10 Low‑Income Apartments in Memphis, TN

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HUD • MHA • THDA • City of Memphis — Verified March 2026

A plain-language guide to every major affordable housing program available in Memphis right now — with verified income limits, waiting list status, how to apply, and honest answers about what is happening with housing costs in Shelby County in 2026. Free for anyone to use.

💡 10 Key Things Every Memphis Renter Should Know About Affordable Housing

Memphis is one of the more affordable large cities in the country for renters, but that affordability gap is narrowing fast. The average rent for a one-bedroom apartment in Memphis reached $1,205 per month in 2026, according to Rent.com data — more than double the income-restricted rates available through federal programs. Over 53% of Memphis residents rent their homes, and more than 8,900 income-based apartments exist across Shelby County, yet the Memphis Housing Authority Section 8 waiting list is currently closed and has been since July 2025. Understanding every available pathway is now more important than ever.

1
What are the main types of low-income housing programs available in Memphis? Three primary federal programs: Public Housing, Section 8 Housing Choice Vouchers, and LIHTC tax-credit apartments. Several local programs also exist through the City of Memphis and nonprofit developers.
The Memphis Housing Authority (MHA) administers Public Housing (rent set to roughly 30% of your adjusted income in authority-owned units) and the Housing Choice Voucher (Section 8) program (a subsidy you can take to a private landlord). The Low-Income Housing Tax Credit (LIHTC) program produces privately managed apartments with rents capped at percentages of the Area Median Income — these do not require a voucher but do have income limits. There are currently 8,904 income-based apartments and 12,546 additional affordable units in Memphis, per AffordableHousingOnline. The City of Memphis Affordable Housing Department also administers HOME and CDBG funds through the Affordable Rental Development Program and Memphis Affordable Housing Trust Fund (MAHTF).
2
What income limit do I need to meet to qualify for low-income housing in Memphis? Your household income must generally be below 80% of the Memphis Area Median Income (AMI) for most programs. For Section 8, you must be below 50% AMI, and 75% of new vouchers go to households below 30% AMI (extremely low income).
HUD publishes annual income limits for Shelby County. For fiscal year 2025 (effective April 2025), the Memphis metro Median Family Income is approximately $80,600 for a family of four. This means: 80% AMI for one person is roughly $45,150; 50% AMI (Section 8 threshold) is around $28,250 for one person; and 30% AMI (extremely low income priority) is roughly $17,600 for one person. LIHTC apartments set rents at 50%–60% of AMI for qualifying units. Always verify the current HUD income limits at huduser.gov before applying, as they are updated each April.
3
Is the Memphis Housing Authority Section 8 waiting list open right now? No. The MHA Housing Choice Voucher (Section 8) waiting list is currently closed as of March 2026. The list was briefly open for just three days in July 2025. MHA will publicly advertise when it reopens.
Memphis Housing Authority confirmed the HCV waiting list is closed and not accepting applications as of March 2026. The list was last open July 15–18, 2025 — a window of only three days. Average wait times in Memphis once a voucher is obtained run approximately 27 months, per AffordableHousingOnline data. Households already on the MHA waiting list must keep their mailing address current by submitting an Applicant Status Update form — failure to respond to mailed notices results in removal from the list. To watch for reopening announcements: memphisha.org, local newspapers, and MHA’s social media. Do not pay anyone claiming to offer an application — MHA applications are always free.
4
What are the Public Housing options from MHA right now, and how do I apply? Public Housing site-based waiting lists open periodically when units become available. MHA opened several lists in August 2025 for a 48-hour window and again in November 2024 across 11 sites. Applications are online at myportal-memphisha.securecafe.com.
Unlike the voucher program, MHA Public Housing waiting lists open more frequently — typically when a specific site has openings and the list drops to around 100 people. When open, applicants can apply to multiple sites simultaneously. Selection is by random lottery, not first-come-first-served, so everyone who applies gets placed in the pool. To qualify: household income must be below 80% AMI; applicants must have good credit and landlord history; criminal background screening applies; no prior eviction from federally assisted housing in the past three years. People with disabilities needing assistance applying may call 901-544-1107 or email [email protected]. TDD/TTY users can call Tennessee Relay Services at 7-1-1.
5
What is a LIHTC apartment and how is it different from Section 8? LIHTC (Low-Income Housing Tax Credit) apartments are privately managed complexes where rents are capped at a percentage of the Area Median Income. No voucher is needed — you apply directly to the property as long as your income qualifies.
LIHTC is a federal program administered in Tennessee by the Tennessee Housing Development Agency (THDA). Developers who build or rehabilitate qualifying units receive tax credits in exchange for keeping rents affordable for a minimum of 30 years. Rents in LIHTC properties are set at 50% or 60% of AMI, not based on your individual income. This differs from Public Housing and Section 8, where you pay 30% of your actual adjusted income. LIHTC properties house a wide range of residents including the elderly, veterans, and people with disabilities. Memphis concentrates heavily on LIHTC redevelopment as part of its affordable housing strategy, per THDA records. To find LIHTC properties: look for “income restricted” or “tax credit” listings on AffordableHousingOnline.com or Apartments.com.
6
How much will I actually pay in rent if I get into income-restricted housing in Memphis? In Public Housing and Section 8, you pay roughly 30% of your adjusted monthly income toward rent and utilities. The average Section 8 voucher holder in Memphis contributes about $300/month, with MHA paying approximately $700/month to the landlord.
For income-based public housing, rent is the greatest of: 30% of adjusted income, 10% of gross income, or the welfare rent amount. Utilities may be included or covered by an allowance. For Section 8, the Housing Assistance Payment (HAP) covers the gap between 30% of your income and the HUD-approved payment standard. MHA data shows the average voucher pays $700/month to Memphis landlords, with the tenant paying around $300/month. Maximum voucher payment for a two-bedroom apartment in Memphis ranges from $1,168 to $1,428/month, per AffordableHousingOnline. This compares to a market-rate average of $1,150/month for a 2-bedroom in Memphis as of 2026, per Rent.com.
7
Are there affordable senior apartments specifically for people 55 and older in Memphis? Yes. Several MHA Public Housing sites are designated senior or elderly communities. Many LIHTC properties are also senior-designated. C.E. Ware Towers and Kefauver Terrace are MHA senior sites that have had periodic waitlist openings.
Many HUD-assisted properties in Memphis have age-restricted units designed specifically for seniors 55+ or 62+. These communities often offer additional services, accessible design, and quiet environments better suited to older residents. MHA lists site-specific eligibility (including age requirements) on its public housing waitlist portal at myportal-memphisha.securecafe.com. The Tennessee Housing Development Agency also prioritizes senior populations in its LIHTC competitive allocation process. Additionally, the Section 8 Housing Choice Voucher can be used in any qualifying private unit, and many Memphis senior apartment complexes participate in the program. If you are a low-income senior on Medicare, you may also qualify for the Medicare Savings Program QMB, which frees up significant monthly income for housing costs.
8
What are the most affordable neighborhoods in Memphis for renters right now? North Parkway Village ($550/mo avg 1-BR), Whitehaven ($587/mo), Lamar ($643/mo), Hyde Park ($659/mo), and South Memphis ($700/mo) are the five most affordable Memphis neighborhoods for one-bedroom apartments in 2026, per Rent.com data.
The citywide average for a one-bedroom in Memphis is $1,205/month as of 2026. The five most affordable neighborhoods are significantly below this average, making them the most practical areas to search for private market rentals if you are on a fixed income or have a Section 8 voucher. The HUD Fair Market Rent for the Memphis area ranges from $1,060 to $1,959 depending on unit size — a Section 8 voucher holder must select a unit at or below the applicable FMR. Memphis also has a 9% rental vacancy rate, which is higher than the national average, meaning there are more available units than in tighter markets, giving renters somewhat more bargaining power.
9
Can I get rental help from the City of Memphis or Shelby County if I don’t qualify for federal programs? Yes. The City of Memphis Affordable Housing Department administers the Affordable Rental Development Program, the Memphis Affordable Housing Trust Fund (MAHTF), and HOME-ARP funds for households at risk of homelessness. Shelby County Housing is a separate authority that also serves the area.
The City of Memphis Affordable Housing Department (memphistn.gov/affordable-housing) uses HOME, CDBG, ARPA, and Capital Improvement funds to expand the affordable housing supply through nonprofit developer partnerships. The MAHTF rehabilitates vacant or deteriorating multifamily housing into affordable rentals. HOME-ARP funds specifically support individuals and families experiencing or at risk of homelessness, connecting them to rental housing and supportive services. Shelby County Housing Authority (separate from MHA) operates its own Section 8 voucher program covering parts of Shelby County. To contact Shelby County Housing: (901) 396-4114. For City of Memphis housing programs: memphistn.gov or call (901) 636-5923.
10
Where is the single best starting point to find all available affordable housing in Memphis right now? Start at AffordableHousingOnline.com/housing-search/Tennessee/Memphis for a current, searchable database of all income-restricted units. Pair this with BenefitsCheckUp.org for a full benefits screen, and check memphisha.org weekly for waiting list openings.
AffordableHousingOnline.com aggregates HUD public housing, Section 8, LIHTC, and project-based data for Memphis and updates waiting list statuses regularly. The NCOA’s BenefitsCheckUp.org screens for housing, utility, prescription, and food assistance programs in one free 5-minute session. For in-person help with applications: the Benjamin L. Hooks Central Library and Cornelia Crenshaw Memorial Library both offered assistance when MHA last opened applications, and HUD-approved housing counselors are available at (800) 569-4287. For immediate housing crisis: call 2-1-1 (United Way 211 Mid-South) — available 24/7 to connect you with emergency shelter, rental assistance, and utility help in Memphis and Shelby County.

