Low income housing in Memphis: every real option explained

Last updated 2026-07-09

What low income housing options exist in Memphis right now?

Memphis has three separate tracks for subsidized housing, and most people only know about one. Missing the other two costs you real time.

Track one is the Housing Choice Voucher program (Section 8), run by the Memphis Housing Authority (MHA). A voucher lets you rent a privately owned unit anywhere in Shelby County, or beyond if you port, with MHA paying the difference between 30% of your income and the payment standard. MHA administers roughly 7,500 active vouchers, the largest single housing subsidy in the city ^[1].

Track two is the Low Income Housing Tax Credit inventory. Memphis has a large supply of LIHTC properties, apartment complexes built with federal tax credits that must rent units at below-market rates to households earning 50% or 60% of Area Median Income. These units do not require a voucher. You apply directly to the property. Unlike the MHA waitlist, individual LIHTC properties sometimes have units open right now, especially the larger complexes with higher turnover. Our guide to the low income housing tax credit explains how the financing works.

Track three is MHA's traditional public housing, a shrinking but still real option. MHA operates conventional public housing developments across Memphis, though several older projects have been demolished or converted under HUD's Rental Assistance Demonstration (RAD) program ^[2]. If you are offered a RAD-converted unit, your tenant rights stay largely the same as public housing under federal regulation.

A fourth option gets overlooked: project-based Section 8, where the subsidy attaches to a specific unit rather than to you. These waitlists are separate from MHA's portable voucher waitlist and sometimes shorter. Check HUD's multifamily housing map for project-based properties in Shelby County ^[3].

What are the income limits for low income housing in Memphis?

HUD recalculates income limits every year for every metro area. Memphis sits in the Memphis, TN-MS-AR HUD Metro FMR Area, which covers Shelby, Fayette, and Tipton counties in Tennessee.

Here are the FY2025 limits ^[4]:

Household Size	30% AMI (Extremely Low)	50% AMI (Very Low)	80% AMI (Low)
1 person	$16,750	$27,900	$44,600
2 people	$19,150	$31,900	$51,000
3 people	$21,550	$35,900	$57,400
4 people	$25,820	$39,850	$63,800
5 people	$30,660	$43,050	$68,900

HUD's 30% limit uses a different calculation than a straight percentage of AMI for very low incomes, so the numbers do not line up mathematically. The figures above come straight from HUD's FY2025 income limits dataset ^[4].

Most Housing Choice Vouchers require applicants to be at or below 50% AMI when they are admitted. Federal law goes further: at least 75% of new voucher admissions each year must go to households at or below 30% AMI ^[5]. That rule has teeth. It forces MHA to prioritize the lowest income applicants even after the general waitlist opens.

LIHTC properties work differently. Depending on how a property was financed, income ceilings sit at 40%, 50%, or 60% AMI. Most Memphis LIHTC complexes use the 60% ceiling, roughly $47,820 for a family of four in 2025. A few older developments use 50%, or $39,850 for a family of four. Ask the property manager for their exact limit before you apply, because it varies by complex and sometimes by unit size inside the same complex.

How does the Memphis Housing Authority Section 8 waitlist work?

The MHA waitlist for Housing Choice Vouchers is closed more often than it is open. MHA opens it only when it can project enough voucher funding to serve applicants within a reasonable period. The last major opening drew tens of thousands of applications ^[1]. When the list is closed, there is no way to add your name.

When the list opens, MHA runs a lottery, not a first-come-first-served queue. Applicants submit during an open window, and MHA randomly assigns placement numbers. Preference points push you higher. MHA grants preferences to Memphis residents, working families, and people displaced by government action, among others. Confirm the exact preference categories with MHA before you apply, because they get updated periodically.

Once you are on the list, wait times have historically run 2 to 5 years depending on funding and attrition. Nobody publishes a precise current projection. MHA's 2024 administrative plan indicated an anticipated wait of about 3 years for most applicants ^[1].

