Low income housing in Nashville TN: your full 2025 guide

Last updated 2026-07-09

What low income housing programs actually exist in Nashville?

Nashville has several distinct programs, and mixing them up will cost you time. They are not interchangeable.

The Housing Choice Voucher (Section 8) program is run locally by the Metropolitan Development and Housing Agency (MDHA). A voucher pays the difference between 30 percent of your gross income and the "payment standard" (MDHA's version of a rent ceiling). You find your own unit on the private market, the landlord agrees to participate, and MDHA pays their share directly to the owner. This is the program most people mean when they say "Section 8."

Project-Based Voucher (PBV) units are tied to specific buildings, not to you. MDHA contracts with certain apartment communities to keep a set number of units affordable. You can apply for these separately, and the waitlists are sometimes shorter than the tenant-based list. The catch: if you leave that apartment, your subsidy stays with the unit.

Public Housing is MDHA's own inventory of government-owned apartments. Nashville has about 5,200 public housing units spread across communities like Preston Taylor, Vine Hill, and Cayce Place. ^[1] Income limits and waitlist rules differ from the voucher program.

Low Income Housing Tax Credit (LIHTC) properties are privately owned apartments that accepted federal tax credits in exchange for capping rents at 30, 50, or 60 percent of Area Median Income (AMI). No voucher needed. You apply directly to the property. There are over 200 LIHTC properties in Davidson County. ^[2] Rents are below market but not free, and income limits apply.

Emergency rental assistance fills a different gap: short-term help when you're behind on rent and at risk of eviction, not a long-term subsidy. The Metro Action Commission (MAC) and Catholic Charities of Tennessee both run programs in Nashville.

Knowing which bucket you're aiming at changes every next step.

Is the Nashville Section 8 waitlist open right now?

As of mid-2025, MDHA's tenant-based Housing Choice Voucher waitlist is closed to new applicants. It has been closed continuously since 2016. ^[3] The list holds roughly 14,000 households, and MDHA issues new vouchers only as existing ones turn over, which happens slowly. Once the list reopens, wait times have historically run in years, not months.

MDHA does periodically open waitlists for specific project-based properties or targeted populations (veterans, people exiting homelessness, people with disabilities). These openings are announced on MDHA's website, often with a short application window of a week or two. Checking mdha.org monthly is the most reliable way to catch them, because MDHA does not maintain a universal notification system for the general public.

If you hold a voucher from another city or state, porting to Nashville is possible under HUD's portability rules (24 CFR 982.353). Your original PHA must have issued your voucher and you must have fulfilled any initial lease term. MDHA can absorb incoming portable vouchers or bill back to your issuing PHA depending on their current policy. Contact MDHA's portability desk before you move. ^[4]

For a broader look at which Tennessee waitlists are currently open, HUD's official waiting list tool at HUD.gov is worth bookmarking. You can also check open Section 8 waiting lists for a running national list.

What are MDHA's income limits for 2024-2025?

HUD sets income limits annually for every metro area based on Area Median Income (AMI). For the Nashville-Davidson-Murfreesboro-Franklin, TN HUD Metro FMR Area, the 2024 income limits are: ^[5]

Household Size	Extremely Low (30% AMI)	Very Low (50% AMI)	Low (80% AMI)
1 person	$18,650	$31,100	$49,750
2 people	$21,300	$35,550	$56,850
3 people	$23,950	$39,950	$63,950
4 people	$28,200	$44,350	$71,000
5 people	$33,820	$47,900	$76,700
6 people	$39,440	$51,450	$82,400

Most Housing Choice Vouchers go to households at or below 50 percent AMI. Federal law requires 75 percent of new vouchers each year to go to households at or below 30 percent AMI (42 U.S.C. 1437f(o)(4)). ^[6] LIHTC properties typically serve households up to 60 percent AMI, though the specific unit's limit depends on the property's financing structure.

Nashville's AMI has climbed fast alongside home prices. The 2024 4-person AMI for the metro is $88,700, up from roughly $68,000 in 2019. That math matters: higher AMI pushes income limits higher in dollar terms, but actual rents have risen even faster.

What does MDHA actually pay landlords (payment standards)?

