What Florida offers for lower-income renters and buyers

Florida has three main paths to income-based housing: Section 8 vouchers administered by local housing authorities, public housing owned and operated by those same authorities, and Low-Income Housing Tax Credit (LIHTC) apartments built or preserved with federal tax incentives. Section 8 is the largest program statewide, but wait lists in major counties like Miami-Dade and Broward often close for years. Public housing exists in most mid-sized cities but is less common in rural areas. LIHTC units are scattered across the state in both urban and suburban locations, and you do not need to be on a wait list to explore — you contact the landlord directly.

The programs differ in how you find them, how long you wait, and what you actually pay. Section 8 and public housing are run by the same local authority in your county; LIHTC apartments are private buildings that receive tax credits in exchange for renting to lower-income households. All three have income limits that vary by family size and county, and all require you to pay a portion of your rent based on your income — typically 30 percent of your gross monthly income.

Key Takeaways

  • Section 8 vouchers let you rent from any landlord who accepts the program, but wait lists in Florida's largest counties are closed and may not reopen for years.
  • Public housing is owned by your local housing authority and available in most Florida cities, with shorter wait lists than Section 8 in some areas.
  • LIHTC apartments are private buildings with no wait list — you explore directly to the landlord, but availability is limited and scattered by location.
  • Income limits and rent calculations are the same across all three programs: you typically pay 30 percent of your gross income, and the program covers the rest.
  • Your local housing authority is the single source for Section 8 and public housing information in your county, and can tell you whether wait lists are open.

Section 8 vouchers: how they work and where to find them

A Section 8 voucher is a monthly payment from your housing authority directly to your landlord. You find an apartment anywhere in Florida (or in most other states), the landlord agrees to accept Section 8, and the voucher covers the difference between your 30 percent contribution and the actual rent — up to a limit set by your county. You keep the voucher as long as your income stays below the limit and you follow the lease.

To get on the wait list, you contact your local Public Housing Authority (PHA). Florida has 27 housing authorities, one per county or region. Miami-Dade Housing Authority, Broward Housing Authority, and Hillsborough Housing Authority are the largest. Their wait lists are currently closed, meaning they are not taking new applications. When a list does open, it usually closes again within days or weeks. Smaller counties like Alachua, Marion, and Santa Rosa have shorter wait lists or sometimes no wait at all, but availability depends on funding and turnover.

The wait time from process to receiving a voucher ranges from a few months in rural counties to five years or more in Miami-Dade. Once you have the voucher, finding a landlord willing to accept it is the next hurdle — many landlords in Florida avoid Section 8 because of paperwork and inspection requirements. Your housing authority can provide a list of landlords who have accepted vouchers in the past, though that list is not always current.

Public housing: direct ownership by your housing authority

Public housing is an apartment or townhouse owned and managed by your local housing authority. You pay 30 percent of your income as rent, and the authority maintains the building. Public housing exists in most Florida counties, but the number of units varies widely — Miami-Dade has thousands, while some rural counties have fewer than 100.

Wait lists for public housing are usually shorter than Section 8 in the same county, sometimes by years. In some smaller Florida counties, you can move in within months. The trade-off is less choice: you rent what the authority has available in your area, rather than searching the open market. Public housing buildings range from well-maintained to aging, and that varies by authority and by individual property.

You explore at your local housing authority's office. Bring proof of income, a photo ID, and proof of residency in the county. The authority will tell you the current wait time and whether they are accepting applications. Some authorities have separate wait lists for elderly residents, people with disabilities, and families with children.

LIHTC apartments: no wait list, but limited availability

Low-Income Housing Tax Credit (LIHTC) apartments are privately owned buildings that receive federal tax credits in exchange for renting to households below a certain income. Unlike Section 8 and public housing, there is no central wait list — you find the building, contact the landlord or property manager, and explore directly. Income limits are the same as other programs, and you pay 30 percent of your income.

The challenge is finding LIHTC units. They are not clearly marked, and there is no single searchable database for Florida. The Florida Housing Finance Corporation maintains a list of properties that have received tax credits, but the list does not show current availability or contact information. Your best approach is to call your local housing authority and ask for a list of LIHTC properties in your area, or search online for "affordable housing" plus your city name.

LIHTC buildings are concentrated in urban areas and college towns — Jacksonville, Tampa, Orlando, Gainesville — and sparse in rural counties. Availability changes constantly as units turn over. Some buildings have no openings for months; others fill vacancies within weeks. Because there is no wait list, you can explore to multiple properties at once, which speeds up the process compared to Section 8.

