What Low Income Housing Options Exist in South Carolina

South Carolina offers several paths to affordable housing if your income falls below certain thresholds. The main programs are Section 8 Housing Choice Vouchers (which let you rent from private landlords with a subsidy), public housing (apartments owned and managed by local housing authorities), and Low Income Housing Tax Credit properties (private apartments built with tax incentives for low-income tenants). Each program has different waiting lists, income limits, and process processes.

The program you can access depends on where you live in South Carolina — which county or city — because each local housing authority runs its own waiting list and sets its own preferences. There is no single statewide process. You explore directly to the housing authority in your area, and the process and timeline differ by location.

South Carolina also has emergency rental information for people behind on rent, and some areas offer down payment help for homebuyers. This guide covers the main rental programs and how to find out which ones are open in your area.

Key Takeaways

  • Section 8 vouchers and public housing both require you to explore through your local housing authority, and most have waiting lists that can be years long.
  • Income limits vary by program and by family size — a single person's limit is different from a family of four's — and you must provide recent pay stubs or tax returns to prove income.
  • You can be on multiple waiting lists at once, so explore to your county housing authority and nearby cities increases your chances.
  • The South Carolina Housing Finance and Development Authority (SCFDA) maintains a list of all local housing authorities and their contact information.
  • Low Income Housing Tax Credit properties do not have waiting lists but do have income limits, and you find them by searching your county or calling 211.

Section 8 Housing Choice Vouchers in South Carolina

A Section 8 voucher pays part of your rent to a private landlord. You find an apartment, the landlord agrees to accept Section 8, and the housing authority pays the landlord a portion of the rent — usually 60 to 70 percent — while you pay the rest. You keep the voucher as long as your income stays below the limit and you follow program rules.

Every South Carolina county has a housing authority that administers Section 8. To explore, contact your county housing authority directly. Most have waiting lists, and some are closed to new applications because the list is too long. If the list is closed in your county, ask when it will reopen — some reopen once a year, others every few years. You can also explore to housing authorities in neighboring counties if you are willing to live there.

Income limits for Section 8 in South Carolina depend on family size and the specific area. A single person's limit might be around $28,000 to $32,000 per year, but a family of four could have a limit of $45,000 to $52,000. These numbers change yearly. When you call your housing authority, ask for the current income limit for your household size.

You will need to provide recent pay stubs, a tax return from the last year, and proof of identity. If you are unemployed, bring documentation of benefits or a letter from a job search program. The housing authority will verify your income before you are placed on the waiting list.

Public Housing Apartments in South Carolina

Public housing means apartments owned and managed by a local housing authority. You pay rent based on your income — usually 30 percent of your gross monthly income — and the authority owns the building. Public housing is separate from Section 8, though both are run by the same local housing authorities.

Public housing also has waiting lists and income limits. The income limits are often the same as Section 8 in your area, but the waiting list may move faster or slower depending on the authority. Some South Carolina housing authorities have public housing units available; others do not. Call your local housing authority to ask if they manage public housing and whether the waiting list is open.

The process process is similar to Section 8: you provide income documentation, identity proof, and rental history. Some housing authorities require a background check and may deny you if you have a felony conviction related to drugs or violence, or if you were evicted for non-payment within the last three years. Rules vary by authority.

Low Income Housing Tax Credit Properties

Low Income Housing Tax Credit (LIHTC) properties are apartments built or renovated with federal tax credits. Private developers own them, but they must rent to tenants below a certain income level. These properties do not have waiting lists — you find one, call, and explore if you meet the income limit.

Income limits for LIHTC properties are usually 50 or 60 percent of the area median income. In many South Carolina counties, that means a single person earning under $25,000 to $30,000 per year, or a family of four earning under $40,000 to $48,000. The exact limit depends on the property and the county.

To find LIHTC properties near you, call 211 (a free referral service) or search online for "affordable housing" plus your county name. The South Carolina Housing Finance and Development Authority also maintains a searchable list of LIHTC properties on its website. When you find a property, call the leasing office directly and ask about income limits and availability.

