Jeffrey Meadows
Lexington Civic Housing
Hill Crest Place
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There are 40 low-income apartments in Henderson County that offer reduced rents to eligible households.
Rental assistance programs support 304 low-income homes in Henderson County where households pay rent based on how much they earn. For 2024, elgible households participating in federally assisted housing pay an average of $265 towards rent each month.
Affordable rent data for some communities last confirmed on June 7th, 2024. Subdsidized rents typically change once a year based on federal guidance.
Public Housing Agencies Serving Henderson County, Tennessee
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 |
|---|---|
| Tennessee Housing Development Agency | Section 8 Housing Choice Voucher (HCV); Family Self-Sufficiency; Mainstream Voucher; Homeownership |
Henderson County, Tennessee Affordable Housing Data
Income Based Apartments in Henderson County, Tennessee
Henderson County features 304 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 Henderson County, Tennessee
There are 40 rent subsidized apartments that do not provide direct rental assistance but remain affordable to low income households in Henderson County.
Housing Choice Vouchers in Henderson County, Tennessee
On average, Section 8 Housing Choice vouchers pay Henderson County landlords $600 per month towards rent. The average voucher holder contributes $300 towards rent in Henderson County.
The maximum amount a voucher would pay on behalf of a low-income tenant in Henderson County, Tennessee for a two-bedroom apartment is between $786 and $960.
2024 Henderson County, Tennessee 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 | |
|---|---|---|---|---|---|
| Henderson County, Tennessee Fair Market Rent | $717 | $778 | $873 | $1,112 | $1,163 |
| Henderson County, Tennessee Payment Standard Range | $645 to $789 | $700 to $856 | $786 to $960 | $1,001 to $1,223 | $1,047 to $1,279 |
Sourced from federal housing data and AffordableHousingOnline.com research.
Henderson County, TN Affordable Housing Snapshot
| Total Affordable Apartment Properties | 6 |
|---|---|
| Total Low Income Apartments | 344 |
| Total Housing Units with Rental Assistance | 304 |
| Percentage of Housing Units Occupied By Renters | 28.52% |
| Average Renter Household Size | 2.46 |
| Average Household Size | 2.57 |
| Median Household Income | $38,745 ±$3,131 |
| Median Rent | $597 ±$37 |
| Percentage Of Renters Overburdened | 35.74% ± 8.01pp |
| Total Population | 28,013 |
Population and Household Demographics
Henderson County is a county in Tennessee with a population of 28,013. There are 10,809 households in the county with an average household size of 2.57 persons. 28.52% of households in Henderson County are renters.
Income and Rent Overburden in Henderson County
The median gross income for households in Henderson County is $38,745 a year, or $3,229 a month. The median rent for the county is $597 a month.
Households who pay more than thirty percent of their gross income are considered to be Rent Overburdened. In Henderson County, a household making less than $1,990 a month would be considered overburdened when renting an apartment at or above the median rent. 35.74% of households who rent are overburdened in Henderson County.
Area Median Income In Henderson County
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.
In Henderson County, HUD calculates the Area Median Income for a family of four as $69,900
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 Henderson County
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 Henderson County
| 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 Henderson County AMI may qualify for rental assistance programs that target Extremely Low Income households. |
$14,580 | $19,720 | $24,860 | $30,000 | $35,140 | $38,850 | $41,500 | $44,200 |
| 50% AMI Income Limits Renters earning up to 50% of the Henderson County AMI may qualify for rental assistance programs that target Very Low Income households. |
$23,450 | $26,800 | $30,150 | $33,450 | $36,150 | $38,850 | $41,500 | $44,200 |
| 80% AMI Income Limits Renters earning up to 80% of the Henderson County AMI may qualify for rental assistance programs that target Low Income households. |
$37,450 | $42,800 | $48,150 | $53,500 | $57,800 | $62,100 | $66,350 | $70,650 |
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