Sources: Memphis Housing Authority memphisha.org (HCV closed July 2025; public housing sites; 30% income rent rule; 901-544-1107); AffordableHousingOnline.com Memphis data (8,904 income-based units; 12,546 affordable units; avg voucher $700 MHA pays; avg tenant $300; 2-BR voucher $1,168–$1,428; 27-month avg wait; 9% vacancy rate); Rent.com Memphis 2026 rental averages ($1,205 avg 1-BR; neighborhood breakdown); HUD FMR Memphis $1,060–$1,959; HUD FY2025 Income Limits Shelby County (AMI $80,600/4-person; 80% AMI; 50% AMI; 30% AMI); THDA thda.org (LIHTC 30-yr affordability; Tennessee ~$19M annual credits; senior priority); City of Memphis memphistn.gov/affordable-housing (MAHTF; HOME-ARP; ARPA; CDBG); HHS ASPE 2026 FPL Jan 15 2026

🏆 10 Affordable Housing Programs in Memphis, TN — Verified March 2026

⚠️ Income Limits, Rents & Waiting List Status Change Frequently — Verify Before You Apply

All income limits, rents, and program statuses below are confirmed from official government and housing authority sources as of March 2026. HUD updates income limits each April. Waiting lists open and close rapidly — sometimes within 48 hours. Always verify current availability directly with the program or housing authority before applying.

Best for Very Low-Income Households

Memphis Housing Authority — Public Housing

🏛️ Federal Program — Administered by MHA • 51 N. Cooper St., Memphis, TN 38104

💰 Income: Below 80% AMI • Rent = ~30% of adjusted monthly income

✅ Rent based on your actual income

✅ Sites for families, seniors & disabled

✅ Utilities often included or allowanced

✅ Multiple sites across Shelby County

✅ Waiting lists open periodically per site

✅ Random lottery selection process

✅ Apply online at MHA portal

⚠️ Background & credit screening required

MHA Public Housing offers government-owned rental units where rent is set at approximately 30% of your adjusted monthly income — meaning your rent automatically stays proportional to what you earn. This makes it the most directly income-sensitive program available. MHA operates sites serving families, seniors 55+/62+, and individuals with disabilities. When a site-based waitlist opens, applications are submitted online at the MHA portal and placement is by random lottery, not chronological order — so applying quickly when a list opens matters greatly. MHA CEO Dexter Washington has noted that openings draw thousands of applications in short windows. Waitlists typically open when a site drops to around 100 people on its list. Watch memphisha.org weekly for announcements. People needing application assistance can use the Benjamin L. Hooks Central Library (901-415-2700) during open periods.