Income Limits and Documentation You Will Need

All three programs — Section 8, public housing, and LIHTC — have income limits based on family size. Income includes wages, self-employment income, Social Security, unemployment benefits, child support, and some other sources. It does not include food stamps or Supplemental Security Income (SSI) in most cases.

To prove your income, bring the most recent two months of pay stubs, or a tax return from the last year, or a letter from your employer stating your salary. If you are self-employed, bring tax returns for the last two years. If you receive benefits, bring a benefits statement from the agency. If you are unemployed, bring documentation of job search activities or a letter from a workforce program.

You will also need to show identity (a driver's license, passport, or state ID), proof of Social Security number, and proof of residency in South Carolina (a utility bill or lease in your name). Some programs ask for rental history — names and addresses of landlords for the last two years — and may contact them to verify you paid rent on time.

How to Find Your Local Housing Authority and explore

The South Carolina Housing Finance and Development Authority (SCFDA) publishes a complete list of all 46 local housing authorities in the state, with phone numbers and addresses. You can find this list on the SCFDA website under "Housing Authorities" or by calling SCFDA at 803-734-2000.

Once you know which housing authority covers your area, call and ask: (1) Is the Section 8 waiting list open? (2) Is the public housing waiting list open? (3) What is the current income limit for my household size? (4) What documents do I need to bring? (5) Can I explore online or by mail, or must I come in person? Most housing authorities accept applications by phone, mail, or in person, though some require an in-person interview.

If your county's waiting list is closed, ask when it will reopen and whether you can call back to be added when it does. You can also explore to housing authorities in neighboring counties. There is no rule against being on multiple waiting lists at once.

Emergency Rental information and Other Programs

If you are behind on rent or facing eviction, South Carolina has emergency rental information programs run by individual counties and cities. These programs pay landlords directly to cover back rent and sometimes utilities. They are separate from Section 8 and public housing and do not have income limits as strict.

To find emergency rental information in your area, call 211 or contact your county social services office. Programs fill up and run out of money, so availability changes month to month. Some counties have programs running year-round; others open them only during winter months.

South Carolina also offers down payment information for first-time homebuyers through SCFDA. If you are interested in buying rather than renting, call SCFDA or visit its website to learn about homebuyer programs and income limits.

What Disqualifies You or Delays Your process

Most housing programs will deny you or delay your process if you have an eviction judgment on record within the last three years, a felony conviction for drug manufacturing or distribution, or a history of violence. Some authorities also deny applicants who owe money to a previous housing authority or who have damaged public housing in the past.

Having a criminal record does not automatically disqualify you — it depends on the type of crime, how long ago it was, and the housing authority's policy. If you have a record, ask the housing authority directly whether it will affect your process. Some authorities consider rehabilitation and time passed; others have stricter rules.

Income that is too high will disqualify you. If you earn more than the limit for your household size, you are not may be able to access for that program. Some people become ineligible after they get a job or a raise — if that happens, you may be able to stay in the program for a grace period, but rules vary.

Frequently Asked Questions

How long does it take to get a Section 8 voucher in South Carolina?

Waiting times vary widely by county. Some areas have waiting lists of two to five years; others have closed lists. When you call your housing authority, ask for an estimate of how long the current list is. Some authorities prioritize certain groups — elderly people, people with disabilities, or homeless individuals — which can speed up the process for those groups.

Can I move to a different county and keep my Section 8 voucher?

Yes, but you must request a "portability transfer" from your current housing authority and be approved by the authority in the new county. The process takes several weeks. Not all counties accept portability transfers, so ask both authorities before you move.

What if I get a job and my income goes over the limit?

Most programs allow you to stay for a grace period — usually one year — even if your income exceeds the limit. After that, you may have to leave the program. Some programs have "next-income-limit" rules that let you stay longer if your income is only slightly over. Ask your housing authority about its income recertification policy.

Do I have to pay an process fee?

No. Section 8, public housing, and LIHTC programs do not charge process fees. If someone asks you to pay to explore, it is a scam. All legitimate housing authority applications are free.

Can I explore to multiple housing authorities at the same time?

Yes. You can explore to your county housing authority and to authorities in neighboring counties simultaneously. Each has its own waiting list, and being on multiple lists increases your chances of getting housing sooner.