Low income housing in Colorado Springs: a complete guide

Last updated 2026-07-09

What low income housing options exist in Colorado Springs?

Colorado Springs sits in El Paso County, and it has a real mix of affordable housing tools. None of them are easy to access. Here is what actually exists.

The Section 8 Housing Choice Voucher program comes first. The Colorado Springs Housing Authority (CSHA) runs it locally. A voucher pays the gap between roughly 30% of your income and the rent, and it follows you to any unit whose landlord agrees to take it. That portability makes it the most flexible option of the bunch. The housing choice voucher program explainer has the basics if you need them.

Second, Low Income Housing Tax Credit properties. These are privately owned apartment communities that accept reduced rents in exchange for federal tax credits under Section 42 of the Internal Revenue Code ^[2]. Colorado Springs has dozens of them, run by developers and nonprofits. Rents cap at 30% of 50% or 60% AMI depending on the project. You apply directly to the property manager, not to a government office.

Third, HUD-assisted multifamily housing. These properties carry Project-Based Rental Assistance contracts where the subsidy sits on specific units, not on you. Move out and the subsidy stays with the apartment. Colorado Springs has several such properties, and HUD's Multifamily Housing property search lists them ^[3].

Fourth, public housing. CSHA owns and manages a small inventory of public housing units, with waitlists separate from the voucher program ^[1].

Fifth, short-term emergency rental help. Colorado has funded programs through the Colorado Division of Housing and local nonprofits like Care and Share and Pikes Peak Community Action Agency. These are not permanent housing. They can stop an eviction while you chase the longer-term options above.

One thing to know upfront. No waitlist in Colorado Springs is short. Plan in months to years, not weeks.

Who qualifies for low income housing in Colorado Springs?

Eligibility depends on the program, but income is the common thread. HUD sets Area Median Income (AMI) limits for El Paso County every year ^[4]. The FY2024 figures below are the numbers you actually need.

Household size	30% AMI (Extremely Low)	50% AMI (Very Low, voucher limit)	60% AMI (LIHTC typical cap)	80% AMI (Low income)
1	$18,400	$30,700	$36,840	$49,100
2	$21,000	$35,100	$42,120	$56,100
3	$23,650	$39,500	$47,400	$63,100
4	$26,250	$43,850	$52,620	$70,100
5	$28,350	$47,350	$56,820	$75,700

Source: HUD FY2024 Income Limits, El Paso County, CO ^[4].

For a Section 8 voucher through CSHA, the hard cap is 50% AMI. Federal law requires that 75% of new vouchers each year go to households at or below 30% AMI, which is why being extremely low income moves you up the queue ^[5].

LIHTC income limits vary by project. Most cap at 60% AMI. Some units in mixed-income projects run up to 80% AMI. The property manager tells you the limit for each unit type when you inquire.

Beyond income, you need to pass a criminal background check and a landlord reference check. CSHA follows HUD's screening rules and cannot deny you solely for an arrest that never led to a conviction ^[5]. Immigration status matters too. At least one household member must be a U.S. citizen or have eligible immigration status to get federal housing assistance, though mixed-status families can receive prorated help ^[5].

Full-time students living on their own face extra restrictions on voucher eligibility. It is not a flat bar, but the income and household-composition tests trip up a lot of applicants.

How does the Colorado Springs Housing Authority Section 8 waitlist work?

The Colorado Springs Housing Authority (CSHA) is the local Public Housing Authority that administers Section 8 in Colorado Springs. The office is at 375 S. Spruce St., Colorado Springs, CO 80905, and the main line is (719) 444-1212 ^[1].

The waitlist does not stay open. CSHA opens it for a short window, takes a set number of applications (often a few thousand), then closes it again. The gap between openings has historically run one to three years. When the list is open, you apply online through CSHA's portal. Have names and birth dates for everyone in the household, Social Security numbers, and your current address and income ready.