MDHA's payment standard is the maximum subsidy it will pay for a unit of a given size. It's tied to HUD's Fair Market Rents (FMRs) for the Nashville area, which HUD publishes each October. PHAs can set their own payment standards between 90 and 110 percent of FMR without special HUD approval; MDHA has historically kept its standards at or near 100 percent of FMR. ^[7]

For FY2024, HUD's published Fair Market Rents for the Nashville-Davidson MSA are approximately:

Unit Size	FY2024 FMR
SRO (single room)	$994
0 BR (studio)	$1,325
1 BR	$1,403
2 BR	$1,622
3 BR	$2,148
4 BR	$2,433

Source: HUD FY2024 Fair Market Rents, Nashville-Davidson-Murfreesboro-Franklin, TN HUD Metro FMR Area. ^[7]

Actual Nashville market rents for a two-bedroom averaged around $1,700 to $1,900 in early 2025 depending on neighborhood, which means payment standards often sit below what landlords can get on the open market. That gap is one reason landlord participation in Nashville's voucher program is a real challenge. A landlord who can easily rent a two-bedroom at $1,850 to an unassisted tenant faces a real trade-off accepting a voucher at $1,622. Both sides need to understand this dynamic. Tenants: know you may have to cover a small gap from your own pocket. Landlords: weigh that gap against the volume and reliability of government payment.

If you're a landlord evaluating whether to accept vouchers, the housing choice voucher program overview breaks down the payment mechanics in detail.

How do you apply for MDHA public housing or project-based units?

Since the tenant-based voucher waitlist is closed, public housing and project-based programs are your more realistic entry points right now.

Public housing applications are accepted by MDHA when the waitlist is open. MDHA runs separate waitlists for different developments, and some are open while others are not. You apply at MDHA's central office at 712 S. Sixth St., Nashville, or online at mdha.org when applications are being accepted. You'll need government-issued ID, Social Security numbers for all household members, income documentation, and landlord references.

Project-based voucher lotteries are usually run online through a randomized selection process. When MDHA announces a new PBV waitlist opening for a specific property, you submit a pre-application during the open window, and MDHA draws applicants randomly. Being on the list first does not help; it's a lottery, not first-come, first-served. ^[3]

LIHTC property applications go directly to the property management company. There is no central database of all LIHTC properties in Nashville, but the Tennessee Housing Development Agency (THDA) keeps a searchable inventory of properties that received state tax credits. The HUD resource locator at HUD.gov also surfaces affordable units by zip code. ^[2]

One practical tip: Nashville's Continuum of Care (the Nashville-Davidson County homelessness system) coordinates priority access for people who are currently homeless. If you're in a shelter or on the street, you may get priority placement in certain programs that skip the general waitlist entirely.

What LIHTC and affordable apartment options are available in Nashville right now?

LIHTC properties are the most accessible affordable housing in Nashville for working families who don't have a voucher and can't wait years on a public housing list. These are regular apartment buildings where rents are capped by contract. No voucher needed. Income verification happens at move-in and annually.

Common Nashville-area LIHTC operators include Elmington Capital and NHE Inc., among others. Properties are spread across Davidson County and into suburban counties like Williamson and Rutherford. Some carry long waitlists of their own; others have units available today.

Rents at a 60 percent AMI unit run roughly:

Unit Size	Approx. 60% AMI Rent Cap (2024)
1 BR	~$1,062
2 BR	~$1,273
3 BR	~$1,471

These figures derive from the 2024 AMI and HUD's utility allowance framework. Individual properties may vary depending on the year their credits were issued and whether they layer in other financing.

The low income housing tax credit program explanation covers how these rents are calculated if you want to understand why a specific property charges what it does.

Several nonprofit developers also build and manage income-restricted units in Nashville. Affordable Housing Resources, Inc. (AHR) and the Martha O'Bryan Center both operate housing programs. Habitat for Humanity of Greater Nashville focuses on homeownership rather than rental, but that's worth knowing if you're building toward long-term stability.

VoucherReady's rental search tool can filter Nashville listings by voucher acceptance and unit size if you hold a voucher from another PHA and are porting in.

What emergency rental assistance is available in Nashville?

Emergency rental assistance (ERA) is for households currently housed but at imminent risk of eviction due to back rent or utility arrears. It's a one-time or short-term bridge, not a long-term subsidy.

The primary agencies in Nashville:

Metro Action Commission (MAC) administers federal Community Services Block Grant and LIHEAP funds for rent and utility help. Call 615-862-8860 or apply at nashville.gov/mac. Eligibility generally runs up to 200 percent of the federal poverty level.