While you wait, keep your contact information current. This is the part people blow. MHA mails notices at each step, and missing one means your application can be pulled from the list with no appeal. If you move, update your address the same week, either through the MHA portal or in person at 700 Adams Avenue, Memphis, TN 38105.

For which programs nationally have open waitlists right now, see our tracker of open Section 8 waiting lists.

How do you apply to the Memphis Housing Authority?

MHA accepts applications only when the waitlist is open. When it opens, MHA posts the window on its official website (memphishousing.org) and usually sends a press release to local media.

You can apply online or in person during the open period. The online portal is faster and skips the lines at the Adams Avenue office. You will need ^[1]:

• Social Security numbers for all household members
• Proof of current address
• Birth dates and relationship information for all household members
• Income information (no pay stubs at this stage; self-reported income is fine for the initial application)

You do not need to be homeless or in crisis housing to apply. You just need to meet the income limits.

After the waitlist opens and you land on it, MHA eventually sends a formal application packet asking for verifications: pay stubs, tax returns, Social Security award letters, and the rest. That is the heavier paperwork step.

If MHA's waitlist is closed and you need help now, apply at the same time to the Shelby County office for emergency rental assistance funded under the Emergency Solutions Grant, and call the Memphis Area Legal Services office if you are facing eviction ^[6]. These are not vouchers, but they can bridge the gap.

Our full guide to the housing choice voucher program walks through the whole process from application to move-in.

What do Memphis Section 8 payment standards and rent limits look like?

Payment standards are the maximum monthly subsidy MHA will pay toward rent plus utilities for a given bedroom size. MHA sets them from HUD's Fair Market Rents (FMRs) for the Memphis metro, and under 24 CFR 982.503 the agency can set standards between 90% and 110% of FMR without HUD approval ^[5].

HUD's published FMRs for the Memphis, TN-MS-AR metro for FY2025 ^[7]:

Bedroom Size	FY2025 FMR
Studio (0BR)	$826
1 Bedroom	$926
2 Bedroom	$1,097
3 Bedroom	$1,422
4 Bedroom	$1,643

MHA's actual payment standard may run higher or lower than these FMR figures. Contact MHA or check their current Administrative Plan for the exact standard in effect.

If the rent on a unit you want is above MHA's payment standard, you can pay the difference out of pocket, as long as your total tenant share does not top 40% of your monthly adjusted income at initial occupancy ^[5]. That cap is the one that trips people up. Plenty of voucher holders pick units right at the FMR ceiling to keep their out-of-pocket cost down.

Rent reasonableness is a separate test. MHA has to confirm the rent asked is reasonable compared to unassisted units with similar amenities in the same area. A landlord asking above comparable market rents will not pass. This check happens before anyone signs a lease.

What LIHTC affordable apartment complexes are available in Memphis?

Memphis has one of the higher concentrations of Low Income Housing Tax Credit units in Tennessee, largely from sustained investment through the Tennessee Housing Development Agency (THDA), which allocates federal tax credits to developers across the state ^[8].

LIHTC properties sit all over Shelby County. Neighborhoods with notable clusters include Hickory Hill, Raleigh, Whitehaven, and parts of midtown. Newer LIHTC developments have gone up in Binghampton and the Uptown area as part of broader revitalization projects.

To find current LIHTC vacancies:

1. Search the HUD-sponsored affordable apartment tool at affordablehousing.com or HUD's Resource Locator at resources.hud.gov. 2. Call THDA's housing hotline; they keep a list of LIHTC properties by county ^[8]. 3. Contact Memphis Area Legal Services or a HUD-approved housing counselor (searchable through HUD's counseling agency locator) for referrals to properties with current openings.

One thing worth understanding before you get your hopes up: LIHTC rents are set as a percentage of AMI, not as a percentage of your actual income. So if your income is very low (say, 20% AMI), a LIHTC property renting at 60% AMI may still feel unaffordable even when you technically qualify. This is exactly why vouchers matter so much. They fill the gap where the LIHTC rent still exceeds 30% of what a very low income household earns.