Once you are on the list, CSHA sorts you into a preference tier. Preferences usually cover current Colorado Springs residents, veterans and active-duty military families, and households displaced by a government action or natural disaster ^[1]. A preference does not guarantee a fast offer. It does move you ahead of applicants with none.

The realistic wait is hard to pin down because CSHA does not publish a live queue length. HUD's Picture of Subsidized Households shows CSHA administering roughly 3,100 vouchers as of the most recent reporting year ^[6]. With turnover slow and applications numbering in the thousands, the practical wait runs several years.

While you wait, check open Section 8 waiting lists at nearby PHAs like the Pueblo Housing Authority, or apply statewide through the Colorado Division of Housing, which runs its own voucher pool. Applying to multiple waitlists at once is legal and smart.

When CSHA finally reaches your name, you get a voucher good for 60 days to find a unit. Extensions are possible but not automatic. The unit has to pass a HUD Housing Quality Standards inspection before CSHA approves the lease.

What are the fair market rents and payment standards in Colorado Springs?

HUD publishes Fair Market Rents (FMRs) for the Colorado Springs Metro FMR Area every year. FMRs sit at the 40th percentile of gross rents for standard units in the market ^[7]. Payment standards, the most CSHA will pay, get set by CSHA at 90% to 110% of the published FMR ^[5].

HUD's FY2025 Fair Market Rents for the Colorado Springs Metro Area are:

Unit size	HUD FMR FY2025
Efficiency (0-BR)	$1,003
1-Bedroom	$1,171
2-Bedroom	$1,466
3-Bedroom	$1,980
4-Bedroom	$2,285

Source: HUD FMR for Colorado Springs, CO Metro Area, FY2025 ^[7].

CSHA's actual payment standards can differ from these FMR figures. Ask CSHA directly for their current schedule, since PHAs can adjust theirs mid-year when their Board votes to do so.

Here is what that means in practice. Say you find a 2-bedroom renting at $1,600, and CSHA's payment standard for a 2-BR is $1,466. You pay 30% of your adjusted monthly income plus the $134 gap between the payment standard and the actual rent. And if your total share would top 40% of your gross monthly income at move-in, CSHA cannot approve the unit ^[5]. That 40% cap at initial lease-up is a real squeeze in Colorado Springs, where rents have climbed sharply since 2020.

Where are the affordable apartment communities (LIHTC properties) in Colorado Springs?

Low Income Housing Tax Credit properties are spread across Colorado Springs, thicker on the north and east sides. You do not need a voucher to rent one. You need to meet the income limit and pass the property's own screening.

The Colorado Housing and Finance Authority (CHFA) allocates tax credits statewide and publishes a list of funded developments ^[8]. Search CHFA's database for El Paso County and you get a long list, from 24-unit communities to complexes with 200-plus units. You can also search HUD's affordable housing tools or the National Housing Preservation Database, maintained by the Public and Affordable Housing Research Corporation and the National Low Income Housing Coalition ^[3].

A few things to keep in mind. Income qualification happens at move-in, and rents stay fixed at a percentage of AMI for each unit type no matter what you earn. If your income rises a lot after you move in, most LIHTC properties keep housing you under the original lease, though you may price out of the cap at renewal depending on the project's regulatory agreement. The rules here are project-specific.

Rents at 60% AMI units in Colorado Springs ran roughly $780 for a studio to $1,400 for a 3-bedroom as of 2024, though projects vary. Those figures come from CHFA's rent limit tables, updated annually ^[8]. Against a market-rate unit, the gap often runs $200 to $500 a month for the same bedroom count in the same zip code. On a tight budget that is real money.

For the mechanics of the tax credit program, the low income housing tax credit article has the full breakdown.

Landlords weighing whether to take vouchers in Colorado Springs instead of renting at market rate should read the section 8 houses for rent page for the logistics.

What emergency and short-term rental assistance is available in Colorado Springs?

Emergency rental assistance in Colorado runs through the Colorado Division of Housing (CDOH) and local administering agencies. After the federal ERA1 and ERA2 funds from the American Rescue Plan wound down, Colorado shifted to a state-appropriated program, the Colorado Emergency Rental Assistance Program (CERA) ^[9]. Funding has been intermittent since 2023, so availability changes month to month.

