlists and what to expect

Demand for HUD-assisted housing far exceeds supply almost everywhere. Most properties maintain their own waitlist, separate from the PHA voucher list. Waitlist times range from a few weeks (in smaller markets, or for niche programs like Section 811) to several years (Section 8 vouchers in major metros). It is common — and recommended — to apply at multiple properties and to maintain an active PHA voucher application in parallel.

Ready to start? Browse properties by state or read about income eligibility.