For seniors, Memphis has a number of LIHTC properties reserved for households 55 or 62 and older. Our guide to low income senior housing covers the eligibility rules and what to look for.

Can landlords in Memphis accept Section 8 vouchers, and why would they?

Yes, landlords can accept vouchers, and many do. But Tennessee has no statewide source-of-income protection law as of 2025, and neither Memphis nor Shelby County has a local source-of-income ordinance on the books. Private landlords in Memphis can legally decline to rent to voucher holders ^[9].

Still, a real contingent of Memphis landlords participates by choice, and the math explains why. MHA pays its share of the rent directly to the landlord every month by electronic transfer. The tenant portion is the only variable. Vacancy rates for voucher-assisted rentals tend to run lower than the open market, because moving is a hassle for voucher holders (the new unit has to pass inspection again, and not every landlord takes vouchers). Tenants stay put.

The process for a landlord looks like this. Submit a Request for Tenancy Approval (RFTA) to MHA after a voucher holder picks your unit, pass an initial Housing Quality Standards inspection, sign the Housing Assistance Payments (HAP) contract, and lease the unit. Inspections check basic habitability under 24 CFR 982.401, not perfection. A faucet that drips will fail. A slightly scratched floor will not.

MHA's landlord affairs office at 700 Adams Avenue walks owners through it. The time from RFTA to first payment has historically run 2 to 6 weeks, depending on inspection scheduling.

If you own rental property in Memphis and are weighing this, VoucherReady's landlord kit has the RFTA checklist, an HQS inspection prep guide, and a rent-reasonableness worksheet built around the Memphis FMR ranges.

For finding voucher-friendly rentals from the tenant side, see section 8 houses for rent.

How does portability work if you want to move out of Memphis with a voucher?

Portability is the rule that lets you take a Housing Choice Voucher issued by one housing authority and use it in a different jurisdiction. Under 24 CFR 982.353, you can port your voucher to any area in the country with an operating Housing Choice Voucher program ^[5].

There is a timing catch. You must have lived in MHA's jurisdiction, or been a Memphis resident when you applied, before you can port right away. If you are a new voucher holder, MHA's administrative plan may require you to stay in its jurisdiction for 12 months first. Check the current plan.

Portability runs both ways. If you hold a voucher from another city, say one issued in Oakland, California and administered by the Oakland Housing Authority, you can port to Memphis. The receiving PHA (MHA) either absorbs the voucher into its own program or administers it for the issuing PHA through a billing arrangement. In a tight voucher market, some receiving PHAs decline to absorb portability vouchers when funding is short. MHA's current absorption-versus-billing policy is in its Administrative Plan.

Portability is one of the most misunderstood parts of the program. Here is the one thing to get right: tell your current housing authority you intend to port before your voucher expires, and understand the receiving PHA's unit availability and payment standards in the place you are moving to. A Memphis payment standard does not travel with you. You would be bound by Oakland's, or wherever you land.

What other rental assistance programs exist in Memphis beyond Section 8?

Several programs run alongside or independent of MHA.

HOME Investment Partnerships Program: HUD sends HOME funds to the City of Memphis Division of Housing and Community Development. Part of that money goes to tenant-based rental assistance (TBRA), which works like a voucher but is locally run and usually shorter term (12 to 24 months). Availability is limited and tied to annual appropriations ^[10].

Emergency Solutions Grant (ESG): Run locally by the City of Memphis, ESG funds short-term rental help for households at risk of homelessness or already there. It is not a long-term subsidy, but it can cover arrears and first month's rent. The Memphis/Shelby County Office of Supportive Housing coordinates local ESG-funded agencies ^[6].

Supportive Housing Programs: HUD's Continuum of Care (CoC) funding in Memphis supports permanent supportive housing for people experiencing chronic homelessness, many of whom have disabilities. These are project-based and tied to specific providers. The Memphis/Shelby County CoC is one of the larger CoCs in Tennessee ^[6].

