Affordable Housing Programs Explained
Not sure which program you qualify for? Here's a plain-language guide to how each affordable housing program works, who qualifies, and what to expect.
Last updated: March 2026
You don't need to pick a program. You apply for specific apartments, and each unit is associated with a program. The programs below determine the rent level and income rules for each unit. Our income calculator shows you all matching units across all programs.
Quick Comparison
| Program | Income Level | Rent Type | Voucher? | Where | Units |
|---|---|---|---|---|---|
| LIHTC | 30-60% AMI | Fixed below-market | No | All areas | 5 |
| Section 8 | Below 50% AMI | 30% of your income | Yes | All areas | — |
| MFTE | 40-60% AMI | Fixed below-market | No | WA State cities | 13 |
| MHA | 40-60% AMI | Fixed below-market | No | Seattle | — |
| Amazon HEF | 30-80% AMI | Fixed below-market | No | Puget Sound | — |
18 income-restricted units currently available across all programs.
LIHTC
Low-Income Housing Tax Credit
LIHTC is the largest source of affordable housing in the U.S. — responsible for creating roughly 90% of all new affordable rental units nationwide since 1986. Developers receive federal tax credits in exchange for setting aside a portion of units for income-restricted households at below-market rents.
How it works
- • Property developers apply for and receive tax credits from the state housing finance agency.
- • In exchange, they reserve a percentage of units (often 20-100%) for income-qualified households at reduced rents.
- • Rent and income limits are set by HUD and vary by county and household size.
- • Properties must maintain affordability restrictions for 15-30 years (most are 30).
- • Rents are fixed at a percentage of the income limit — not based on your actual income. This means your rent stays the same even if your income changes during the year.
Who qualifies
- Households earning at or below the designated AMI percentage (typically 30%, 50%, or 60%).
- Income includes all household members who will live in the unit.
- Income is verified at move-in and typically recertified annually.
- No voucher or waitlist needed — apply directly to the property.
Advantages
- + No voucher needed — apply directly
- + Newer/renovated buildings
- + Fixed rent (not income-based)
- + No years-long waitlists
Things to know
- • Income recertified annually
- • If your income drops significantly, rent stays the same
- • Limited large-unit inventory
LIHTC properties often have newer construction or substantial renovations. Income limits are based on the county where the property is located. This is our most common program type.
Section 8
Housing Choice Vouchers & Project-Based Vouchers
Section 8 is a federal rental assistance program that helps very low-income families, the elderly, and people with disabilities afford housing. It's the most generous program for those who qualify — you pay approximately 30% of your income, regardless of the rent amount.
How it works
- • Housing Choice Vouchers (tenant-based): The voucher travels with you. You find a unit, and the voucher covers the difference between 30% of your income and the rent (up to a payment standard).
- • Project-Based Vouchers: Assistance is tied to a specific building. You pay approximately 30% of your income, and the subsidy covers the rest.
- • Vouchers are administered by local Public Housing Authorities (PHAs).
- • Your rent is income-based — if your income drops, your rent drops too.
Who qualifies
- Generally, households at or below 50% AMI. Many PHAs prioritize 30% AMI (extremely low income).
- Waitlists are common and can be lengthy — apply as early as possible.
- Eligibility is determined by the local housing authority, not the property owner.
- Once you have a voucher, you can use it at any property that accepts them.
Advantages
- + Rent is only 30% of your income
- + If income drops, rent drops
- + Vouchers are portable (tenant-based)
- + Deepest subsidy for very low incomes
Things to know
- • Waitlists can be years long
- • Must apply through housing authority
- • Annual income recertification
- • Payment standards may limit location options
If you have or are seeking a Housing Choice Voucher, contact your local housing authority. Some of our properties accept project-based vouchers — look for "Section 8" or "PBV" in the listing details.
MFTE
Multifamily Tax Exemption
MFTE is a Washington State program that produces affordable units in brand-new, market-rate buildings. Developers receive property tax exemptions in exchange for reserving units at below-market rents — meaning MFTE tenants live alongside market-rate tenants with the same amenities and finishes.
How it works
- • Building owners receive a property tax exemption (typically 8-12 years) from their city.
- • In exchange, they set aside approximately 20-25% of units at affordable rents.
- • MFTE units are in the same buildings as market-rate units — same amenities, same finishes, same everything.
- • Rent levels are set by the city based on AMI percentages and unit size.
- • Multiple Washington cities participate, including Seattle, Bellevue, Kirkland, Redmond, Tacoma, and others.
Who qualifies
- Households earning at or below the designated AMI level (typically 40% or 60%).
- Income is verified at move-in and at each lease renewal.
- All adult household members must provide income documentation.
- No voucher needed — apply directly to the building.
