20 Low-Income Housing Near Me in NYC 🏙️
When people search “low-income housing near me,” what they really want is clarity, not another wall of links or expired lotteries. Let’s break down what New Yorkers actually want to know: Which buildings are accepting applications? How low is “low-income”? Who qualifies? And most importantly: What’s the smartest move to make right now?
📝 Key Takeaways
| ❓ Question | 💡 Answer |
|---|---|
| Is anything open right now? | Yes, but mostly in the Bronx, Brooklyn & Queens—mostly 80%–130% AMI |
| What’s truly affordable (e.g., <$1,000 rent)? | Only units at 30% AMI like Bruckner Heights—rare, time-sensitive |
| Can I apply to more than one? | Yes, apply to all you’re eligible for—no penalties |
| Which ones are good for seniors? | Look for “Senior Varies” like Self Help & Joseph House |
| Are waitlists better than lotteries? | Sometimes—especially for seniors or co-ops with resale value |
💬 “Where Can I Actually Apply for Low-Income Housing Right Now?”
| 🏢 Development | 📍 Location | 💸 AMI Level | 🏠 Unit Type | 📅 Deadline / Status |
|---|---|---|---|---|
| Bruckner Heights | Bronx | 30% AMI | Studio–2BR | ❗ Expired but worth watching for relaunch |
| Self Help (Senior) | Queens | Senior Varies | Studios | ✅ Ongoing Waitlist |
| St. James Terrace | Bronx | Varies | Studio–2BR | ✅ Ongoing Waitlist |
| Concern Bergen LLC | Brooklyn | Varies | Studio–3BR | ✅ Ongoing Waitlist |
| Altara | Queens | 130% AMI | Studio–2BR | ⏳ July 24, 2025 |
| HELP Park Place | Brooklyn | Low/Middle | Studio–2BR | ⏳ July 21, 2025 |
| 570 Fulton Street | Brooklyn | 80% & 130% AMI | 1–2BR | ⏳ July 24, 2025 |
| Williamsburg Wharf A1 | Brooklyn | 80% AMI | 1–2BR | ⏳ July 28, 2025 |
| The Brook | Brooklyn | 80% & 130% AMI | 1–2BR | ⏳ August 1, 2025 |
| The Hart | Brooklyn | 80%-130% AMI | Studio–2BR | ⏳ June 27, 2025 |
| The Elliot | Brooklyn | 80% AMI | Studio–1BR | ⏳ July 22, 2025 |
| Joseph House (Senior) | Staten Island | Senior Varies | Studios | ✅ Ongoing Waitlist |
| Paseo on 5th | Manhattan | Mixed-Income | Studio–2BR | ⏳ August 25, 2025 |
| 335 8th Avenue | Manhattan | Mixed-Income | Studio–2BR | ⏳ August 26, 2025 |
| Miramar West 206 St. | Manhattan | 120% AMI | Studio–1BR | ✅ Ongoing Waitlist |
| 94-15 Sutphin Blvd | Queens | 80% AMI | Studio–1BR | ⏳ July 19, 2025 |
| Verdant Fort Greene | Brooklyn | 130% AMI | Studio–2BR | ⏳ August 11, 2025 |
| St. Anselm | Bronx | 130% AMI | 1–2BR | ⏳ August 11, 2025 |
| 50 Nevins Street | Brooklyn | Varies | Studio–2BR | ✅ Ongoing Waitlist |
| Amalgamated Warbasse | Brooklyn | Middle-Income | Co-op | ⏳ July 2, 2025 |
🎯 “What if I Need Really Low Rent?”
You want units priced for people earning less than $30,000 a year. That means 30% AMI. Currently:
- Only Bruckner Heights offered rents as low as $454/month for studios and $680 for 2BRs.
- These are rare and go fast. Monitor Housing Connect daily. Use a housing ambassador if needed.
👵 “Where Are The Senior-Only Options?”
For seniors (age 62+ or 55+ for some buildings), you don’t compete against younger families and often bypass the lottery through waitlist-based applications.
- Self Help (Queens): Waitlist open, studio-only, clean and well-managed.
- Joseph House (Staten Island): Ongoing waitlist, known for strong community programs.
👉 Tip: Senior buildings usually don’t require credit checks and will often help applicants with forms.
