Be honest about all income and assets
Omitting a side gig, cash app balance or small bank account will cause an audit discrepancy during compliance review and can trigger an immediate denial.
Apartment listings guide
Applying for a LIHTC (Section 42) apartment
Applying for a Low-Income Housing Tax Credit property — often called a Section 42 property — is very different from applying for traditional public housing or a private market-rate apartment. Because management companies must prove strict compliance to the IRS to keep their tax credits, the application and income verification process is extremely thorough and documentation-heavy.
The step-by-step LIHTC application process
- 01
Find the property & submit the initial application
Apply directly with the apartment management office, not a housing authority
Identify LIHTC properties using databases like FloridaHousingSearch.org. Contact the leasing office directly to ask if they have open availability or an active waiting list.
- Fill out an extensive rental application listing every person who will live in the household.
- Report each household member's age and student status.
- Disclose all sources of anticipated income and assets.
- 02
Preliminary screening & minimum income check
Property management screens for fit before starting full compliance work
Unlike Section 8, where rent is tied strictly to 30% of your income, LIHTC rents are fixed flat rates based on the area median income (AMI).
- Maximum income cap: total household income must be below the threshold (e.g. 30%, 50% or 60% AMI).
- Minimum income floor: most management companies require monthly income of at least 2 to 2.5 times the monthly rent. This minimum is waived with a Section 8 voucher.
- Standard credit and criminal background screening.
- 03
Full document gathering (third-party verification)
The most critical step — IRS compliance requires strict paper trails
The property manager must verify every dollar entering your household. You will sign authorization forms allowing management to contact third parties directly.
- Income documentation: 4–6 consecutive paystubs, W-2s, tax returns, Social Security award letters, child support agreements or pension statements.
- Asset documentation: 6 consecutive months of bank statements (checking/savings), plus documentation for 401(k)s, CDs, real estate or Venmo/CashApp balances.
- Verification forms sent by management directly to your employer, bank or state agency to confirm reported numbers under penalty of perjury.
- 04
Student status screening
IRS Section 42 restricts full-time students from living in LIHTC units
The IRS generally prohibits households where all occupants are full-time students from occupying a tax credit unit unless they meet specific federal exceptions.
- Exceptions include single parents receiving TANF, married students filing jointly and former foster youth.
- You will sign a Student Status Affidavit.
- 05
Execution of the Tenant Income Certification (TIC)
The official IRS compliance document binding your eligibility
Once all third-party verifications are collected, management calculates your projected annual household income for the next 12 months.
- You and all adult household members sign the Tenant Income Certification (TIC).
- The TIC is submitted to state housing regulators to certify you meet program rules.
- 06
Lease signing & annual recertification
Final step to secure your unit
You sign a standard residential lease with a mandatory LIHTC Lease Addendum. Initial leases must be at least 6 months long.
- Important: you must complete a full income recertification annually to confirm continued eligibility.
3 critical tips to avoid application delays
Do not close or move bank accounts mid-process
Managers verify 6 months of historical balances. Opening or closing accounts mid-application forces them to restart the verification timeframe.
Get document signatures back quickly
Third-party employer verification forms often expire after 120 days, so returning paperwork promptly keeps your application moving before approvals expire.
The 9% credit (70% Present Value Subsidy)
In the affordable housing industry, the 9% Tax Credit is officially known as the "70% Present Value Subsidy". Because this credit covers roughly 70% of a property's development costs, it allows developers to build brand-new communities with lower rent caps and deeper income set-asides — often catering to households earning 30% to 60% of Area Median Income (AMI).
New & upcoming tax-credit developments in Orange County
Barnett Villas
Pine Hills / West Orlando
Opened / leasing in 2026
A brand-new 156-unit apartment community supported by $11.5 million in local Orange County funding and federal tax credits.
Targeting: Units reserved for low-income households earning at or below 30%–80% AMI.
Enclave at Canopy Park
Holden Heights / South Orlando
Under construction — opening 2026
A 104-unit affordable family development funded through local trust funds and tax credits.
Targeting: Designed for low-income families with strict income restrictions set on regional median income.
Catchlight Crossings
International Drive / Universal corridor
Multi-phase construction — first phases opening 2025–2026
A 1,000-unit master-planned community built by Wendover Housing Partners in partnership with Universal. Features an on-site health center, tuition-free preschool and a transportation hub.
Targeting: 75% of units restricted to households at 60% AMI or lower, with dedicated units for extremely low-income workers.
Village on Mercy
Mercy Drive corridor / West Orlando
Recently opened — National 9% Tax Credit Excellence Award winner
A 166-unit lakefront community built by Ability Housing using the 9% LIHTC credit.
Targeting: 50% of units reserved for extremely low-income households and individuals transitioning out of homelessness.
Established tax-credit communities with active leasing
Landon Pointe Apartments
Orlando
Tax credit community offering 1, 2 and 3-bedroom affordable floor plans with minimum and maximum income guidelines.
River Ridge Apartments
Orlando
Participates in the LIHTC program with reduced rental rates based on 30%–60% AMI restrictions.