These organizations have handled rental assistance for El Paso County residents:

Pikes Peak Community Action Agency (PPACAA) processes El Paso County applications for state-funded ERA programs. The number is (719) 389-0759 and the website is ppacaa.org. Eligibility usually means income at or below 80% AMI and a documented risk of eviction or homelessness.

Catholic Charities of Central Colorado runs an emergency assistance program for one-time rental shortfalls. There is no hard AMI cutoff, but priority goes to households near eviction.

Care and Share Food Bank does more than food. It has historically connected clients to rental help through partner agencies in El Paso County.

The City of Colorado Springs Community Development Division administers Community Development Block Grant (CDBG) funds, some of which flow to rental assistance and housing services for very low income households ^[10].

One honest note. Emergency programs run out of money. Calling in January or February, early in the fiscal year, generally beats calling in September or October when the funds are often gone. None of these programs replace a Section 8 voucher or a LIHTC lease. They buy you time.

How do you find Section 8 landlords and voucher-friendly rentals in Colorado Springs?

Finding a landlord who will take a voucher is one of the hardest parts of the process in Colorado Springs. Colorado has no statewide source-of-income protection law, so landlords in El Paso County can legally turn away voucher holders ^[11]. A few Colorado cities (Denver, for one) added local source-of-income protections. Colorado Springs has not, as of mid-2025.

So you have to work the search hard. A few approaches that actually help:

CSHA keeps a list of landlords who have taken part in the program and may be open to new voucher tenants. Call CSHA and ask for it. Not every PHA posts this publicly, but staff will often share it.

Listing sites like GoSection8 and AffordableHousing.com filter for voucher-accepted units. The go section 8 site is the most widely used nationally. Listing quality and freshness vary, so call before you drive out.

Property management companies that run larger portfolios tend to take vouchers more often than individual small landlords, mostly because they have the staff to handle HQS inspections and HAP contracts.

When you approach a landlord, lead with the money and the reliability. CSHA pays its share of the rent straight to the landlord, on time, every month. The tenant's share is smaller and lower risk. Landlords who have never done it often worry about the inspection and the paperwork, which are real but manageable. The VoucherReady landlord kit at voucherready.com walks owners through the exact CSHA process from listing to HAP contract, which sometimes tips a landlord off the fence.

Moving to Colorado Springs with a voucher from another city or state is called porting. You can port to a Colorado Springs unit as long as you lived in your originating PHA's jurisdiction for at least twelve months ^[5]. Read the moving and porting mechanics before you start a port.

What is the HUD inspection process for Section 8 rentals in Colorado Springs?

Before CSHA signs a Housing Assistance Payments (HAP) contract with a landlord, the unit has to pass a HUD Housing Quality Standards (HQS) inspection. CSHA's inspector checks the unit against the HQS framework in 24 CFR Part 982 ^[5]. The inspection covers roughly 13 categories, including sanitary facilities, food preparation space, thermal environment, electricity, structure and materials, lead-based paint, water supply, and smoke detectors.

Common fails in Colorado Springs units: inoperable smoke detectors, peeling paint in pre-1978 housing (which triggers lead paint rules), windows that do not lock, missing outlet covers, and HVAC that does not work. The Front Range climate makes a working heating system non-negotiable in a November inspection.

If the unit fails, the landlord gets a set window, typically 24 hours for life-threatening deficiencies and up to 30 days for standard ones, to fix the problems before a re-inspection ^[5]. The HAP contract does not start, and you cannot move in under the voucher, until the unit passes.

HUD adopted an updated inspection protocol called NSPIRE (National Standards for the Physical Inspection of Real Estate), which began replacing HQS for new HAP contracts in 2023 and 2024. CSHA will tell you which standard applies to your unit. The goal under either standard is the same: confirm the unit is decent, safe, and sanitary before public money moves to a landlord.