🧠 “Is 130% AMI Still Affordable?”
Not for everyone. At 130% AMI:
- A 1BR can rent for $3,405/month (Verdant Fort Greene).
- Income must exceed $120K/year to qualify.
Yes, technically “affordable” under policy definitions, but for middle-class, not the truly low-income. Use filters on Housing Connect to search only 30–80% AMI if you earn less than ~$80,000/year.
📜 “What’s Better: Waitlists or Lotteries?”
| 🎲 Lotteries | 📝 Waitlists |
|---|---|
| Pros: More frequent, visible online | Pros: Seniors get priority, less random |
| Cons: Long odds, slow contact | Cons: Few open, hard to track |
| Apply at: Housing Connect | Apply via: Managing agent (by mail/email) |
💡 Pro Tip: If you’re a senior or applying to Mitchell-Lama co-ops, waitlists often yield better chances than lotteries.
🏃 “How Can I Be Faster Than Everyone Else?”
Use the new re-rental loophole:
When units go vacant (not new construction), they’re now listed first-come, first-served. This isn’t a lottery. Whoever applies first wins.
✔️ Check HPD’s “Affordable Re-Rentals” tab on Housing Connect
✔️ Follow developers like L+M Development, RiseBoro, or The NHP Foundation
✔️ Set up Google Alerts for your zip code + “affordable housing re-rental”
FAQs
💬 COMMENT: “Why is it taking years for me to hear back from NYCHA?”
You’re not alone—NYCHA’s processing time is notoriously long. It’s tied to three key bottlenecks:
- Low unit turnover – Most residents stay 10+ years. Vacancies are rare.
- Decentralized priorities – Highest priority goes to specific emergencies (e.g., domestic violence victims).
- Resource strain – NYCHA operates on tight federal budgets, limiting how fast they can process applicants.
Here’s a quick-view explainer:
| 📦 Factor | ⚙️ Description | ⏳ Impact |
|---|---|---|
| Turnover Rate | Most units don’t go vacant for years | Slows new placements significantly |
| Priority Tiers | N0, N1, and N4 get placed first | Regular applicants wait longer |
| Funding Constraints | Less staff = slower document reviews | Backlogs stack up |
💡 Expert Tip: Always renew your application every 24 months or you’ll be purged from the system.
💬 COMMENT: “Is the Mitchell-Lama program a trap? Why are waitlists always closed?”
Not a trap—just wildly popular and under-supplied.
Mitchell-Lama offers deeply subsidized co-op ownership and stable rents, but that means:
- Listings rarely open.
- Waitlists grow for decades.
- People treat it as lifetime housing.
Let’s demystify Mitchell-Lama’s profile:
| 🏙️ Feature | 📌 What It Means | 🧠 Strategy |
|---|---|---|
| Co-ops for <$50k | Buy-ins are capped & below market | Apply ASAP when open |
| Limited Equity | You can’t flip for profit | It’s for living, not speculating |
| Rentals Too | Some buildings are rentals, not co-ops | Check Mitchell-Lama Connect |
💡 Pro Tip: Keep an active Excel sheet with managing agent emails, phone numbers & unit sizes. Email quarterly to check if the list opens silently.
💬 COMMENT: “Is Section 8 still worth it if the waitlist was closed for 15 years?”
YES—but with a strategy. Think of Section 8 as a long-haul lottery ticket that can pay off huge.
- Rent is capped at 30% of your income.
- Voucher is portable across boroughs—and even states.
- NYCHA and HPD accept them in privately-owned buildings.
| 🎯 Advantage | 📚 Detail | 🔍 Tip |
|---|---|---|
| Portability | Move with it anywhere in U.S. | Some boroughs have shorter approval times |
| Deep Subsidy | Fed gov’t pays 70–80% of rent | Best used in high-rent zip codes |
| Long Waits | Reopened briefly in 2024 | Sign up if it ever reopens again! |
💡 Workaround: If you’re a domestic violence survivor, veteran, or disabled, nonprofits may issue emergency vouchers bypassing the main waitlist.
💬 COMMENT: “Why does 130% AMI still count as ‘affordable’?”
Because in NYC, “affordable” is a technical policy term, not a moral one.