📞 MHA Main Office: (901) 544-1300
📞 Public Housing Waitlist Help: (901) 544-1107 • [email protected]
🌐 Apply Online: myportal-memphisha.securecafe.com • memphisha.org

Rent = 30% of Income MHA Administered Seniors + Disabled Sites Waitlist Opens Periodically Random Lottery Selection

Best Flexibility — Rent in a Private Home of Your Choice

Section 8 — Housing Choice Voucher Program (HCV)

🏛️ HUD / Memphis Housing Authority • Shelby County Housing Authority

💰 Income: Below 50% AMI (~$28,250 for 1 person) • 75% of new vouchers reserved for 30% AMI households

✅ Use voucher at any qualifying private rental

✅ Tenant pays ~30% of income; MHA pays rest

✅ Average Memphis tenant pays ~$300/mo

✅ Average MHA subsidy: ~$700/mo to landlord

✅ Can be used anywhere in Shelby County

✅ Portability: transfer to another city/state

⚠️ MHA HCV waitlist currently CLOSED (Mar 2026)

⚠️ Last open: July 15–18, 2025 (3 days only)

The Housing Choice Voucher (Section 8) gives you a subsidy you can take to a private market rental of your choosing — an apartment, house, or townhome anywhere in Shelby County as long as it passes HUD’s Housing Quality Standards inspection and has a reasonable rent. MHA pays the Housing Assistance Payment (HAP) directly to the landlord; you pay the difference. The MHA HCV waiting list is currently closed and was last open for only three days in July 2025. Separately, the Shelby County Housing Authority (SCHA) also administers vouchers for parts of Shelby County and may have different availability — call them directly at (901) 396-4114. THDA also administers vouchers in 72 Tennessee counties; check thda.org for their waitlist status. There is no limit on how many housing authority waiting lists you can be on simultaneously.

📞 MHA HCV Department: (901) 544-1347 • [email protected]
📞 Shelby County Housing Authority: (901) 396-4114
🌐 MHA updates: memphisha.org/departments/applicant_information.php
🌐 THDA vouchers (72 counties): thda.org/help-for-renters/housing-choice-voucher-hcv-program

Waitlist CLOSED Mar 2026 Use at Private Rentals Avg Tenant Pays $300/mo Watch memphisha.org for Reopening Portable to Other Cities

Best No-Voucher Option — Apply Directly to the Property

LIHTC Income-Restricted Apartments — No Voucher Needed

📋 Federal Tax Credit Program — Managed by THDA • Available at 529+ Memphis Properties

💰 Income: Below 50%–60% AMI • Rents set at a percentage of AMI, not your personal income

✅ No voucher required — apply directly to property

✅ 529+ income-restricted units listed in Memphis

✅ Rents capped below market rate by law

✅ Affordability guaranteed for 30 years

✅ Includes family, senior, and veteran units

✅ Often updated finishes and amenities

⚠️ Rent rises annually when HUD updates limits

⚠️ Income verified annually; must stay below limit

LIHTC (Low-Income Housing Tax Credit) apartments are the most accessible affordable housing option for people who don’t have a voucher and don’t qualify for MHA public housing. Developers receive federal tax credits for 10 years in exchange for keeping rents affordable for a minimum of 30 years. THDA manages the program in Tennessee, awarding credits competitively each year to projects that serve underserved populations including seniors, veterans, and people with disabilities. Memphis uses LIHTC heavily to redevelop older housing stock, per THDA records. Current Apartments.com data shows 529 income-restricted apartments available in Memphis. To find open LIHTC units: search “income restricted” on Apartments.com, AffordableHousingOnline.com, or use THDA’s ArcGIS map at arcgis.com (search “Tennessee LIHTC”). Call each property directly to ask about their specific income limits and vacancy.

📞 THDA LIHTC Info: (615) 815-2200
🌐 Search Memphis LIHTC units: Apartments.com • AffordableHousingOnline.com
🌐 THDA map: thda.org/rental-housing-partn/lihtc-program

No Voucher Required 529+ Memphis Listings 30-Year Affordability Seniors + Veterans Priority Apply Directly to Property

Best Alternative When HCV Waitlist Is Closed

Project-Based Vouchers (PBV) — Subsidy Tied to Specific Buildings

🏛️ Memphis Housing Authority • Part of the HCV Program

💰 Income: Below 50% AMI • Subsidy stays with the unit, not the household

✅ Rent set at 30% of adjusted income

✅ Waitlists open more frequently than HCV

✅ Several PBV waitlists opened in July 2025

✅ Can apply even if on HCV waitlist

✅ HUD Housing Quality inspection required

⚠️ Subsidy does NOT move with you if you leave

⚠️ Tied to specific communities and unit sizes

⚠️ Check individual site eligibility carefully

Project-Based Vouchers are part of the HCV program, but the rental assistance is permanently attached to a specific apartment unit at a specific community rather than traveling with the household. This matters because PBV waiting lists open independently of the main HCV waiting list — meaning you can apply for a PBV even when the general Section 8 list is closed. MHA opened several PBV waiting lists in July 2025, and these are expected to cycle open again as units turn over. Income limits and eligibility requirements vary by site. You can apply for PBV at different sites simultaneously with an HCV application. If you later qualify for a portable HCV voucher and wish to move, you may be able to transfer, but the PBV subsidy itself stays with the unit.