Rural Development Section 515: Parts of Shelby County outside the city limits have older USDA Rural Development Section 515 multifamily rental properties, which carry their own income-based rent structures. These are USDA, not HUD, but serve similar households.

Donation-based programs: Several Memphis nonprofits, including MIFA (Metropolitan Inter-Faith Association) and the Memphis Urban League, run smaller emergency housing funds using private donations and Community Development Block Grant (CDBG) money. These are typically one-time gap payments, not ongoing subsidies.

For a national look at all of these program types together, start with the rental assistance overview.

What are tenant rights for low income renters in Memphis?

Tennessee is no standout on tenant protection, but Shelby County renters do have real rights. The state's Uniform Residential Landlord and Tenant Act (URLTA), codified at T.C.A. 66-28-101 through 66-28-521, applies in Shelby County because Memphis is a jurisdiction that has adopted it ^[11].

Key rights under URLTA in Shelby County:

• Landlords must keep rental units in a fit and habitable condition (T.C.A. 66-28-304).
• Tenants have a repair-and-deduct remedy in some cases, though it is narrow under Tennessee law compared to other states.
• Landlords must give 14 days' written notice before filing eviction for nonpayment of rent (T.C.A. 66-28-505).
• Security deposits must be returned, with any itemized deductions, within 30 days after tenancy ends.
• Retaliation for a tenant's habitability complaint is prohibited under T.C.A. 66-28-514.

Voucher holders get extra federal protection. Under 24 CFR 982.310, a landlord may not terminate a tenancy except for cause. As the regulation puts it, grounds include "serious or repeated violation of the terms and conditions of the lease." Criminal activity is another. After the initial lease term, a landlord can still decline to renew a voucher-assisted tenancy under Tennessee law, but MHA has to be notified and the landlord cannot base the decision on the tenancy being assisted.

HUD's Equal Access rule (24 CFR 5.105(a)(2)) bars discrimination in federally assisted housing based on sexual orientation, gender identity, or marital status, on top of the Fair Housing Act's seven protected classes ^[12].

If you face eviction in Memphis, Memphis Area Legal Services (901-523-8822) provides free legal representation to qualifying low income tenants. Apply early. They have capacity limits.

How does Memphis compare to other cities for affordable housing availability?

Memphis has a lower median rent than most large U.S. cities. That is a genuine advantage for low income renters and also a reason federal payment standards can lag behind fast rent growth in hot submarkets.

HUD's FY2025 two-bedroom FMR for Memphis is $1,097, against $2,261 for Oakland, California ^[7]. That gap reflects cost-of-living differences and means a federal subsidy dollar stretches further per unit in Memphis. The same voucher amount rents a larger or better-located unit here than in most coastal metros.

The catch is wages. Low pay in Memphis means even Memphis rent levels eat a high share of household income for many working families. The National Low Income Housing Coalition's 2024 Out of Reach report puts it plainly: across Tennessee, the supply of affordable and available rentals for extremely low income households falls well short of demand despite the lower nominal rents ^[13].

Against Nashville, Memphis has more older housing that can qualify for vouchers, but also a higher share of units with code issues that fail HQS inspection. That is a real friction point. Units fail, some landlords decline to repair rather than fix, and voucher holders lose weeks hunting for another qualifying unit.

From the tenant's seat, Memphis beats Atlanta, Oakland, or Chicago on raw rent. But a frequently closed waitlist, a thin LIHTC pipeline for the very lowest incomes, and a modest local housing counseling network still make the road to stable assisted housing hard.

The housing authority overview explains how PHAs like MHA fit into the national HUD structure.

What should Memphis renters and landlords actually do right now?

If you are a renter, three moves matter.