- 130% AMI means income around $120K+ for a single person
- It exists to house middle-class professionals being priced out of market-rate housing
- Developers agree to include these tiers in exchange for tax breaks
| 🧾 AMI % | 💰 Household Income (3 People) | 🏠 1BR Typical Rent |
|---|---|---|
| 30% | ~$30,000 | ~$580/month |
| 60% | ~$60,000 | ~$1,400/month |
| 130% | ~$145,000 | ~$3,400/month |
💡 Pro Tip: To find truly low-income units, filter Housing Connect to 30%–60% AMI only. Skip the “middle-income” lotteries unless you qualify and are comfortable with high rents.
💬 COMMENT: “What are ‘re-rentals’ and how do I apply faster?”
Game-changer. Re-rentals are vacancies in existing affordable buildings (from tenants who moved out). They skip the lottery.
Here’s how the process works:
| 🔄 Re-Rentals | 📌 What Happens | 🚀 Action Step |
|---|---|---|
| Unit Opens Up | Someone vacates a unit in a Housing Connect building | HPD allows listing on Housing Connect directly |
| First-Come, First-Served | No lottery; whoever submits first + qualifies gets it | Bookmark HPD’s “Re-Rentals & Resales” page |
| Docs Required Fast | You’ll need pay stubs, ID, and tax forms | Keep all paperwork in a digital folder at all times |
💡 Expert Tip: Use email alerts on StreetEasy and sign up for building newsletters. Some management firms post early on their own sites.
💬 COMMENT: “Are Mitchell-Lama co-ops better than renting?”
If you can get in—absolutely. Why?
- You’re buying shares, not paying dead rent.
- Monthly fees (maintenance) are often under $1,200 for 2BRs.
- Units can’t be flipped for profit, so they stay stable.
| 🏡 Ownership vs Renting | 💬 Insight | 📌 Highlight |
|---|---|---|
| Co-op Share Purchase | Often <$30K | Pay once; own long-term |
| Monthly Maintenance | Covers taxes, heat, staff | Not rent; it’s ownership fee |
| Re-Sale Rules | City regulates prices | No speculation allowed |
💡 Check: Some Mitchell-Lama co-ops let you pass units to heirs under special rules. Think legacy housing.
💬 COMMENT: “Is there any way to speed up my Housing Connect application?”
Not directly—but yes, strategically. Housing Connect is randomized through log numbers. However, you can increase your odds by maximizing eligibility matches and preference categories.
| 🔍 Leverage Point | 🎯 Description | 🧠 Expert Insight |
|---|---|---|
| Apply Broadly | Submit to every lottery where you’re eligible | Log number randomization means more entries = more chances |
| Target Community Boards | 50% of units go to applicants already living in the CB area | Check your community board using NYC Community Map |
| Use Preferences | Mobility, vision/hearing disabilities, or municipal worker? Apply with documentation. | Preferences can bump your log number significantly |
| Time Your Updates | Update your profile only after submitting to current lotteries | Mid-application edits can delay or reset review |
💡 Insider Note: Some re-rental units accept walk-in applications—those bypass the lottery entirely.
💬 COMMENT: “Why was I rejected even though I met the income requirements?”
Meeting income guidelines isn’t the full picture. Disqualification often stems from paperwork inconsistencies, unreported income, or credit/rental history red flags.
| 🚫 Common Disqualifiers | ⚙️ What Happens | 🔎 Prevention |
|---|---|---|
| Inconsistent Docs | Bank statements don’t match pay stubs or tax returns | Keep records aligned over 12–18 months |
| Unreported Gig Income | Platforms like Uber, Etsy, or OnlyFans not disclosed | Any income must be reported—even cash |
| Credit Judgments | Landlords may reject for housing court history | Clear debts or get legal aid to dispute |
| Household Size Errors | One member listed differently across documents | Ensure every application shows same people, DOBs, relationships |
💡 Housing Tip: Take advantage of NYC’s Ready to Rent or Neighborhood Housing Services (NHS) for document prep & budget coaching.
💬 COMMENT: “Can I use Section 8 to rent in a luxury building?”