📞 MHA HCV Department (handles PBV): (901) 544-1347
🌐 Check open PBV lists: memphisha.org
🌐 Apply: myportal-memphisha.securecafe.com

Opens More Often Than HCV Rent = 30% of Income Apply While HCV Closed Site-Specific Subsidy

Best Local Program for Permanent Affordable Rentals

Memphis Affordable Housing Trust Fund (MAHTF) & Affordable Rental Development

🏛️ City of Memphis • Affordable Housing Department (AHD)

💰 Income: Low-to-moderate income families • Units produced for 60%–80% AMI and below

✅ New construction + rehabilitated units

✅ Single-family and multifamily options

✅ Preserves and expands Memphis housing stock

✅ Revitalizes targeted neighborhoods

✅ Partner nonprofit developers citywide

✅ HOME & CDBG federal funds administered locally

⚠️ No direct tenant application — units via property

⚠️ Availability depends on active developments

The City of Memphis Affordable Housing Department administers federal HOME and CDBG (Community Development Block Grant) funds to produce and preserve affordable rental housing across the city. The Memphis Affordable Housing Trust Fund (MAHTF) specifically finances rehabilitation of vacant or deteriorating single-family and multifamily properties, turning them into affordable rentals through partnerships with nonprofit housing developers. The Affordable Rental Development Program similarly supports new construction at below-market rents. Residents do not apply to these programs directly — instead, the city funds development of specific properties, which then rent to qualifying low-income households at restricted rents. To find units from city-funded developments: contact the City of Memphis AHD directly or work with a HUD-approved housing counselor to identify newly completed projects. The City’s online Affordable Housing Dashboard at memphistn.gov/affordable-housing-dashboard tracks active projects citywide.

📞 City of Memphis Affordable Housing Dept: (901) 636-5923
🌐 Affordable Housing Dashboard: memphistn.gov/affordable-housing-dashboard
🌐 Affordable Housing Dept: memphistn.gov/affordable-housing

City-Funded Rehab Units HOME + CDBG Funds New + Rehabilitated Stock Nonprofit Developer Partners

Best for Households Facing Homelessness or Housing Instability

HOME-ARP Homelessness Prevention — Rental Housing & Support Services

🏛️ City of Memphis • Office of Affordable Homeownership & Rental Development

✅ For households experiencing homelessness, at risk of homelessness, or other vulnerable populations

✅ Rental housing placement

✅ Non-congregate shelter options

✅ Supportive case management services

✅ Covers qualifying vulnerable populations

✅ ARPA federal funding administered locally

✅ Reduces homelessness and increases stability

✅ Delivered through nonprofit partner orgs

⚠️ Must meet HUD “Qualifying Population” definition

HOME-ARP (Home Investment Partnerships — American Rescue Plan) is a federal program that the City of Memphis distributes through nonprofit organizations to support individuals and families experiencing homelessness, at imminent risk of homelessness, or categorized as “other vulnerable populations” as defined by HUD. Services include supportive case management, connection to rental housing, non-congregate shelter, and services to increase long-term housing stability. The program does not provide emergency rent payments directly — rather, it connects qualifying households with nonprofit service providers who can help secure stable housing and reduce barriers to maintaining it. To access HOME-ARP services in Memphis: call the City of Memphis AHD or dial 2-1-1 (United Way 211 Mid-South) to be referred to participating nonprofit service providers. HUD defines qualifying populations broadly to include fleeing domestic violence, individuals at risk of institutionalization, and others.

📞 City of Memphis AHD: (901) 636-5923
📞 2-1-1 Mid-South (24/7): Dial 2-1-1 • 211midsouth.org
🌐 Memphis affordable housing: memphistn.gov/affordable-housing

Homelessness Prevention ARPA-Funded Nonprofit Service Delivery Dial 2-1-1 Mid-South

Best Statewide Backup When MHA Waitlist Is Closed

THDA Housing Choice Vouchers — Tennessee Housing Development Agency

🏛️ State of Tennessee • Covers 72 Counties (NOT Shelby County, but nearby options)

💰 Income: Below 80% AMI • 75% of new vouchers for households below 30% AMI

✅ Separate from MHA — independent waitlist

✅ Voucher portable to Shelby County after 1 year

✅ Announced via local newspapers & thda.org

✅ Online applications only — no paper forms

✅ Mainstream vouchers for non-elderly disabled

✅ Non-Elderly Disabled (NED) voucher program

⚠️ Must live in county applied for at least 1 year

⚠️ Does NOT directly cover Shelby/Memphis metro

THDA administers Housing Choice Vouchers in 72 Tennessee counties, but notably not Shelby County (Memphis), which is served by MHA and SCHA. However, THDA matters to Memphis residents in two ways: (1) if a family is willing to live in a nearby county for at least one year, they can apply for a THDA voucher and then use portability to transfer it to Shelby County after 12 months; and (2) THDA’s Mainstream and Non-Elderly Disabled (NED) voucher programs specifically help adults with disabilities aged 18–61 who are at risk of or transitioning out of nursing homes — these may be worth pursuing regardless of geography. THDA announces all waitlist openings via local newspaper ads and on thda.org. Applications are submitted online only. Wait times in metro-adjacent counties are shorter than in Memphis, making this a realistic alternative path.