First, check whether the MHA waitlist is open at memphishousing.org. If it is closed, sign up for MHA's notification list so you hear the second it reopens. Do not rely on word of mouth. Second, apply to multiple LIHTC properties at once. No rule stops you from being on more than one property's waitlist. If you are 55 or older, focus on the senior LIHTC inventory, because those lists tend to move faster. Third, contact a HUD-approved housing counselor in Memphis. HUD's agency locator shows local nonprofits that provide this free. They can map your options across all three tracks in one sitting.

If you are a landlord, the opportunity is real. Own a property that would pass a basic health and safety inspection (no lead paint violations, working heat and plumbing, smoke detectors) and you have a strong hand in the Memphis voucher market. The MHA landlord liaison answers specific questions. The main friction is the first inspection and the lag to the first payment check. Budget for 4 to 6 weeks of vacancy during setup on your first unit. Later units go faster once you know the drill.

VoucherReady's landlord kit has the full HQS prep checklist, a Memphis-specific rent-reasonableness comparison worksheet, and RFTA form instructions. It is built for first-timers and costs less than one hour with a property manager.

For both groups: programs change. Income limits reset each spring. Payment standards shift with FMR updates each fall. The figures here reflect the best available data as of mid-2025. Verify against current HUD and MHA publications before you make any decision that turns on a specific dollar amount.

Frequently asked questions

Is the Memphis Housing Authority Section 8 waitlist open in 2025?

As of mid-2025, confirm the MHA Housing Choice Voucher waitlist status directly at memphishousing.org or by calling MHA at 901-544-1100. The list has been closed more often than open. When it opens, MHA uses a lottery and accepts applications for a limited window only. Sign up for MHA's email alerts so you hear about a new opening the moment it is announced.

How long is the wait for Section 8 in Memphis?

Based on MHA's 2024 administrative plan, most applicants face an estimated 3-year wait once placed on the list. Actual times vary with how many vouchers HUD funds, attrition from the existing list, and how many preference-eligible applicants sit ahead of you. No publicly updated real-time estimate exists, so treat any specific number as a rough projection, not a guarantee.

What is the income limit for Section 8 in Memphis?

For most voucher admissions in Memphis, you must earn at or below 50% of Area Median Income when you receive the voucher. For FY2025 that is $39,850 for a family of four. Federal law also requires at least 75% of new admissions to go to households at or below 30% AMI, which is $25,820 for a family of four. Limits adjust every spring.

What does Section 8 pay in Memphis?

MHA's payment standard is based on HUD's Fair Market Rents for the Memphis metro. For FY2025 the two-bedroom FMR is $1,097 per month. MHA can set its payment standard anywhere from 90% to 110% of that. Your share of rent is generally 30% of your adjusted monthly income, and MHA pays the rest up to the payment standard. A unit costing more than the standard requires an out-of-pocket top-up.

Can a landlord in Memphis refuse to accept Section 8?

Yes. Tennessee has no statewide source-of-income protection law, and Memphis has no local ordinance requiring landlords to accept Housing Choice Vouchers. Private landlords can legally decline voucher holders. Landlords who do participate sign a HAP contract with MHA and get direct monthly payments for the subsidy portion, which many find easier than collecting full rent from an unassisted tenant.

Where can I find low income apartments in Memphis that don't require a voucher?

Search HUD's Resource Locator at resources.hud.gov, THDA's housing search tool, or contact the Tennessee Housing Development Agency directly. LIHTC apartments in Memphis accept applicants on income eligibility and do not require a voucher. Most set rents at 50% or 60% of AMI for your area. Call individual properties about current waitlists, since availability varies by complex and changes often.

What is the Memphis Housing Authority phone number and address?

Memphis Housing Authority is at 700 Adams Avenue, Memphis, TN 38105. The main number is 901-544-1100. For Section 8 and Housing Choice Voucher questions, ask for the Housing Choice Voucher department. MHA's website at memphishousing.org also has an online portal where existing applicants can check waitlist status and update contact information.

Can I use a Memphis Section 8 voucher to move to another city?

