What income-based housing programs exist in South Carolina

South Carolina has three main routes 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) properties built or preserved with federal tax incentives. Section 8 is the largest program by far — it lets you rent from a private landlord and the state pays part of your rent. Public housing is owned directly by the state or local authorities. LIHTC properties are private apartments where the owner has agreed to rent to lower-income tenants in exchange for tax breaks.

Which one you can use depends on where you live in South Carolina, how much you earn, and whether a local housing authority has openings. None of these programs are first-come, first-served across the whole state — each housing authority manages its own waiting list, and many are closed to new applicants. The fastest way to find out what is actually open in your area is to contact your local housing authority directly or call 211 South Carolina.

Key Takeaways

  • South Carolina's Section 8 program is run by 27 separate local housing authorities, each with its own waiting list and rules about how long you must wait.
  • Most housing authorities in South Carolina have closed their Section 8 waiting lists because demand far exceeds available vouchers.
  • Public housing and LIHTC apartments may have shorter waits than Section 8 in some areas, but availability varies by county.
  • Your income must fall below 50% of the area median income for public housing or 60% for most LIHTC properties, though some LIHTC buildings serve households up to 80% AMI.
  • 211 South Carolina can tell you which programs are open in your county and connect you to the right housing authority or property manager.

How Section 8 works in South Carolina

Section 8 in South Carolina is split among 27 local housing authorities — one for each county or region. When you get a Section 8 voucher, you can rent from any private landlord who will accept it, and the housing authority pays the landlord a portion of your rent. You pay the rest, usually 30% of your income. The voucher stays with you if you move, as long as you stay within the same housing authority's area.

To get on a waiting list, you contact the housing authority that covers your county. Most of them require you to explore in person or by mail with proof of income, residency, and identification. Wait times vary widely — some authorities have waits of five years or longer, and many have stopped taking new applications altogether. When a voucher becomes available, the housing authority calls you and you have a set time (usually 60 to 120 days) to find a landlord and move in.

The catch is that not every landlord will accept Section 8, and landlords in South Carolina are not required to. You will need to search for willing landlords yourself — the housing authority does not find housing for you. Once you find a place, the landlord must pass an inspection and agree to the rent amount the housing authority will pay.

Public housing in South Carolina

Public housing is owned and managed directly by local housing authorities. You rent an apartment or house from the authority itself, not from a private landlord. The rent is set at 30% of your income, with a minimum that varies by authority. Public housing in South Carolina includes traditional apartment complexes, scattered single-family homes, and mixed-income developments.

Income limits for public housing are lower than for Section 8 — you must earn no more than 50% of the area median income for your county. Wait times for public housing are often shorter than for Section 8 in the same area, but this varies. Some authorities have a combined waiting list for both public housing and Section 8 vouchers, while others keep them separate. Contact your local housing authority to find out which applies to you.

Public housing has strict rules about who can live there and how you must maintain the unit. You cannot have certain criminal convictions, you must report income changes, and the authority can inspect your unit. If you break the lease, you can be evicted. These rules are more rigid than in private rental housing, but the rent is lower and more stable.

Low-Income Housing Tax Credit properties

LIHTC properties are private apartments or houses where the owner has received federal tax credits in exchange for renting to lower-income households for at least 30 years. South Carolina has hundreds of these properties scattered across the state. They look and feel like regular apartment complexes, but the owner has committed to keeping rents affordable.

Income limits for LIHTC properties range from 50% to 80% of area median income, depending on the building. Some properties serve households at 60% AMI, others at 80%. You do not go through a housing authority to rent these — you contact the property manager directly. There is no statewide waiting list; each property manages its own applications and has its own rules.

To find LIHTC properties in your area, use the South Carolina Housing Finance and Development Authority's online database or call 211. You can search by county and income level. LIHTC rents are lower than market rate but higher than public housing or Section 8. You pay the full rent yourself — there is no voucher or subsidy from the state. However, because the rent is capped by the tax credit rules, it will be below what a private landlord would charge for the same unit.