📞 THDA: (615) 815-2200
🌐 Apply and check waitlists: thda.org/help-for-renters/housing-choice-voucher-hcv-program
🌐 County waitlist status: thda.org

Separate from MHA 72 TN Counties Portable to Memphis After 1 Year NED + Mainstream Vouchers

Best for Seniors & Rural Residents Near Memphis

USDA Rural Development — Section 515 & 514 Affordable Rentals

🏛️ U.S. Dept. of Agriculture • Loan & Grant Program for Rural TN

💰 Very low, low, and moderate income • Rents based on 30% of income or fair market rent, whichever is lower

✅ Specifically targets elderly, disabled, low-income

✅ Rental assistance available within the program

✅ Covers rural areas near Shelby County

✅ Often has vacancies vs. urban waiting lists

✅ Properties rehabilitated with federal loans/grants

✅ HUD and USDA coordinate on rural TN areas

⚠️ Not available within Memphis city limits

⚠️ Geographic eligibility required (rural areas only)

USDA Rural Development administers Section 515 (multifamily rental housing) and Section 514 (farm labor housing) programs in rural Tennessee, including areas in Fayette, Tipton, and Lauderdale counties adjacent to Shelby County. These properties offer rents based on 30% of adjusted income (similar to public housing), and USDA rental assistance vouchers within the program can reduce costs to near zero for very low-income seniors and disabled residents. Because rural Tennessee USDA properties face far less competition than Memphis public housing, wait times are typically much shorter. If you are willing to live 25–40 minutes from Memphis, USDA properties in nearby rural towns may represent an accessible path to stable, subsidized housing. Contact your nearest USDA Rural Development Tennessee State Office to identify properties with openings. Rental assistance within USDA programs is administered directly by property managers.

📞 USDA Rural Development TN: (615) 783-1300
🌐 Find rural TN properties: rd.usda.gov/programs-services/all-programs/multi-family-housing-programs
🌐 HUD Tennessee resources: hud.gov/states/tennessee

Rural TN Near Memphis Seniors + Disabled Priority Shorter Waits Than City Rent = 30% of Income

Best Immediate Help to Prevent Eviction or Utility Shutoff

Emergency Rental Assistance — 211 Mid-South & Community Programs

🏛️ United Way 211 Mid-South • Nonprofit Network • Shelby County

✅ For households facing eviction, past-due rent, or utility shutoff • No waitlist to call 211

✅ Dial 2-1-1: 24/7 crisis navigation

✅ Emergency rent and utility assistance referrals

✅ Food pantry and basic needs coordination

✅ Catholic Charities Memphis: rent assist.

✅ MIFA (Metropolitan Inter-Faith Assoc.): rent help

✅ Salvation Army Memphis: utility + rent aid

✅ Multiple languages available via 211

⚠️ Funds are limited — call as soon as crisis begins

When a housing crisis is immediate — eviction notice, past-due rent, utility shutoff — the most important call to make is 211. United Way 211 Mid-South (211midsouth.org) operates 24/7 and can immediately connect you to emergency rental assistance programs across Shelby County. Key Memphis-area providers include: MIFA (Metropolitan Inter-Faith Association, mifa.org, 901-529-4600), which provides rental and utility assistance for seniors and low-income families; Catholic Charities of Tennessee Memphis (catholiccharitiestn.org, 901-323-3651); and the Salvation Army Memphis (salvationarmymemphis.org, 901-525-5631). Many of these programs have limited funds that deplete quickly, so calling at the beginning of a crisis rather than after an eviction is filed is critical. Tenants in Tennessee also have rights during the eviction process — legal aid is available free at memphislegalservices.org or by calling Memphis Area Legal Services at (901) 523-8822.

📞 2-1-1 Mid-South (24/7): Dial 2-1-1
📞 MIFA: (901) 529-4600 • mifa.org
📞 Memphis Area Legal Services (eviction help): (901) 523-8822

Dial 2-1-1 First Eviction Prevention MIFA + Catholic Charities Free Legal Aid Available 24/7 Help Available

Best Free Expert Guidance to Find and Access All Programs

Free Housing Help — HUD-Approved Counselors & Benefits Screeners

☎️ HUD • NCOA • USA.gov • Free, Unbiased, Confidential Help

✅ Free to everyone • No income requirement to use • No enrollment obligation

✅ HUD housing counselors: (800) 569-4287

✅ BenefitsCheckUp.org: screens 2,000+ programs

✅ Benefits.gov: federal eligibility tool

✅ Hooks/Crenshaw libraries: in-person help

✅ Free for seniors: Area Agency on Aging

✅ No sales pitch, no fee, no conflict of interest

✅ Multiple languages supported

✅ Assistance with appeals if denied

Navigating housing programs alone is difficult — free expert help is available at no cost. HUD-approved Housing Counseling Agencies provide free advice on affordable housing options, rental rights, eviction prevention, and how to apply for assistance. Call HUD’s automated referral line at (800) 569-4287 to find the nearest certified agency in Memphis. NCOA’s BenefitsCheckUp.org is a free online tool that screens for over 2,000 federal, state, and local programs — enter your zip code, age, and approximate income to receive a personalized list of housing, health, food, and utility programs you likely qualify for in minutes. For seniors: the Memphis Area Agency on Aging (part of the Aging Commission of the Mid-South, acmidsouth.org, 901-222-4AMS) provides free housing guidance and benefits counseling. For library-based help, the Benjamin L. Hooks Central Library (901-415-2700) at 3030 Poplar Ave and Cornelia Crenshaw Memorial Library (901-415-2648) assisted with MHA applications during the last waitlist openings.

📞 HUD Housing Counselors: (800) 569-4287
📞 Aging Commission of Mid-South (seniors): (901) 222-4267
🌐 BenefitsCheckUp.org (NCOA) • Benefits.gov • Benjamin L. Hooks Library: (901) 415-2700

100% Free No Sales HUD Certified Counselors BenefitsCheckUp 2,000+ Programs In-Person Library Help Seniors: Aging Commission Multiple Languages