Yes—under very specific conditions. Section 8 vouchers can be used wherever a landlord agrees to accept them and the rent meets Fair Market Rent (FMR) thresholds set by HUD.
| 💰 Rental Type | 📍 Eligibility with Section 8 | 🏢 Example |
|---|---|---|
| Market-Rate Apt | Only if rent is within payment standards & passes inspection | Small walk-ups, older buildings in up-and-coming areas |
| Luxury New Dev | Possible if building received 421a or LIHTC tax credits | Some “affordable units” in luxury towers |
| Project-Based Units | Always eligible if you’re referred | Assigned by HPD or HCR, not personal choice |
💡 Look for: Listings tagged “HCV welcome” or “Income-Restricted” on StreetEasy and Housing Connect. Call the agent directly—some developers quietly accept vouchers to fill units.
💬 COMMENT: “I applied to Mitchell-Lama 4 years ago—why haven’t I heard anything?”
Because Mitchell-Lama waitlists function like time capsules. Even when you apply, it may take 5–15 years depending on:
- Unit turnover
- Apartment size requested
- Waitlist position
- Building location
| 🕰️ Waitlist Factor | 💡 Insight | 📍 Tip |
|---|---|---|
| 2BR or Larger Units | Longer waits due to limited stock | Consider applying for studios if flexible |
| Co-op vs Rental | Co-ops turn over more slowly | Rentals often see more movement |
| Borough Matters | Bronx & Staten Island may have faster access than Manhattan | Apply strategically across all boroughs |
| Waitlist Expiration | You must respond to annual update letters | Missed a response? You’ll be removed silently |
💡 Annual Action Plan: Set a calendar reminder to call managing agents every June and confirm your status is still active.
💬 COMMENT: “I’m a gig worker with no steady paycheck—how do I prove income?”
The key is consistent, traceable documentation. NYC housing systems accept freelancers and gig workers, but you’ll need to create a paper trail.
| 📁 Required Docs | 🧾 What to Submit | 💼 How to Prepare |
|---|---|---|
| Tax Returns (1040) | Show all 1099 income filed for past 1–2 years | Use Schedule C to report net business income |
| Bank Statements | Monthly deposits from clients or platforms | Highlight recurring sources like Uber or Instacart |
| Profit & Loss Statement | Breakdown of income vs. expenses | Use tools like QuickBooks Self-Employed or Wave Apps |
| Invoices | Copies of billed work | Must match deposits shown in bank accounts |
💡 Partner with a Housing Ambassador to walk through income calculations before applying. It saves rejections later.
💬 COMMENT: “How do I know which developments are actually low-income?”
It comes down to AMI brackets. Most listings labeled “affordable” actually target middle-income renters. Use this AMI Target Decoder:
| 🎯 AMI Level | 🏠 Rent Range (1BR) | 👫 Who It’s For |
|---|---|---|
| 30% AMI | $450–$650 | SSI recipients, disabled, seniors on fixed income |
| 60% AMI | $1,000–$1,400 | Min. wage earners, part-time workers, public benefit users |
| 80% AMI | $1,700–$2,100 | Teachers, union members, social workers |
| 130% AMI | $2,900–$3,800 | Dual-income professionals, upper middle class |
💡 Filter Housing Connect by AMI range under “More Filters” to skip developments you can’t afford or don’t qualify for.
💬 COMMENT: “My income is just slightly over the limit. Can I still apply?”
Technically no—but practically, sometimes yes. Many lotteries have upper thresholds that are strict, but some developers allow flexibility if units go unclaimed.
| 🧾 Scenario | ✅ Chance of Acceptance | 📌 Tip |
|---|---|---|
| < $1,000 over limit | 🟡 Possible if few applicants qualify | Call management office after deadline—ask about next-round options |
| $2,000+ over | 🔴 Unlikely unless re-listed as “re-rental” | Monitor Re-Rentals tab weekly |
| Fluctuating freelance income | 🟠 Depends how it’s averaged | Use 2-year average if one year was low |
| Using a tax return with deductions | ✅ Reduces gross income | Self-employed filers should maximize eligible deductions on Schedule C |
💡 Critical Insight: If you’re within 5–10% of the income ceiling, submit anyway. Developers may request additional docs rather than reject you outright.
💬 COMMENT: “What do I do if I lost my eligibility appointment email?”