Chapel Trace Apartments
Orlando
Established Section 42 property with annual HUD-adjusted income and rent limits.
How to get into a new tax credit property
Contact early
Because these 70% subsidy / 9% credit developments are brand new, leasing interest lists open 6 to 9 months before construction completes.
Apply at the leasing office
You do not go through the Orlando or Orange County Housing Authority for these apartments — you contact the private property management company directly.
Know the income rules
You must meet the maximum income cap (e.g. under 60% AMI) and prove you can cover rent — usually 2.5 times the monthly rent in income, unless you have a Section 8 voucher.
Leasing contacts for these tax-credit properties
Apply directly with the management company — not the housing authority. Availability and waitlist status change often, so call before sending documents.
Barnett Villas
817 Swiss Ln, Orlando, FL 32808 (Pine Hills)
(321) 421-5198
Visit leasing website156 units, managed by AGPM. Set-asides at 30%, 60% and 70% AMI. Ask for the interest list.
Village on Mercy
1766 Mercy Dr, Orlando, FL 32808
(407) 734-3883
Visit leasing website166 units by Ability Housing; half reserved for extremely low-income and formerly homeless households.
The Enclave at Canopy Park
Holden Heights / South Orlando
Contact Orange County Housing & Community Development: (407) 836-5150
Visit leasing website104 units, opened July 2026. Rents as low as $400 for qualifying households (22%–80% AMI).
Catchlight Crossings
100 Starbeam Street, Orlando, FL 32827
(407) 333-3233 (Wendover Housing Partners)
Visit leasing website1,000 units across phases by Wendover Housing Partners; Phase 1 targeted for 2026. General inquiries: info@wendovergroup.com. Ask to be added to the pre-leasing interest list.
Landon Pointe Apartments
1705 Grande Pointe Blvd, Orlando, FL 32839
(407) 658-1818
Visit leasing website276 LIHTC units, 1–3 bedrooms. Accepts Housing Choice Vouchers; waitlist status changes often.
Chapel Trace Apartments
562 Chapel Trace Dr, Orlando, FL 32807
Call through the leasing site
Visit leasing website312 Section 42 units with annual HUD-adjusted income and rent limits. Accepts vouchers.
River Ridge Apartments
Orlando, FL (near SR 417 / Lake Nona)
Call through the leasing site
Visit leasing websiteLIHTC community with reduced rates at 30%–60% AMI restrictions.
Searching FloridaHousingSearch.org for pre-leasing updates
- 1Go to FloridaHousingSearch.org (free statewide listing service, also by phone at 1-877-428-8844).
- 2Search by county (Orange) and filter for "Affordable / Tax Credit" and any accessibility or senior needs.
- 3Open each listing to see rent limits, AMI set-asides, waitlist status and the management company's direct phone number.
- 4Set up a saved search / email alert so new pre-leasing communities appear as soon as they register.
- 5Call the leasing office directly and ask to join the interest list — new 9% credit properties open lists 6–9 months before completion.
LIHTC document checklist
Gather these before you apply. Bring originals plus a copy for the leasing office, and keep a personal set — most properties re-verify everything at annual recertification.
Identity & household
- Government-issued photo ID for every adult (18+)
- Social Security card for every household member
- Birth certificates for all minors
- Custody or guardianship paperwork, if applicable
- Student status affidavit and enrollment letter for any student in the household
- Marriage certificate, divorce decree or separation agreement, if applicable
Income documentation
- 4–6 consecutive most recent paystubs for each working adult
- Employment verification form (signed and returned by employer)
- Prior two years of W-2s and signed federal tax returns
- Social Security / SSI / SSDI award letter for the current year
- Pension, annuity, VA benefit or retirement award statements
- Unemployment or workers' compensation award letter
- Child support / alimony order and 6 months of payment history
- Self-employment: year-to-date profit & loss plus latest Schedule C
- Zero-income affidavit for any adult with no income
Asset documentation
- 6 consecutive months of statements for every checking account
- 6 consecutive months of statements for every savings account
- 401(k), IRA, pension or retirement account statements
- CDs, stocks, bonds, mutual fund or brokerage statements
- Cash app balances (Venmo, CashApp, PayPal, Zelle)
- Life insurance policy with cash value
- Deeds, tax assessments or sale documents for any real estate owned
- Documentation of assets disposed of in the last 2 years for less than fair market value
Authorizations & compliance forms
- Signed third-party verification release forms
- Consent to credit and criminal background screening
- Student Status Affidavit
- Tenant Income Certification (TIC) — signed by all adults
- LIHTC Lease Addendum
- Section 8 / Housing Choice Voucher paperwork, if you have a voucher
Housing history
- Landlord references and contact information for the last 2–3 years
- Current lease or proof of residence
- Eviction records or explanation letter, if applicable
- Homeless verification letter from a shelter or agency, if applicable
Need help with your application?
Register with SDA Elderly Care Referral Service and a specialist will help you find LIHTC properties by county, check waitlists and organize your verification paperwork.
Start your registration