Advantages
- + Brand-new or newer buildings
- + Same amenities as market-rate units
- + Available in many WA cities
- + No voucher needed
Things to know
- • Washington State only
- • Limited to 40% or 60% AMI
- • Tax exemptions expire (8-12 years)
- • Fewer units per building (20-25%)
MFTE units are a great option for renters who want to live in newer buildings in desirable neighborhoods at below-market rents. You get the same apartment as a market-rate tenant, just at a lower price. The program is available in many Washington State cities.
MHA
Mandatory Housing Affordability (Seattle)
MHA is a Seattle zoning requirement that mandates new multifamily and commercial developments either include affordable units on-site or pay into the city's affordable housing fund. Unlike voluntary incentive programs like MFTE, MHA is mandatory — developers cannot opt out. This has produced thousands of affordable units in newer buildings across Seattle's urban villages.
How it works
- • When Seattle upzoned neighborhoods to allow taller or denser buildings, developers were required to contribute affordable housing in return.
- • Developers choose between the "performance" option (building affordable units on-site) or the "payment" option (paying into the city's housing fund).
- • On-site MHA units make up 5-11% of a building's total units, depending on the zone.
- • Rents are set based on AMI — units in smaller apartments (under 400 sq ft) are set at 40% AMI, while larger units are typically set at 60% AMI.
- • Affordability restrictions last 50 years.
Who qualifies
- Households earning at or below 60% AMI (or 40% AMI for smaller units).
- Income is verified at move-in and recertified periodically.
- All adult household members must provide income documentation.
- No voucher needed — apply directly to the building.
Advantages
- + Newer buildings with full amenities
- + Same unit quality as market-rate
- + 50-year affordability commitment
- + No voucher needed
Things to know
- • Seattle only
- • Limited to 40% or 60% AMI
- • Fewer affordable units per building (5-11%)
- • Availability depends on new construction
MHA units are in the same buildings as market-rate apartments with the same finishes and amenities. The program has produced over 4,700 on-site affordable units and raised over $300 million for additional affordable housing citywide. Learn more about Seattle's MHA program.
Amazon HEF
Amazon Housing Equity Fund
The Amazon Housing Equity Fund is a $3.6 billion corporate program that funds the creation and preservation of affordable housing in Amazon's hometown communities, including Washington State's Puget Sound region. Similar in structure to LIHTC, Amazon HEF properties offer income-restricted units with lighter compliance requirements — less paperwork for tenants and property managers.
How it works
- • Amazon provides below-market loans and grants to housing developers and public housing authorities.
- • Developers use the funding to build or preserve affordable units for income-qualified households.
- • Rents are set at below-market levels based on AMI percentages, similar to LIHTC.
- • Compliance requirements are lighter than traditional LIHTC — meaning less paperwork for tenants during income verification.
- • Most Amazon HEF-funded housing is committed to remain affordable for decades.
Who qualifies
- Households earning at or below the designated AMI percentage (typically 30% to 80%).
- Income is verified at move-in and periodically recertified.
- Broader income eligibility than LIHTC — some units serve up to 80% AMI.
- No voucher needed — apply directly to the property.
Advantages
- + Less paperwork than LIHTC
- + Broader income range (up to 80% AMI)
- + No voucher needed
- + Newer or preserved buildings
Things to know
- • Puget Sound region only
- • Fewer properties than LIHTC
- • Program availability depends on Amazon funding cycles
- • Income recertification still required
Amazon HEF properties are concentrated in the Puget Sound region and offer a similar experience to LIHTC with streamlined compliance. The program has helped create and preserve over 21,000 affordable homes. Learn more about the Amazon Housing Equity Fund.
Which Program Is Right for Me?
If your income is below 30% AMI
You likely qualify for all programs. Look for 30% AMI LIHTC units for the lowest fixed rents, or explore Section 8 if you can get a voucher — the income-based rent (30% of your income) may be even lower.
If your income is 30-50% AMI
You qualify for most programs. LIHTC and Amazon HEF units at 50% or 60% AMI are your best options. Section 8 vouchers also cover this range if available.
If your income is 50-60% AMI
This is the sweet spot for LIHTC, MFTE, and MHA. Most of our income-restricted inventory serves this range. You'll find the widest selection of units.
If your income is 60-80% AMI
Fewer income-restricted programs cover this range, but Amazon HEF (up to 80% AMI) and some LIHTC properties may work. Also consider our naturally affordable market-rate inventory — studios and 1BRs that are priced within your budget without income restrictions.
Not sure which programs you qualify for?
Our income calculator checks your eligibility across all programs based on your income, household size, and location. Takes about 2 minutes, no sign-up required.
Check your eligibilityRelated Resources
Program descriptions are general overviews. Specific eligibility criteria, income limits, and availability vary by property and program. Contact our leasing team for details about specific units.