Catholic Charities of Tennessee runs emergency assistance programs including rent help regardless of religion. Call 615-352-3087.

Tennessee's HOPE program was the main state-administered ERA program funded by the federal American Rescue Plan Act. As of 2025, ERA2 funds are largely exhausted nationally, but Tennessee may still have some allocations. Check THDA.org for current status. ^[8]

Nashville's Office of Emergency Assistance and the United Way 211 referral line (dial 2-1-1) can point you to whatever is currently funded. 211 is genuinely the fastest triage tool in Nashville because program availability changes month to month.

For eviction prevention specifically, Legal Aid Society of Middle Tennessee and the Cumberlands offers free representation to income-qualifying tenants. Their housing team has historically covered Davidson County. Call 615-780-7100.

How do landlords get paid in Nashville's voucher program, and is it worth it?

This is a real question, and it deserves a real answer. Here's the honest picture.

MDHA pays the landlord's portion of rent by direct deposit, typically on the first business day of each month. Payment is reliable. That predictability has real value compared to chasing market tenants who fall behind.

The inspection requirement is real friction. Before a new voucher tenant moves in, the unit must pass HUD's Housing Quality Standards (HQS) inspection. MDHA inspectors check for safety and habitability. Typical fix-it items in Nashville rentals include missing outlet covers, non-working smoke detectors, peeling paint (especially in pre-1978 homes), and door and window security. You can prep your unit with a self-checklist; MDHA publishes its inspection standards at mdha.org.

The payment standard gap is the bigger issue. With Nashville rents well above FMRs in many neighborhoods, landlords in hot zip codes (12 South, East Nashville, Germantown) face a real opportunity cost. Landlords in less competitive areas (parts of Antioch, Bordeaux, Madison) often find the gap smaller and the voucher program more attractive.

Some landlords collect a new-lease inspection bonus through MDHA's landlord incentive programs. Check with MDHA's landlord relations team about current bonuses, which have historically ranged from $500 to $1,500 per new lease in tighter markets.

If you're new to the program, the housing authority overview explains the PHA's role and what landlords can expect from the relationship. A structured onboarding kit, like the one at VoucherReady, can walk you through every form before you ever contact MDHA.

What are Nashville's rules around source of income discrimination?

Tennessee has no statewide source of income (SOI) protection law. Under state law, landlords in Nashville can refuse voucher holders based solely on their voucher status. ^[9]

Nashville Metro Council passed a local source of income ordinance (Metro Code Section 6.56) that applies within Davidson County, though its enforcement mechanism and scope have been subject to legal challenges. As of mid-2025, consult Legal Aid or a local housing attorney for current enforceability, because this area of law is genuinely in flux.

What is federally protected: landlords cannot discriminate based on race, color, national origin, religion, sex, disability, or familial status under the Fair Housing Act (42 U.S.C. 3604). Voucher holders who believe a refusal is racially or otherwise discriminatorily motivated can file a complaint with HUD's Office of Fair Housing and Equal Opportunity at HUD.gov/fairhousing or call 1-800-669-9777. ^[10]

Practically speaking, many Nashville landlords don't list voucher acceptance in their ads but will consider it if asked. The best approach is to call before applying, explain you have a voucher, confirm the rent is at or below the payment standard, and ask whether they've worked with MDHA before.

How does porting a Section 8 voucher to or from Nashville work?

Portability under 24 CFR 982.353 lets a voucher holder move outside the jurisdiction that issued their voucher, as long as they've met their initial lease term (usually 12 months) or have a qualifying reason to move immediately. ^[4]

If you're moving TO Nashville: your issuing PHA sends paperwork to MDHA. MDHA can "absorb" your voucher (treat you as their own client) or bill back to your issuing PHA. MDHA's payment standard applies from the point of absorption. Contact MDHA's portability desk at 615-252-8595 before you finalize anything, because MDHA's capacity to absorb varies year to year.

If you're moving FROM Nashville: MDHA must approve your request to port out after your initial lease period. You're responsible for finding a PHA in your destination city willing to administer the voucher. Not all PHAs accept incoming ports from Nashville, because some balk at administering vouchers from a high-cost area. Start the process 60 to 90 days before you want to move.