Income limits and rent calculations across all three programs

All three programs use the same income limits, which are set by the U.S. Department of Housing and Urban Development (HUD) and adjusted annually. Limits are based on your county and family size. For example, in Miami-Dade County, the 2024 limit for a family of four is roughly $67,000 per year; in a rural county like Union, it might be $45,000. These numbers change every year, usually in April.

Your rent is calculated the same way in all three programs: you pay 30 percent of your gross monthly income, and the program covers the rest (up to the rent limit). If your income is $2,000 per month, you pay $600. If it drops to $1,500, you pay $450. If your income rises above the program limit, you lose the subsidy — though Section 8 has a grace period called "over-income" that can last a year or more, depending on your housing authority.

You must report income changes to your housing authority or landlord. Failure to do so can result in overpayment demands or loss of the subsidy. Income includes wages, self-employment, Social Security, unemployment, child support, and most other sources. Some deductions are allowed — dependent care, medical expenses for elderly or disabled household members — but these vary by program.

How to find your local housing authority and check wait list status

Your first step is identifying your county's housing authority. If you live in Miami-Dade, you contact Miami-Dade Housing Authority. If you live in Duval County (Jacksonville), you contact Duval County Housing Authority. A full list of Florida's 27 housing authorities is available on the Florida Housing Finance Corporation website or by searching "[your county] public housing authority."

Call or visit the authority's office in person. Ask whether Section 8 and public housing wait lists are open, and what the current wait time is. If the list is closed, ask when it last opened and whether you can get on a notification list to be contacted when it reopens. Some authorities send email alerts; others require you to call back periodically.

If your county's Section 8 list is closed, you have three options: explore for public housing in the same county (usually shorter wait), move to a county with an open list, or search for LIHTC apartments. Moving to a smaller county is a real option for some people — rural housing authorities often have shorter waits and lower competition, though fewer units overall.

Differences in how these programs affect your housing search

Section 8 gives you the most freedom: you can rent any apartment, house, or townhouse from any landlord willing to accept the voucher. You control where you live and can move when your lease ends. The downside is the wait and the landlord shortage — many Florida landlords refuse Section 8 tenants.

Public housing limits your choices to what your authority owns. You cannot pick the neighborhood or the specific unit (usually). But you move faster, and you know the landlord is the government — no discrimination, no sudden rent increases, no eviction threats. The buildings themselves vary in quality and age.

LIHTC apartments fall in between. You have more choice than public housing because there are many different buildings, but less choice than Section 8 because availability is scattered and limited. You explore directly to the landlord, not through a wait list, so the process is faster — but you have no may provide of getting in.

What happens if you lose income or your circumstances change

If your income drops, your rent payment drops with it — that is the point of the subsidy. Report the change to your housing authority or landlord as soon as possible. If your income rises above the program limit, you have a grace period before losing the subsidy. Section 8 typically allows you to stay for 12 months after going over-income; public housing varies by authority.

If you move out of state with a Section 8 voucher, you can transfer it to another state's housing authority, though the process takes time and the new authority must have funding available. Public housing ends when you move — you cannot take it with you. LIHTC apartments are just regular leases, so you can break them like any other rental, though you may owe early termination fees.

If you are evicted or have a criminal record, you may be ineligible for some programs. Section 8 and public housing have strict rules about criminal history and eviction records. LIHTC landlords set their own policies, which vary. Ask your housing authority or the landlord directly about their specific rules before you invest time in an process.

Frequently Asked Questions

Can I be on the wait list for both Section 8 and public housing at the same time?

Yes. In fact, it is common to explore for both because they have separate wait lists and different timelines. You can also search for LIHTC apartments while waiting. There is no penalty for being on multiple lists.

What if I live in a county where the Section 8 wait list is closed?

explore for public housing in the same county — the wait is usually shorter. You can also contact housing authorities in neighboring counties to see if their lists are open. Some people move to a county with available housing, explore, and then transfer back once they have a voucher, though this takes planning and time.

Do I have to pay process fees for any of these programs?

No. Section 8 and public housing applications are free. LIHTC landlords may charge an process fee like any private landlord, typically $25 to $75. This fee is separate from the housing program and goes to the landlord, not the government.

How do I know if an apartment is an LIHTC unit?

The landlord or property manager will tell you if you ask. You can also call your local housing authority and ask for a list of LIHTC properties in your area. Some buildings advertise it; many do not. The fact that rent is affordable does not automatically mean it is LIHTC — always ask.

What if my income is just barely above the limit?

You are ineligible for that year. Income limits are strict cutoffs, not ranges. However, limits are recalculated every April, and if your income drops or the limit rises, you may become may be able to access again. Check back annually with your housing authority.