Landlords prepping for a first CSHA inspection, do one thing. Have a licensed HVAC tech verify the furnace before the inspector shows up. That single step kills the most common Colorado Springs fail.

Are there housing options specifically for seniors and people with disabilities in Colorado Springs?

Yes, and these tend to move faster than general-population waitlists, though that is relative.

CSHA administers Project-Based Vouchers (PBVs) at several properties set aside for elderly or disabled households. The subsidy attaches to the unit rather than to you. HUD defines elderly as 62 or older for most elderly-designated housing ^[3]. CSHA's public housing inventory also holds units reserved for elderly households.

The Colorado Division of Housing administers the Section 811 Project Rental Assistance program, which builds subsidized units for very low income people with disabilities ^[9]. Eligible households need at least one adult member under 62 with a disability and income at or below 30% AMI.

For senior housing more broadly, the low income senior housing article covers federal senior programs, HUD Section 202, and how to spot age-restricted LIHTC communities in Colorado Springs.

The Arc of El Paso County and the Independence Center are local disability services organizations that connect clients with accessible affordable housing and can help with Section 811 applications.

One honest reality check. The 811 waitlists in Colorado can also run several years. Apply now, not when your housing is already in crisis.

What other rental assistance programs operate in Colorado alongside local options?

The Colorado Division of Housing (CDOH) runs state-level programs that sit on top of local PHA programs. The most relevant for Colorado Springs residents:

CDOH Homeless Programs fund local Continuum of Care (CoC) work. El Paso County's CoC is coordinated by the Pikes Peak Continuum of Care. If you are literally homeless or fleeing domestic violence, this is the fastest route to transitional and permanent supportive housing. The Coordinated Entry system in El Paso County is the front door ^[9].

Colorado Section 8 through CDOH: the state also runs a pool of Housing Choice Vouchers separate from local PHAs. Its waitlists open and close on their own schedule, apart from CSHA's. Check CDOH's website for current status ^[9].

HUD's resource locator at resources.hud.gov finds HUD-approved housing counselors in Colorado Springs. A HUD-approved counselor can map which waitlists to apply to and review your income documents before you submit. The service is free ^[3].

For a full map of how these programs connect, the rental assistance overview is a good starting point. The hud housing article covers federally assisted housing types if you want the project-based versus tenant-based distinction spelled out.

VoucherReady's free tenant tools at voucherready.com include a waitlist tracker and an income limit calculator set to El Paso County AMI figures, which can save you from applying to programs you would never qualify for.

What should tenants know about their rights in Colorado Springs affordable housing?

If you hold a Section 8 voucher, federal law governs the program and 24 CFR Part 982 protects your rights. CSHA cannot terminate your voucher without written notice and the chance for an informal hearing ^[5]. The statute at 42 U.S.C. § 1437f establishes the voucher program, and 24 CFR 982.555 spells out your grievance rights specifically.

In a LIHTC property, your lease rights come from Colorado landlord-tenant law (Colorado Revised Statutes Title 38) plus any extra protections written into your lease. Colorado is not a strong tenant-protection state next to California or New York, but a few things apply. A landlord must give at least 10 days notice to cure a lease violation before filing for eviction on that basis, and at least 91 days notice if they plan to pull the unit out of the affordable housing program at the end of a regulatory agreement ^[12].

Fair Housing protections apply everywhere in Colorado Springs. You cannot be discriminated against based on race, color, national origin, religion, sex, familial status, or disability under the Fair Housing Act ^[13]. Colorado adds protected classes: marital status, sexual orientation, creed, and ancestry. File complaints with HUD's Office of Fair Housing and Equal Opportunity (FHEO) or the Colorado Civil Rights Division.

One thing that trips up voucher tenants. Two documents govern your tenancy: the landlord's lease and CSHA's HAP contract. If they conflict, federal law and the HAP contract usually control ^[5]. Read both before you sign anything.

Frequently asked questions

Is the Colorado Springs Housing Authority Section 8 waitlist open right now?