Income limits and how they are calculated

Income limits in South Carolina are based on area median income (AMI), which is the middle income for your county. The U.S. Department of Housing and Urban Development sets AMI each year, and it varies by county. For example, the AMI for Richland County is different from the AMI for a rural county in the Lowcountry.

Public housing requires income at or below 50% of AMI. Section 8 allows income up to 50% of AMI to get a voucher, but you can keep the voucher if your income rises to 80% AMI. LIHTC properties vary — some cap at 50%, others at 60%, and some at 80%. When you explore, the housing authority or property manager will tell you the specific limit for that program or building.

Income includes wages, Social Security, disability payments, child support, and other regular money coming in. It does not include one-time payments or money from selling something. The housing authority or property manager will ask for recent pay stubs, tax returns, or a letter from Social Security to verify your income.

How to find and contact your local housing authority

South Carolina has 27 housing authorities, organized by county or region. The easiest way to find yours is to call 211 South Carolina (dial 2-1-1 from any phone) and say your county name. They will give you the phone number and address of the housing authority that serves you, and they can tell you whether Section 8 or public housing waiting lists are open.

You can also search online for "[Your County Name] Housing Authority" or visit the South Carolina Housing Finance and Development Authority website, which lists all 27 authorities with contact information. Some authorities have online applications; others require you to explore in person or by mail. Call ahead to ask what documents you need to bring and whether the waiting list is open.

If you are homeless or at when ready risk of homelessness, some housing authorities have priority or expedited processes. Ask when you call whether you may have access to for faster processing. You can also contact your local community action agency or homeless services provider — they often know which authorities have the shortest waits and can help you prepare your process.

Waiting lists, timelines, and what to expect

Most Section 8 waiting lists in South Carolina are closed, meaning the housing authority is not taking new applications. When a list is open, it typically stays open for a limited time — sometimes just a few weeks — then closes again. The housing authority will announce when it reopens, usually through local news, their website, or 211.

If you get on an open waiting list, you may wait anywhere from one to ten years or longer, depending on the authority and how many vouchers become available each year. The housing authority ranks applicants by date of process or by priority (homeless, elderly, or disabled households often move up). When your turn comes, you have a set window to find housing and move in — usually 60 to 120 days. If you do not find a place in time, you lose your turn and go back on the list.

Public housing waiting lists are sometimes shorter, but they are also often closed. Once you are called, the process is faster — usually 30 to 60 days from offer to move-in. LIHTC properties do not have long waiting lists; most rent units as they become available, though popular properties in desirable areas may have a short queue.

Frequently Asked Questions

Can I be on multiple waiting lists at the same time?

Yes. You can explore to your county housing authority for both public housing and Section 8, and you can also explore directly to LIHTC properties. Being on multiple lists increases your chances of finding housing sooner. However, once you receive a voucher or are offered public housing, you must decide whether to accept it.

What if the waiting list in my county is closed?

Call 211 South Carolina and ask which nearby counties have open lists. Some housing authorities serve multiple counties, so you may be able to explore in a neighboring area. You can also ask the housing authority when they expect to reopen their list and whether you can be notified when that happens. In the meantime, search for LIHTC properties in your area, which do not have waiting lists.

Do I need a job to get Section 8 or public housing?

No. You must meet the income limit, but income can come from Social Security, disability benefits, unemployment, child support, or other sources. You do not need to be employed. However, you must be able to prove your income with documents like benefit letters or recent pay stubs.

What happens if my income goes up after I get a voucher?

With Section 8, you can keep your voucher even if your income rises to 80% of AMI. Your rent payment will increase as your income increases, but you keep the subsidy. If your income exceeds 80% AMI, the housing authority will terminate your voucher. With public housing, similar rules explore — you can stay as long as your income does not exceed the limit for that program, but your rent will increase.

Can I use my Section 8 voucher to rent anywhere in South Carolina?

No. Your voucher is tied to the housing authority that issued it, and you can only use it within that authority's service area — usually one county or region. If you move to a different county, you would need to explore to that county's housing authority. Some authorities have portability agreements that allow voucher holders to move between areas, but this is rare in South Carolina.