Sources: Memphis Housing Authority memphisha.org (HCV closed; waitlists; PBV July 2025; public housing sites; 901-544-1300; 901-544-1107; [email protected]); AffordableHousingOnline.com (8,904 income-based; 12,546 affordable; $700 avg MHA payment; $300 avg tenant; 27 months avg wait; HCV opened July 15–18 2025); Rent.com Memphis 2026 ($1,205 avg 1-BR; neighborhood rent data); Apartments.com Memphis 529 income-restricted (Feb 2026); City of Memphis memphistn.gov (MAHTF; HOME-ARP; AHD 901-636-5923; dashboard); THDA thda.org (LIHTC 30-yr; 72 counties; 1-yr residency portability; $19M annual TN credits; NED/Mainstream vouchers; 615-815-2200); HUD.gov/states/tennessee (USDA RD multifamily; housing counselors 800-569-4287); HUD FMR Memphis $1,060–$1,959; Shelby County Housing Authority 901-396-4114; 211midsouth.org; MIFA 901-529-4600; Memphis Area Legal Services 901-523-8822; Aging Commission Mid-South acmidsouth.org 901-222-4267; Redfin Memphis Feb 2026 (median home $170K); HHS 2026 FPL Jan 15 2026

📊 Memphis Affordable Housing — Key Numbers Right Now

🏠 Income-Based Units in Memphis

8,904

Federally assisted income-based apartments where rent equals ~30% of adjusted income. An additional 12,546 units are income-restricted (LIHTC-type), bringing total affordable inventory to 21,450+ units across Shelby County, per AffordableHousingOnline data.

⏳ HCV Waitlist Open Window

3 Days

Memphis Housing Authority’s Section 8 Housing Choice Voucher waiting list was open for only three days in July 2025 before closing again. Average wait time once placed on the list: 27 months. The list is currently closed as of March 2026.

🏘️ Avg Market Rent, Memphis 1-BR

$1,205

Average one-bedroom apartment rent in Memphis as of 2026 (Rent.com). Affordable neighborhoods start as low as $550/month. Memphis renters make up 53% of all residents — over 134,000 renter-occupied units exist citywide.

💰 Avg MHA Voucher Payment

$700/mo

Average amount Memphis Housing Authority pays to landlords on behalf of Section 8 voucher holders. The average tenant pays ~$300/month. Maximum 2-BR voucher payment: $1,168–$1,428/month depending on unit — close to current Memphis market rate.

🚨 Critical Alert: Three Situations Where Memphis Renters Miss Housing Help They Qualify For

Thousands of Memphis residents eligible for affordable housing assistance never receive it because of common misunderstandings. Three situations that cause people to forgo help they have a legal right to:

Assuming the only option is Section 8 — and giving up when the list is closed. The MHA Housing Choice Voucher list being closed does not mean all affordable housing is unavailable. LIHTC income-restricted apartments (529+ listings on Apartments.com alone), Project-Based Vouchers, Public Housing site waitlists, and Shelby County Housing Authority vouchers are all separate pathways that remain open or cycle open regularly.
Not knowing about income limits that may have changed in their favor. HUD updates Area Median Income limits every April, which adjusts income thresholds for every program. A household that was told it earned too much in 2024 may fall below the 2025 or 2026 limits. If you were previously denied or told you were over-income, recheck your status at AffordableHousingOnline.com or with a HUD housing counselor at (800) 569-4287.
Waiting until eviction is filed to seek emergency help. Emergency rental assistance through MIFA, Catholic Charities, and other Memphis nonprofits operates on a first-come, first-served basis with limited funds. Calling 211 the moment a housing crisis begins — before rent is more than one month past due — gives you the best chance of receiving assistance before funds run out.

Sources: AffordableHousingOnline.com Memphis data (8,904 income-based; 12,546 affordable; 27-month wait; $700 avg payment; $300 tenant); Rent.com Memphis 2026 ($1,205 avg 1-BR); Point2Homes Memphis (134,421 renter units; 53% renters); Apartments.com Memphis (529 income-restricted Feb 2026); HUD annual income limit update schedule (April each year)

📋 Memphis Affordable Housing — Income Limits at a Glance

Memphis metro Area Median Income (AMI) for a 4-person household is approximately $80,600 for FY 2025 (effective April 2025). All income limits below are based on a single-person household unless otherwise noted. HUD updates limits each April — always verify at huduser.gov before applying.

Program	Max Income (1-Person)	% of AMI	Rent / Cost	Waitlist Status
MHA Public Housing	~$36,120	80%	30% of income	Opens Periodically
Section 8 HCV (MHA)	~$28,250	50%	~30% of income	CLOSED (Mar 2026)
Project-Based Voucher	~$28,250	50%	~30% of income	Check per site
LIHTC Tax-Credit Apts.	~$28,250–$33,900	50%–60%	Below-market fixed	Apply Directly
Shelby County Housing Auth.	~$28,250	50%	~30% of income	Call to Verify
THDA HCV (72 TN Counties)	~80% AMI local	80%	~30% of income	Varies by County
Pregnant Women (Medicaid)	185%+ FPL	Any	Free / $0 premium	Apply Any Time
Emergency Rental Assist.	Low-moderate income	Varies	One-time help	Call 2-1-1 Now
USDA Rural Development	Very low / low income	50%–80%	30% of income	Rural TN Areas
HUD Housing Counseling	Any income	Any	Free	Call (800) 569-4287

Sources: HUD FY2025 Income Limits Shelby County (AMI ~$80,600/4-person; April 2025 effective); MHA memphisha.org (HCV closed Mar 2026; public housing 80% AMI; 30% income rent); AffordableHousingOnline.com Memphis (HCV 50% AMI; PBV site-specific); THDA thda.org (80% AMI HCV statewide; 30% AMI priority; 72 TN counties); Medicaid.gov (pregnant women 185%+ FPL all states); HUD housing counselors (800) 569-4287; 211midsouth.org emergency rental. All limits approximate; verify at huduser.gov/portal/datasets/il.html before applying.

❓ Memphis Affordable Housing Questions Answered Plainly

💡 I Applied for Section 8 Before. Do I Need to Apply Again, or Am I Still on the List?

