Where Colorado's Income-Based Housing Programs Are Run

Colorado's income-based housing programs operate through a mix of local housing authorities, nonprofit organizations, and state agencies — not through a single statewide office. The largest program, Section 8 Housing Choice Vouchers, is managed by individual Public Housing Authorities (PHAs) in each county or region. Denver Housing Authority handles Denver and some surrounding areas; other counties have their own authorities. This means the income limits, wait lists, and process processes differ depending on where you live.

The state also funds Colorado Housing and Finance Authority (CHFA) programs, which focus on affordable rental properties rather than vouchers. CHFA maintains a searchable database of properties across the state that accept income-based tenants. Many of these properties receive tax credits in exchange for keeping rents low for households earning 30 to 80 percent of the area median income.

To find the right program for your situation, you need to know which PHA covers your county and whether CHFA properties are available near you. Starting with your county's housing authority website or calling 211 Colorado will connect you to local options faster than searching statewide.

Key Takeaways

  • Colorado's income-based housing is managed by county-level Public Housing Authorities, not a single state office, so limits and wait times vary by location.
  • Section 8 vouchers in Colorado typically have income limits between $25,000 and $55,000 annually for a single person, depending on your county's median income.
  • CHFA-funded properties are scattered across Colorado and accept tenants earning 30 to 80 percent of area median income; you can search them by county on the CHFA website.
  • Most PHAs have long wait lists (often years), but some accept applications only during brief open periods, so contacting your local authority is the first step.
  • Documentation you will need includes proof of income, residency, citizenship or legal residency status, and a Social Security number for all household members.

Income Limits by County and Household Size

Colorado's income limits for Section 8 vouchers are tied to each county's Area Median Income (AMI), which the U.S. Department of Housing and Urban Development updates yearly. Most PHAs set their limit at 50 percent of AMI, though some go as high as 80 percent. This means a single person in Denver might have a limit around $35,000 to $40,000 annually, while someone in a rural county might face a lower or higher threshold.

Income limits rise with household size. A family of four typically has a limit roughly 1.5 to 2 times higher than a single person in the same county. For example, if a single person's limit is $35,000, a family of four might be at $52,500 to $70,000. These figures shift every April when HUD releases new income limits, so the number your local PHA quotes today may not be the same next year.

To find your county's exact limits, contact your local PHA directly or visit the HUD income limits page and search by state and county. Do not rely on figures from neighboring counties — they often differ significantly, even between adjacent areas.

How to Find Your Local Public Housing Authority

Colorado has multiple PHAs, and which one serves you depends on your address. Denver Housing Authority covers Denver proper and some suburbs. El Paso County Housing Authority covers Colorado Springs and surrounding areas. Other counties have their own authorities or share one regionally. If you do not know which PHA covers your location, call 211 Colorado and give them your county; they will provide the correct contact information and tell you whether that authority is currently accepting applications.

Once you have the PHA's contact information, call them directly and ask three things: whether they are accepting applications now, how long the current wait list is, and what documents you need to bring. Many PHAs have wait lists that close for months or years at a time, so a phone call saves you from preparing documents for a program that is not open.

You can also search the Colorado Department of Local Affairs website for a directory of PHAs, though the fastest route is usually 211 because they know which authorities are actively taking applications this month.

CHFA Properties and Tax-Credit Rentals

Colorado Housing and Finance Authority does not issue vouchers; instead, it funds apartment complexes and rental properties that agree to keep rents affordable. These properties are scattered across Colorado — in Denver, Boulder, Colorado Springs, Fort Collins, and smaller towns. Rent is typically 30 to 50 percent of your gross income, and income limits vary by property but usually fall between 50 and 80 percent of AMI.

The advantage of CHFA properties is that there is no wait list in the traditional sense. You can contact properties directly and ask about availability. The disadvantage is that these properties are not always in neighborhoods you prefer, and availability changes constantly. CHFA maintains a searchable database on its website where you can filter by county, bedroom count, and income limit. You can also call CHFA directly at 303-297-2537 and ask for properties in your area.

When you contact a CHFA property, be ready to provide proof of income (recent pay stubs or tax returns), proof of residency, and references. Some properties move faster than others, but most can tell you within a week whether a unit is available and whether your income qualifies.