CSHA opens and closes its waitlist periodically. As of mid-2025, the waitlist has been closed to new applications. CSHA announces openings on its website at csha.org and through local media. Sign up for CSHA email alerts, check back monthly, and apply to other area PHAs (Pueblo, Colorado Division of Housing) while you wait. Do not pay anyone who claims they can put you on the list for a fee.

What is the income limit for Section 8 in Colorado Springs in 2024?

For El Paso County, HUD's FY2024 Very Low Income limit (50% AMI) is $30,700 for a 1-person household, $35,100 for 2, $39,500 for 3, and $43,850 for a family of 4. Those are the ceilings for initial Section 8 eligibility. Federal rules require 75% of new vouchers to go to households at or below 30% AMI, so a lower income means higher priority.

Can a landlord in Colorado Springs refuse to accept Section 8 vouchers?

Yes. Colorado has no statewide source-of-income protection law, and Colorado Springs has not passed a local one either. Landlords in El Paso County can legally decline voucher holders. This is one of the bigger practical barriers to finding a unit in the Colorado Springs market. Denver and Boulder have local protections. Colorado Springs does not, as of mid-2025.

How long is the wait for Section 8 in Colorado Springs?

Nobody publishes a precise queue figure. Based on HUD's Picture of Subsidized Households showing CSHA administers roughly 3,100 vouchers, plus historical waitlist sizes, the realistic range is 2 to 5 years from application to voucher offer. A preference tier (resident, veteran, displaced household) shortens that window. Applying to several waitlists at once is the single best strategy.

What is the difference between a Section 8 voucher and a LIHTC apartment in Colorado Springs?

A Section 8 voucher is portable: you take it to any participating landlord's unit. A LIHTC apartment is a specific property where rents cap at a percentage of Area Median Income. You apply directly to the LIHTC property, no PHA waitlist needed. LIHTC units often wait shorter than vouchers but give you no flexibility once you move in. Many households use a voucher inside a LIHTC property and stack both benefits.

How do I apply for a LIHTC affordable apartment in Colorado Springs?

Contact the property management office directly. You do not apply through CSHA or any government office. Ask the property what AMI percentage each unit is restricted to, then compare it to your household income using HUD's current El Paso County AMI limits. Bring proof of income, photo ID, and Social Security cards for everyone in the household to the application appointment. Many properties keep their own waitlists.

What are the fair market rents for Colorado Springs in 2025?

HUD's FY2025 FMRs for the Colorado Springs Metro Area are $1,003 for an efficiency, $1,171 for a 1-bedroom, $1,466 for a 2-bedroom, $1,980 for a 3-bedroom, and $2,285 for a 4-bedroom. These sit at the 40th percentile of gross rents and CSHA uses them to set payment standards. The actual CSHA payment standard can land anywhere from 90% to 110% of these FMR figures.

Are there Section 8 options specifically for seniors in Colorado Springs?

Yes. CSHA administers Project-Based Vouchers at several elderly-designated properties where you apply to the property rather than the general voucher waitlist. HUD's Section 202 Supportive Housing for the Elderly program has funded several Colorado Springs properties findable through HUD's multifamily property search. The Colorado Division of Housing also runs Section 811 units for low income people with disabilities under age 62.

What documents do I need to apply for Section 8 in Colorado Springs?

When the CSHA waitlist opens, the online application asks for full legal names, birth dates, and Social Security numbers for everyone in the household; your current address; gross annual income from all sources; and a note on rental history including any evictions. CSHA does not collect physical documents at the application stage. Full verification happens when you reach the top of the list and get called in for an eligibility determination.

Can I use a Colorado Springs voucher to move to another city or state?

Yes, this is called portability. Under 24 CFR 982.353, you can port your voucher to any jurisdiction in the US after living in CSHA's jurisdiction for at least 12 months from your initial lease-up. You notify CSHA of your intent to move, and they send your paperwork to the receiving PHA. That agency either administers the voucher or bills CSHA. Plan for a 30 to 60 day transfer.