One practical note: if you port into Nashville but MDHA won't absorb your voucher, your original PHA stays responsible for administering it remotely. That can create delays in inspections and payments. Get written confirmation of the absorption decision early.

The moving and porting hub covers this in much more detail, including what happens to your lease obligations during a port.

What other Nashville housing resources are worth knowing?

Tennessee Housing Development Agency (THDA) runs a parallel HCV program for rural and smaller Tennessee counties. If you're open to living in a surrounding county, THDA's waitlist status may differ from MDHA's. THDA.org has current program info. THDA also runs the HOME Investment Partnerships program in Nashville, which funds affordable housing development.

Nashville's payment assistance programs: The Energy Assistance Program through MAC helps with utility costs, which affects housing affordability directly. It's covered under LIHEAP (Low Income Home Energy Assistance Program).

HUD's 811 program funds supportive housing for people with disabilities, including units in Nashville managed by local nonprofits. HUD publishes program contacts at HUD.gov.

Shelter Plus Care and the HUD-VASH program serve specific populations: chronically homeless individuals and homeless veterans, respectively. HUD-VASH vouchers are issued through the VA Medical Center (Nashville VA is at 1310 24th Ave. S.). If you're a veteran facing housing instability, that's your starting call.

The Nashville Community Land Trust provides permanently affordable homeownership options, a different track entirely but worth knowing if rental assistance is a bridge toward owning.

For a full look at how the broader rental assistance ecosystem connects, that overview explains which programs stack and which don't.

Frequently asked questions

Is Nashville's Section 8 waitlist open in 2025?

No. MDHA's tenant-based Housing Choice Voucher waitlist has been closed since 2016 and holds roughly 14,000 applicants. MDHA does open project-based voucher waitlists for specific properties on an irregular basis. Check mdha.org monthly and sign up for MDHA email alerts. There is no way to get on the general tenant-based list while it's closed.

What is the income limit for Section 8 in Nashville?

For the Nashville-Davidson HUD metro area in 2024, the income limit for most vouchers (50% AMI) is $31,100 for a single person and $44,350 for a family of four. Extremely low income (30% AMI), which receives priority for 75% of new vouchers, is $18,650 for one person and $28,200 for four. HUD publishes updated limits at HUD.gov each spring.

What is the Fair Market Rent for Nashville in 2024?

HUD's FY2024 Fair Market Rents for Nashville are approximately $1,403 for a one-bedroom and $1,622 for a two-bedroom. These figures set the ceiling for what MDHA will subsidize. Units listed above the payment standard can still be rented with a voucher only if the tenant pays the full difference above the standard, and affordability rules still apply.

Can a Nashville landlord refuse to rent to someone with a Section 8 voucher?

Under Tennessee state law, yes. Tennessee has no statewide source-of-income protection. Nashville Metro passed a local ordinance (Metro Code 6.56) that may provide some protection within Davidson County, but its enforceability has been legally contested. Discrimination based on race, national origin, disability, or other protected classes under the federal Fair Housing Act is always prohibited regardless.

How long is the wait for public housing in Nashville?

MDHA does not publish a specific public housing wait time, but demand far exceeds supply. With roughly 5,200 public housing units and a large waiting pool, realistic waits run in years. Some specific developments or populations (veterans, elderly, disabled) may have shorter waits. Apply at mdha.org when the waitlist for a specific development is open.

Are there affordable apartments in Nashville that don't require a voucher?

Yes. LIHTC properties cap rents at 30, 50, or 60 percent of Area Median Income and accept income-qualifying tenants without a voucher. A 60% AMI two-bedroom in Nashville is capped around $1,273 per month (2024). Tennessee Housing Development Agency maintains a searchable list of these properties at THDA.org. Income verification is required at application and annually.

Can I port my Section 8 voucher to Nashville from another city?

Yes, under 24 CFR 982.353, after you've completed your initial lease term in your issuing PHA's jurisdiction. Your issuing PHA sends paperwork to MDHA, which can absorb your voucher or bill back to your original PHA. Contact MDHA's portability desk (615-252-8595) before you move. MDHA's payment standard applies after absorption, which may differ from your home PHA's standard.

What emergency rental help is available in Nashville right now?

The Metro Action Commission (MAC) and Catholic Charities of Tennessee both provide emergency rental assistance for Nashville-area households at imminent eviction risk. Call 2-1-1 for current program availability and eligibility, as funding changes frequently. THDA's HOPE program administered federal ERA funds; availability as of 2025 depends on remaining allocations. Legal Aid Society of Middle Tennessee offers free eviction defense.