If you applied during the last MHA Housing Choice Voucher opening (July 15–18, 2025) and were accepted into the lottery, you may be on the current waiting list. However, MHA removes applicants who fail to update their address or who do not respond to mailed notices. If you have moved since applying, submit an Applicant Status Update form immediately at memphisha.org before your name is removed. If you applied before July 2025 during an older opening, the prior waitlist was likely closed and you may not be on the current list — confirm directly with MHA at (901) 544-1347 or [email protected]. Do not assume you are still in line without confirming your status. There is no fee to check your status; anyone charging a fee to verify or advance your position is attempting fraud.

💡 I Am a Senior on a Fixed Income in Memphis. What Is My Best Path to Affordable Housing?

For seniors on fixed incomes in Memphis, a three-step approach covers the most ground: Step 1 — Check whether you qualify for a senior-designated Public Housing site waitlist on MHA’s portal at myportal-memphisha.securecafe.com. Sites like Kefauver Terrace open periodically for efficiency and 1-bedroom senior units. Step 2 — Search LIHTC senior-designated apartments directly, using AffordableHousingOnline.com or Apartments.com filtered to “55+” or “income restricted” in Memphis — no waitlist required. Step 3 — Contact the Aging Commission of the Mid-South at (901) 222-4267, which provides free housing counseling and benefits screening tailored to seniors and can identify programs you may have missed. Separately: if you are on Medicare and earn below $1,816/month, apply for a Medicare Savings Program at your Tennessee Medicaid office — it can free up $200+ per month in Medicare premiums that can go toward rent instead.

💡 What Documents Do I Need to Apply for Memphis Public Housing or a Section 8 Voucher?

MHA requires documentation for all household members at the time of eligibility screening. Be prepared with: Proof of identity (government-issued photo ID for adults); Social Security cards or numbers for all household members age 6 and older; Proof of income for all household members (pay stubs, SSA benefit letters, pension statements, child support orders); Birth certificates for all household members; Proof of current address (utility bill, bank statement); Documentation of assets including bank accounts; and Landlord reference information from your past two years of housing. For the LIHTC tax-credit apartments (no voucher needed), each property has slightly different documentation requirements — call ahead to ask what they specifically need. HUD-approved housing counselors at (800) 569-4287 can help you gather and organize your documents for free.

💡 Can a Criminal Background Disqualify Me From Memphis Housing Programs?

It depends on the offense and the program. For MHA Public Housing and Section 8, federal law mandates denial for: (1) any person convicted of manufacturing methamphetamine on federally assisted premises; and (2) registered sex offenders. Beyond those two mandatory bars, MHA has administrative discretion over other criminal history, evaluating factors including time elapsed, nature of the offense, and evidence of rehabilitation. The 2016 HUD guidance on criminal history encourages housing authorities to avoid blanket policies that unnecessarily exclude people with conviction histories. If you were previously denied due to a criminal background, you have a right to appeal within 90 days of the written denial notice. A free appeals advocate may be available through Memphis Area Legal Services at (901) 523-8822. LIHTC properties (tax credit apartments) are privately managed and each sets its own screening policy — they vary widely. Ask each property about their specific criminal history policy before applying.

💡 I Was Denied Low-Income Housing Assistance. What Are My Rights?

Every denial of Public Housing or Section 8 assistance must include a written notice stating the specific reason(s) for denial. Federal law requires that you be informed of your right to appeal within 90 days of the denial notice. You can request an informal hearing with MHA to contest the decision. At the hearing, you may bring a representative, present documentation, and challenge the basis of the denial. Many denials are successfully overturned — particularly those based on income calculation errors, outdated criminal records, or incomplete documentation. For free legal help filing an appeal: contact Memphis Area Legal Services at (901) 523-8822 or memphislegalservices.org. For HUD-approved housing counseling to assist with the appeal process: call (800) 569-4287. Do not miss the 90-day window — missing the appeal deadline typically forfeits your right to contest the decision.

💡 I Don’t Have Internet Access. How Can I Apply for Memphis Housing Programs Without a Computer?

In-person and phone options exist for every major Memphis housing program. Memphis Public Library: The Benjamin L. Hooks Central Library (3030 Poplar Ave, 901-415-2700) and Cornelia Crenshaw Memorial Library (901-415-2648) both assisted applicants during recent MHA waitlist openings and provide free computer access daily. MHA phone: Call (901) 544-1300 during business hours. Applicants with disabilities who need accommodations for the application process may call (901) 544-1107 or email [email protected]. HUD housing counselors: Call (800) 569-4287 to be connected with a local HUD-approved agency that can assist with paper-based or phone applications. TDD/TTY users: Tennessee Relay Services is available at 7-1-1 for hearing and speech-impaired applicants. 2-1-1 Mid-South: Dial 2-1-1 from any phone, 24/7, to reach a navigator who can help identify and initiate the right program for your situation.

Sources: MHA memphisha.org (address update requirement; applicant status form; 901-544-1347; 901-544-1107; 901-544-1300; [email protected]); HUD 2016 criminal history guidance (mandatory bars: meth manufacture, sex offenders; discretionary review); MHA HCV denial appeal rights (90-day window; informal hearing); Memphis Area Legal Services memphislegalservices.org (901-523-8822); HUD housing counselors (800-569-4287); Benjamin L. Hooks Central Library (901-415-2700); Cornelia Crenshaw Memorial Library (901-415-2648); Tennessee Relay Services 7-1-1; 211midsouth.org 24/7; Aging Commission Mid-South (901) 222-4267 acmidsouth.org; AffordableHousingOnline.com (HCV opened July 15–18 2025 only)

📍 Find Affordable Housing Resources Near You in Memphis

Allow location access when prompted to find the most relevant resources in your area. All services listed are free or income-based. No voucher is required to use a housing counselor or emergency rental assistance service.