Time-sensitive but recoverable. Developers typically give only one chance to submit documentation—but you can act fast.
| 📧 Step | 📍 What To Do | ⏰ Deadline |
|---|---|---|
| Check Spam/Junk | Search “Housing Connect” or “NYCHousing@hpd.nyc.gov” | Do this ASAP |
| Call Developer Contact | Use number on listing; ask for reissue or confirmation | 48–72 hours grace is common |
| Email HPD | nychousingconnect@hpd.nyc.gov with your log number & full name | Response time varies—don’t rely solely on this |
| Prepare Docs Anyway | Gather ID, income proof, rent history | If they respond late, you’ll be ready |
💡 Tip: Always screenshot your confirmation page after applying. Developers may require the Application ID to locate your file.
💬 COMMENT: “Is it worth applying to lotteries with 130% AMI even if I earn less?”
Sometimes—especially for re-rentals. A small percentage of high AMI units are under-subscribed due to steep rents. When this happens, managers may request special HPD approval to lease them to lower-income households.
| 🧮 Situation | 💼 What Happens | 🤔 Should You Apply? |
|---|---|---|
| 80% AMI income applying to 130% lottery | Application held for backup or possible unit downgrade | 🟡 Apply only if you can afford listed rent |
| 50% AMI income | May not pass income minimum for rent level | 🔴 No—most will be disqualified |
| Re-rental listings (first come) | Open to broader income brackets with management discretion | ✅ Yes—especially in low-demand areas like Staten Island or South Bronx |
💡 Strategy: If applying to high-AMIs, verify rent amount vs. your budget—not just eligibility. Housing “affordability” doesn’t mean it matches your cost of living.
💬 COMMENT: “How do I apply as an undocumented person or mixed-status household?”
You’re not disqualified—but there are conditions. Housing Connect, Mitchell-Lama, and NYCHA all require at least one household member to have valid immigration status.
| 👥 Household Type | 🛂 Eligibility Status | 📄 Needed |
|---|---|---|
| Undocumented head, U.S. citizen child | ✅ Eligible as household | Submit child’s birth cert + tax returns |
| All undocumented members | ❌ Not eligible for most programs | Explore private subsidized housing or CBO-run buildings |
| DACA, TPS, Asylum applicants | ✅ Often qualify under “eligible non-citizen” | Provide DHS-issued IDs or I-94 |
| Green Card holders | ✅ Fully eligible | Normal documentation applies |
💡 Note: Housing Ambassadors are trained to help mixed-status families. You never need to disclose immigration status for ineligible members—just leave those fields blank.
💬 COMMENT: “How can I tell which lotteries I actually have a shot at?”
Focus your effort where the odds and preferences stack in your favor. Prioritize listings that match your household income, size, AND location.
| 📋 Factor | 🔍 Check For | 🎯 Boosts Odds? |
|---|---|---|
| Community Board (CB) Match | 50% units reserved for local residents | ✅ Major advantage |
| Unit Size | Households of 3+ applying for 2BR+ | ✅ Fewer applicants per unit |
| New vs Re-Rental | Re-rentals get fewer applications | ✅ Shorter timelines, less competition |
| Disability Preference | Vision, hearing, mobility | ✅ Requires medical documentation |
| Municipal Worker | Current NYC employees | 🟡 5% reserved—small but real benefit |
💡 Advanced Tip: Use AMI-to-Rent Ratio. If rent exceeds 33% of your income, odds are you’re underqualified for that unit, even if your AMI fits.
💬 COMMENT: “How does rent get calculated for NYCHA vs Section 8 vs Mitchell-Lama?”
Each program has entirely different rent rules. Understanding these is crucial to budgeting long-term.
| 🧮 Program | 🏠 Rent Formula | 💸 Typical Rent Amount |
|---|---|---|
| NYCHA | 30% of adjusted monthly income | $200–$800 depending on income |
| Section 8 | 30% of income paid to landlord; rest subsidized | Varies by apartment cost |
| Mitchell-Lama Rental | Flat income-banded rent + utility allowance | $800–$1,600 avg. |
| Mitchell-Lama Co-op | Pay shares ($5k–$25k), then monthly maintenance | $600–$1,200/mo. |
💡 Reminder: NYCHA & Section 8 adjust your rent annually. Always report income changes to avoid back-payments or violations.
