Apply to Niles Apartment Waiting Lists
- Clawson Manor Apartments Senior/ Disabled Section 8 Project-Based Voucher is open.
- Shelby Trails Section 8 Project-Based Voucher is open.
- The Grand on University Section 8 Project-Based Voucher is open.
- Edison Crossing Section 8 Project-Based Voucher is open.
- Dr. Maya Angelou Village Section 8 Project-Based Voucher is open.
Four Flags Plaza Apartments
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There are 259 low-income apartments in Niles that offer reduced rents to eligible households.
Rental assistance programs support 320 low-income homes in Niles where households pay rent based on how much they earn. For 2024, elgible households participating in federally assisted housing pay an average of $223 towards rent each month.
Affordable rent data for some communities last confirmed on January 1st, 2023. Subdsidized rents typically change once a year based on federal guidance.
Public Housing Agencies Serving Niles, Michigan
Public Housing Agencies operate federally assisted affordable housing programs at local levels on behalf of HUD. Notably, housing agencies are responsible for managing Section 8 Housing Choice Voucher, Public Housing, and Project-Based Voucher waiting lists within their jurisdiction.
| Housing Authority | Programs |
|---|---|
| Niles Housing Commission | Public Housing |
| Michigan State Housing Development Authority | Section 8 Housing Choice Voucher (HCV); Homeownership Voucher; Family Self-Sufficiency; Veteran Affairs Supportive Housing (VASH); Section 8 Project-Based Voucher (PBV) |
Niles, Michigan Affordable Housing Data
Income Based Apartments in Niles, Michigan
Niles features 320 income based apartments. Tenants of income based apartments typically pay no more than 30% of their income towards rent and utilities.
Low Rent Apartments in Niles, Michigan
There are 259 rent subsidized apartments that do not provide direct rental assistance but remain affordable to low income households in Niles.
Housing Choice Vouchers in Niles, Michigan
On average, Section 8 Housing Choice vouchers pay Niles landlords $600 per month towards rent. The average voucher holder contributes $200 towards rent in Niles.
The maximum amount a voucher would pay on behalf of a low-income tenant in Niles, Michigan for a two-bedroom apartment is between $959 and $1,172.
2024 Niles, Michigan Fair Market Rents and Housing Choice Voucher Payment Standards
Fair Market Rents can be used to better understand the average housing costs of an area. Fair Market Rents are used by HUD to establish payment and rent standards for federal rental assistance programs like the Section 8 Housing Choice Voucher Program.
| Studio | One BR | Two BR | Three BR | Four BR | |
|---|---|---|---|---|---|
| Niles, Michigan Fair Market Rent | $722 | $811 | $1,065 | $1,364 | $1,431 |
| Niles, Michigan Payment Standard Range | $650 to $794 | $730 to $892 | $959 to $1,172 | $1,228 to $1,500 | $1,288 to $1,574 |
Sourced from federal housing data and AffordableHousingOnline.com research.
Niles, MI Affordable Housing Snapshot
| Total Affordable Apartment Properties | 8 |
|---|---|
| Total Low Income Apartments | 633 |
| Total Housing Units with Rental Assistance | 320 |
| Percentage of Housing Units Occupied By Renters | 41.3% |
| Average Renter Household Size | 2.22 |
| Average Household Size | 2.46 |
| Median Household Income | $33,651 ±$2,662 |
| Median Rent | $622 ±$37 |
| Percentage Of Renters Overburdened | 52.92% ± 8.69pp |
| Total Population | 11,450 |
Population and Household Demographics
Niles is a city in Berrien County, Michigan with a population of 11,450. There are 4,567 households in the city with an average household size of 2.46 persons. 41.3% of households in Niles are renters.
Income and Rent Overburden in Niles
The median gross income for households in Niles is $33,651 a year, or $2,804 a month. The median rent for the city is $622 a month.
Households who pay more than thirty percent of their gross income are considered to be Rent Overburdened. In Niles, a household making less than $2,073 a month would be considered overburdened when renting an apartment at or above the median rent. 52.92% of households who rent are overburdened in Niles.
Area Median Income In Niles
Affordable housing program eligibility is always determined by one's income. Each household's income is compared to the incomes of all other households in the area. This is accomplished through a statistic established by the government called the Area Median Income, most often referred to as AMI. The AMI is calculated and published each year by HUD.
HUD often uses an area larger than a city to determine the AMI because HUD anticipates those searching for housing will look beyond individual cities during their housing search. For Niles, the AMI is calculated from all households within Berrien County.
In Niles, HUD calculates the Area Median Income for a family of four as $85,700
Most affordable housing programs determine eligibility based on the percent of AMI a given household's income is. Among the programs that determine eligibility based on the AMI are Section 8, HOME, LIHTC, Section 515, 202 and 811.
Rental Assistance in Niles
Rental assistance is a type of housing subsidy that pays for a portion of a renter’s monthly housing costs, including rent and tenant paid utilities. This housing assistance can come in the form of Section 8 Housing Choice Vouchers, project-based Section 8 contracts, public housing, USDA Rental Assistance (in Section 515 properties) as well as HUD Section 202 and 811 properties for elderly and disabled households.
Income Qualifications for HUD Rental Assistance in Niles
| 1 Person | 2 Person | 3 Person | 4 Person | 5 Person | 6 Person | 7 Person | 8 Person | |
|---|---|---|---|---|---|---|---|---|
| 30% AMI Income Limits Renters earning up to 30% of the Niles AMI may qualify for rental assistance programs that target Extremely Low Income households. |
$16,400 | $19,720 | $24,860 | $30,000 | $35,140 | $40,280 | $45,420 | $50,560 |
| 50% AMI Income Limits Renters earning up to 50% of the Niles AMI may qualify for rental assistance programs that target Very Low Income households. |
$27,300 | $31,200 | $35,100 | $39,000 | $42,150 | $45,250 | $48,400 | $51,500 |
| 80% AMI Income Limits Renters earning up to 80% of the Niles AMI may qualify for rental assistance programs that target Low Income households. |
$43,700 | $49,950 | $56,200 | $62,400 | $67,400 | $72,400 | $77,400 | $82,400 |
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