Finding housing resources near you…

✅ Five Steps to Find Affordable Housing in Memphis Right Now

Step 1: Screen yourself for every program at once. Go to BenefitsCheckUp.org (NCOA) and enter your Memphis-area zip code, age, and approximate income. Within minutes, you receive a personalized list of housing assistance, utility, prescription, and food programs you may qualify for. It is completely free, requires no account, and covers more than 2,000 programs nationwide including local Memphis and Shelby County options.
Step 2: Apply for LIHTC income-restricted apartments now. These are the fastest path to below-market rent in Memphis because they have no waiting list — you apply directly to the property. Search AffordableHousingOnline.com or Apartments.com for “income restricted” or “tax credit” apartments in Memphis. There are 529+ listed. Call each property to confirm income limits and current vacancies.
Step 3: Watch for MHA and Shelby County Housing Authority waiting list openings. Bookmark memphisha.org and check it at least weekly. Public Housing site-specific lists open with short notice — sometimes only 48 hours — and the window closes quickly. Sign up for any MHA notification system and follow their social media accounts. Separately, call Shelby County Housing Authority at (901) 396-4114 to check their HCV waitlist status, which is independent of MHA.
Step 4: Get free expert help from a HUD-approved housing counselor. Call (800) 569-4287 to be connected with a certified housing counselor in Memphis who can review every program you qualify for, help you compile documents, assist with applications, and guide you through the appeals process if you are denied. This service is completely free and unbiased — no sales, no fees, no conflict of interest.
Step 5: If facing immediate housing instability, call 2-1-1 right now. Dial 2-1-1 from any phone, any time of day or night, to reach United Way 211 Mid-South. They connect you to emergency rental assistance, food programs, utility help, and shelter resources across Shelby County — all free. Early action before rent falls two months behind dramatically increases your chance of receiving assistance before funds run out.

🚨 Three Costly Mistakes Memphis Renters Make With Affordable Housing

Paying someone to help you get a Section 8 voucher or move up the waiting list. MHA applications are always free. HUD federal law prohibits housing authorities from charging application fees for the HCV program. Any person, website, or agency charging a fee to apply for Section 8 or claiming they can get you a voucher faster for payment is either violating federal law or is an outright scam. MHA will never contact you by unsolicited email or text asking for personal financial information. Report suspected fraud to MHA at (901) 544-1300 or to HUD at hud.gov/program_offices/inspector_general.
Only applying to one program and waiting. The most effective strategy is to apply to every program simultaneously: submit for public housing site waitlists, apply directly to LIHTC tax-credit apartments, check Shelby County Housing Authority availability, and place your name on THDA county waitlists in nearby areas for portability later. Each of these pathways is independent, and a household can be on multiple lists at the same time with no penalty.
Not updating your address after applying to MHA. MHA uses postal mail to notify applicants when their names reach the top of the waiting list. If your address is not current, the notice is returned undeliverable and your name is removed from the list — losing your place entirely. If you have moved since applying, submit an Applicant Status Update form immediately at memphisha.org. This is the most common and most preventable reason people lose their spot on a housing waiting list.

© BudgetSeniors.com — This guide is independently researched and written. We are not affiliated with, compensated by, or endorsed by any housing authority, government agency, real estate company, or housing developer. All income limits, program rules, and waitlist statuses are verified from official government and housing authority sources as of March 2026. Affordable housing rules, income limits, and waiting list availability change frequently — always confirm current requirements directly with program administrators before applying. For personalized legal guidance on housing matters, consult a licensed attorney. Memphis Housing Authority: (901) 544-1300 • memphisha.org • Section 8 Dept: (901) 544-1347 • Emergency Housing: Dial 2-1-1 • HUD Counselors: (800) 569-4287 • THDA: (615) 815-2200 • Aging Commission Mid-South: (901) 222-4267 • BenefitsCheckUp: BenefitsCheckUp.org

Primary sources: Memphis Housing Authority memphisha.org (HCV closed Mar 2026; last opened July 15–18 2025; public housing waitlists; PBV July 2025; 30% income rent; 901-544-1300; 901-544-1347; 901-544-1107; [email protected]; CEO Dexter Washington statements Nov 2024 WREG/Fox13/LocalMemphis); AffordableHousingOnline.com Memphis TN (8,904 income-based; 12,546 affordable; 21,450+ total; $700 avg MHA payment; $300 avg tenant; 27-month avg wait; HCV 50% AMI; 9% vacancy; 2-BR voucher $1,168–$1,428); Apartments.com Memphis 529 income-restricted (Feb 2026 data); Rent.com Memphis 2026 ($1,150–$1,230 avg rent range; $1,205 1-BR; neighborhood breakdown North Parkway Village $550, Whitehaven $587, Lamar $643, Hyde Park $659, South Memphis $700); Point2Homes Memphis (134,421 renter units; 53% renters; 38% 2-BR); HUD FMR Memphis $1,060–$1,959; HUD FY2025 Shelby County income limits (AMI ~$80,600/4-person; effective April 2025; 80% AMI; 50% AMI; 30% AMI); THDA thda.org (LIHTC 30-yr minimum; 72 TN counties; 1-yr residency; NED/Mainstream vouchers; $19M annual TN credits; 615-815-2200); Shelby County Housing Authority 901-396-4114; City of Memphis memphistn.gov/affordable-housing (MAHTF; HOME-ARP; AHD 901-636-5923; ARPA/SLFRF; CDBG; dashboard memphistn.gov/affordable-housing-dashboard); USDA RD Tennessee (615) 783-1300; HUD 2016 criminal history guidance; HUD housing counselors 800-569-4287; Tennessee Relay Services 7-1-1; 211midsouth.org 24/7; MIFA 901-529-4600; Memphis Area Legal Services 901-523-8822 memphislegalservices.org; Aging Commission Mid-South acmidsouth.org 901-222-4267; Benjamin L. Hooks Central Library 901-415-2700; Cornelia Crenshaw Library 901-415-2648; Redfin Memphis Feb 2026 (median home $170K; 56-day avg DOM; 347 homes sold); HHS ASPE 2026 FPL $15,960 single Jan 15 2026; BenefitsCheckUp.org NCOA (2,000+ programs); HUD fraud reporting hud.gov/program_offices/inspector_general

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