Does Nashville have housing specifically for seniors on low incomes?

Yes. HUD's Section 202 program funds supportive housing for low-income seniors, and Nashville has several Section 202 properties managed by nonprofits. MDHA also operates some age-restricted public housing. LIHTC senior properties exist across Davidson County too. The HUD Housing Locator at HUD.gov and THDA's property list are the best starting points for finding specific units.

What documents do I need to apply for MDHA housing?

Typically: government-issued photo ID for all adults in the household, Social Security cards or acceptable alternatives for all household members, proof of income (pay stubs, benefit letters, tax returns), birth certificates for children, and landlord references or rental history. MDHA may also require documentation of any disability or veteran status if you're applying for a preference category.

What happens at an MDHA Section 8 inspection?

MDHA inspectors use HUD's Housing Quality Standards (HQS) checklist (24 CFR 982.401). They look at every room for safety hazards: working smoke detectors on every floor, no exposed wiring, no peeling lead paint in pre-1978 units, functioning locks on all exterior doors and windows, working heat and plumbing, and general sanitation. Units that fail get a list of deficiencies; the landlord typically has 30 days to correct and request a re-inspection.

Is it better to apply for MDHA vouchers or look for LIHTC apartments?

Right now, LIHTC apartments are the more realistic path for most Nashville households because the MDHA voucher waitlist is closed. If you qualify income-wise for a 50 or 60 percent AMI LIHTC unit, apply at multiple properties at once. Still put yourself on any MDHA PBV lotteries that open, because those lists move faster. Pursuing both at the same time is the right call.

Does Nashville have any preferences that move you up the waiting list faster?

Yes. MDHA applies local preferences that can include displacement by government action, veterans (through HUD-VASH), people with disabilities, and Nashville residents. Preferences don't guarantee fast placement, but they do move you ahead of equally situated applicants without preferences. Homeless individuals coordinated through Nashville's Continuum of Care may access certain units with priority placement outside the general waitlist.

Sources

1. MDHA (Metropolitan Development and Housing Agency) - About Public Housing: MDHA operates approximately 5,200 public housing units in Nashville across multiple developments
2. Tennessee Housing Development Agency (THDA) - Rental Housing Programs: THDA maintains a searchable inventory of LIHTC properties in Tennessee including Davidson County
3. MDHA - Housing Choice Voucher Program Information: MDHA's tenant-based HCV waitlist has been closed since 2016 and holds approximately 14,000 households; PBV lotteries use randomized selection
4. HUD - 24 CFR Part 982, Section 982.353, Portability: Move with continued assistance: Portability allows voucher holders to move outside the issuing PHA's jurisdiction after completing initial lease term under 24 CFR 982.353
5. HUD - FY2024 Income Limits, Nashville-Davidson-Murfreesboro-Franklin TN HUD Metro FMR Area: 2024 income limits for Nashville metro: 50% AMI for a 4-person household is $44,350; 30% AMI is $28,200
6. U.S. Code 42 U.S.C. 1437f(o)(4) - Housing Act, targeting requirements: Federal law requires 75 percent of new vouchers each year go to households at or below 30 percent of AMI
7. HUD - FY2024 Fair Market Rents, Nashville-Davidson-Murfreesboro-Franklin TN HUD Metro FMR Area: FY2024 FMRs for Nashville: 1BR $1,403, 2BR $1,622, 3BR $2,148, 4BR $2,433
8. U.S. Treasury - Emergency Rental Assistance Program (ERA2) Status: ERA2 funds allocated under the American Rescue Plan Act are largely exhausted nationally as of 2025
9. HUD - Office of Fair Housing and Equal Opportunity, Fair Housing Act (42 U.S.C. 3604): The Fair Housing Act prohibits discrimination based on race, color, national origin, religion, sex, disability, and familial status in all housing transactions
10. HUD - Housing Quality Standards, 24 CFR Part 982 Section 982.401: HQS inspection requirements under 24 CFR 982.401 cover smoke detectors, structural safety, plumbing, heating, and general habitability
11. HUD - Payment Standards and Fair Market Rents Policy (24 CFR 982.503): PHAs may set payment standards between 90 and 110 percent of FMR without special HUD approval under 24 CFR 982.503