Yes, through portability under 24 CFR 982.353. After living in MHA's jurisdiction for the required period (typically 12 months for new voucher holders; confirm with MHA), you can request to port your voucher to any city with a Housing Choice Voucher program. The receiving housing authority applies its own payment standards. Notify MHA before your voucher expires and allow extra time for the inter-agency paperwork.

Does Memphis have emergency rental assistance in 2025?

The large federal Emergency Rental Assistance programs from the pandemic era have largely wound down. In 2025, limited emergency help in Memphis flows through ESG-funded nonprofits, MIFA, the Memphis Urban League, and CDBG-backed programs run by the City of Memphis Division of Housing and Community Development. Eligibility is usually tied to homelessness risk, income below 50% AMI, and whatever funds remain.

What HUD housing programs serve Memphis seniors specifically?

Seniors in Memphis can access HUD Section 202 Supportive Housing for the Elderly properties, which are project-based and set rent at 30% of income. There are also LIHTC complexes age-restricted to 55 or 62 and older. MHA's Housing Choice Vouchers carry no age restriction, but seniors may get preference or faster placement at senior-designated LIHTC properties. Search HUD's housing locator for Section 202 properties in Shelby County.

How do I find a Memphis landlord who accepts Section 8?

The most direct route is MHA's own landlord listing, reachable through the MHA portal. You can also search GoSection8 and Affordable Housing Online, which list voucher-friendly properties by zip code. Driving neighborhoods and calling property management companies directly still works well in Memphis, especially for smaller landlords who do not list online but have accepted vouchers for years.

What happens if my Memphis Section 8 unit fails HQS inspection?

If a unit fails MHA's Housing Quality Standards inspection, MHA issues the landlord a list of required repairs. Life-threatening deficiencies (no heat in winter, sewage backup) must be fixed within 24 hours. Other deficiencies typically get a 30-day correction window. If the landlord misses the deadline, MHA can abate (stop) the housing assistance payment. As the tenant, you may be able to move with your voucher if the owner refuses to fix the unit.

Sources

1. HUD, Rental Assistance Demonstration (RAD) program overview: Several Memphis public housing developments have been converted under HUD's RAD program
2. HUD Resource Locator, multifamily housing map: HUD Resource Locator shows project-based Section 8 properties by county nationwide
3. HUD, FY2025 Income Limits Documentation System: FY2025 income limits for the Memphis, TN-MS-AR HUD Metro FMR Area by household size
4. Code of Federal Regulations, 24 CFR Part 982 (Section 8 Tenant-Based Assistance): 24 CFR 982.503 allows PHAs to set payment standards between 90% and 110% of FMR; 24 CFR 982.353 governs portability; 24 CFR 982.310 covers lease termination grounds; 24 CFR 982.401 covers Housing Quality Standards
5. Shelby County Government, Community Services / Continuum of Care: Memphis/Shelby County CoC coordinates ESG-funded emergency rental assistance and permanent supportive housing in the Memphis area
6. HUD, FY2025 Fair Market Rents dataset: FY2025 FMRs for Memphis metro: studio $826, 1BR $926, 2BR $1,097, 3BR $1,422, 4BR $1,643; Oakland 2BR FMR $2,261
7. Tennessee Housing Development Agency (THDA), Low Income Housing Tax Credit program: THDA allocates federal LIHTC tax credits to developers in Tennessee, funding a large LIHTC inventory in Memphis
8. National Housing Law Project, source-of-income discrimination resources: Tennessee has no statewide source-of-income protection law requiring landlords to accept housing vouchers as of 2025
9. HUD, Office of Fair Housing and Equal Opportunity (Equal Access Rule, 24 CFR 5.105): HUD's Equal Access rule prohibits discrimination in federally assisted housing based on sexual orientation, gender identity, or marital status
10. National Low Income Housing Coalition, Out of Reach 2024 report: The supply of affordable and available rentals for extremely low income households in Tennessee falls short of demand despite lower nominal rents