What emergency rental help is available in Colorado Springs right now?

Pikes Peak Community Action Agency (PPACAA) is the main local administrator for state and federal emergency rental help in El Paso County. Catholic Charities of Central Colorado also offers one-time emergency assistance. The City's CDBG program funds some housing services. Funding cycles are uneven, so call early in the fiscal year (October through February) for the best shot at available money. Call 211 Colorado for a current referral.

What happens if my Section 8 landlord fails the HUD inspection in Colorado Springs?

If CSHA's HQS or NSPIRE inspection finds problems, the landlord must fix them within the window CSHA gives (24 hours for life-threatening items, up to 30 days for standard ones). The HAP contract does not start until the unit passes, and you cannot move in on voucher funds until it does. If time-sensitive fails go unfixed, CSHA will not approve the unit and you need to find another one inside your voucher validity period.

Does Colorado have a source-of-income protection law that covers vouchers?

No, not statewide. Colorado does not stop landlords from refusing Housing Choice Vouchers as of mid-2025. Several Colorado municipalities have local ordinances covering source of income (Denver being the most notable), but Colorado Springs has not passed one. This is a real obstacle for voucher holders and differs from states like California, Oregon, and New York, where source-of-income discrimination is illegal.

Sources

1. Colorado Springs Housing Authority (CSHA), official website: CSHA administers the Section 8 Housing Choice Voucher program and public housing units in Colorado Springs; office located at 375 S. Spruce St.
2. Internal Revenue Code Section 42, Low-Income Housing Tax Credit: LIHTC properties receive federal tax credits under Section 42 of the Internal Revenue Code in exchange for capping rents at 30% of 50% or 60% AMI.
3. HUD, Multifamily Housing Property Search / Resources: HUD maintains a searchable database of project-based rental assistance properties and HUD-approved housing counselors.
4. HUD, FY2024 Income Limits Documentation, El Paso County CO: FY2024 AMI income limits for El Paso County: 50% AMI for a 4-person household is $43,850; 60% AMI is $52,620.
5. 24 CFR Part 982, HUD Section 8 Tenant-Based Assistance: Housing Choice Voucher Program: Regulations governing voucher eligibility, payment standards (90–110% of FMR), 40% gross rent cap, portability after 12 months, and tenant grievance rights under 24 CFR 982.555.
6. HUD, Picture of Subsidized Households database: CSHA administered approximately 3,100 vouchers as of the most recent HUD reporting year.
7. HUD, FY2025 Fair Market Rents for Colorado Springs Metro Area: FY2025 FMRs for Colorado Springs Metro: efficiency $1,003; 1-BR $1,171; 2-BR $1,466; 3-BR $1,980; 4-BR $2,285.
8. Colorado Housing and Finance Authority (CHFA), Rental Housing: CHFA allocates Low Income Housing Tax Credits in Colorado; publishes annual rent limit tables and funded development lists for El Paso County.
9. Colorado Division of Housing (CDOH), Rental Assistance and Homelessness Programs: CDOH administers Colorado ERA, Section 811 Project Rental Assistance, and a state-level HCV voucher pool independent of local PHAs.
10. City of Colorado Springs, Community Development Division, CDBG: The City of Colorado Springs administers CDBG funds through its Community Development Division, some of which fund rental assistance and housing services.
11. Colorado General Assembly, source-of-income legislation record: Colorado does not have a statewide source-of-income protection law prohibiting landlords from refusing Housing Choice Vouchers.
12. Colorado Revised Statutes Title 38, Property — Real and Personal: Colorado landlord-tenant law requires 91 days notice to tenants when a property is being removed from an affordable housing program; 10-day cure notice for lease violations.
13. HUD, Office of Fair Housing and Equal Opportunity (Fair Housing Act): The Fair Housing Act prohibits discrimination based on race, color, national origin, religion, sex, familial status, or disability; Colorado adds marital status, sexual orientation, ancestry, and creed.