Documents You Will Need to Gather

Every Colorado PHA and CHFA property requires similar documentation, though the exact list varies slightly. Start by gathering these core items: recent pay stubs (usually the last 30 days), tax returns from the past two years, proof of residency (utility bill or lease), a photo ID, and Social Security numbers for all household members. If you receive benefits, bring award letters from Social Security, unemployment, or TANF. If you are self-employed, bring profit-and-loss statements or business tax returns.

You will also need proof of citizenship or legal residency status. This can be a birth certificate, passport, green card, or work authorization document. If a household member is not a citizen, some programs still accept them, but you must disclose this upfront — hiding it can disqualify your entire household.

Bring originals or certified copies, not photocopies, unless the PHA or property explicitly says copies are acceptable. If documents are in another language, bring the original plus an English translation. Many PHAs and properties have staff who can help you gather documents if you call ahead and explain your situation.

Wait Lists and process Timing in Colorado

Most Colorado PHAs maintain long wait lists because demand for Section 8 vouchers far exceeds supply. Denver Housing Authority's wait list is typically closed and has thousands of names when it opens. El Paso County Housing Authority's list can have a two- to five-year wait. Smaller rural PHAs sometimes have shorter waits, but this varies year to year.

PHAs open applications only during specific windows — sometimes a few weeks in spring, sometimes only when funding becomes available. Missing the window means waiting until the next opening, which could be months or years away. This is why calling your PHA regularly or signing up for their email alerts is important. Some PHAs will add you to a notification list so you hear when applications reopen.

While you wait for a Section 8 voucher, CHFA properties and other affordable rental programs do not have wait lists and may move faster. Some people pursue both options at the same time — explore for a voucher while also looking at CHFA properties — because the voucher may take years to arrive.

Income Counting Rules and What Disqualifies You

Colorado PHAs count income in a specific way that can affect whether you may have access to. Gross income — what you earn before taxes — is what matters, not take-home pay. If you earn $3,000 monthly before taxes, that is the number used, even if you take home $2,200. Wages, salary, self-employment income, Social Security, unemployment, child support, and rental income all count. Some benefits, like SNAP and LIHEAP, do not count.

Certain situations can disqualify you entirely, regardless of income. If anyone in your household has been evicted for non-payment in the past three years, most PHAs will deny you. A felony drug conviction within the past year is also grounds for denial in many cases. Outstanding debt to a previous housing authority can disqualify you. If you owe back rent or have unpaid utility bills, some PHAs will still consider you, but others will not.

Dishonesty on your process is an automatic disqualification. If you misreport income, hide household members, or provide false documents, the PHA will deny you and may bar you from reapplying for a set period. Being honest about your situation, even if it seems like a problem, is always better than lying.

Frequently Asked Questions

Can I be on multiple wait lists in Colorado at the same time?

Yes. You can explore to your county's PHA and also search CHFA properties or other affordable housing programs simultaneously. Some people explore to PHAs in neighboring counties as well, though you can only use one voucher. If you receive a voucher from one PHA and later get one from another, you must choose which to use.

What if my income goes up after I receive a voucher?

Your rent will increase, but you will not lose the voucher when ready. Colorado PHAs typically recertify income annually. If your income rises above the program limit, you may be asked to leave the program, but this does not happen overnight. The PHA will give you notice and time to plan. Some people choose to leave voluntarily if their income is stable enough to afford market rent.

Do I need to be a Colorado resident to explore?

Most PHAs require you to live in their service area or have a job there. Some accept applications from people who plan to move to the area within a certain timeframe. Call your local PHA and ask about their residency rules before gathering documents.

What happens if I cannot find all the documents the PHA asks for?

Contact the PHA and explain what you are missing. Many will accept alternative documents — for example, a bank statement instead of a pay stub if you are self-employed, or a letter from your employer if you do not have recent pay stubs. Do not skip the process because you lack one document; ask what substitutes are acceptable.

Are there income-based housing programs in Colorado that are not Section 8 or CHFA?

Yes. Some nonprofits and local governments run their own affordable housing programs. 211 Colorado can connect you to these programs in your area. They often have different income limits and shorter wait lists than Section 8, though availability is limited and varies by county.