Low income housing in Sacramento County, CA: your full guide

Last updated 2026-07-09

What low income housing options actually exist in Sacramento County?

Sacramento County has three main categories of affordable housing, and they work very differently from each other. Knowing which one fits your situation saves you from spending months chasing a program that won't help you.

The first is the Housing Choice Voucher program, usually called Section 8. You get a portable voucher and rent from a private landlord; the housing authority pays the bulk of your rent directly to the owner. SHRA (Sacramento Housing and Redevelopment Agency) runs the largest HCV program in the county. Two smaller agencies also operate programs in the region, but for most county residents SHRA is the one stop. It administers the program for both the City and County of Sacramento.^[1]

The second category is project-based affordable housing. That includes public housing SHRA manages, project-based voucher (PBV) units tied to specific developments, and Low Income Housing Tax Credit apartments. Low income housing tax credit properties are privately owned but deed-restricted to charge below-market rents to households under 50% or 60% of the Area Median Income. You apply directly to each property, not through SHRA.

The third category is emergency and transitional housing run by nonprofits like Volunteers of America Greater Sacramento and the Salvation Army. These are short-term and have their own intake processes, separate from everything HUD funds.

For most working households looking for a stable long-term situation, the HCV and LIHTC tracks are the practical targets.

Who qualifies for low income housing in Sacramento County?

HUD sets income limits annually by household size and area. Sacramento County falls under the Sacramento Metropolitan Statistical Area. For the HCV program, you generally need to be at or below 50% of Area Median Income (AMI) at the time of admission, though by law 75% of new vouchers must go to households at or below 30% AMI.^[2]

For 2024, HUD's income limits for the Sacramento-Roseville-Arden-Arcade area put the Very Low Income (50% AMI) threshold for a family of four at $72,950. The Extremely Low Income (30% AMI) threshold for that same family is approximately $43,800. LIHTC properties typically use 60% AMI limits, which run higher: around $87,540 for a family of four.^[3]

Household Size	30% AMI (Extremely Low)	50% AMI (Very Low)	60% AMI (LIHTC typical max)
1 person	$30,700	$51,100	$61,320
2 person	$35,100	$58,400	$70,080
3 person	$39,500	$65,700	$78,840
4 person	$43,800	$72,950	$87,540
5 person	$47,350	$78,800	$94,560

Source: HUD FY2024 Income Limits, Sacramento MSA.^[3]

Citizenship rules matter too. At least one household member must be a U.S. citizen or eligible noncitizen to receive federal housing assistance. Mixed-status families can still apply; HUD prorates assistance based on the number of eligible members.^[4]

Criminal history screenings apply. SHRA uses a three-year lookback for most offenses and a lifetime ban for certain sex offenses and methamphetamine-related convictions on federally assisted housing, in line with 24 CFR 982.553.^[4]

How do you apply for Section 8 in Sacramento County?

The short answer: SHRA's HCV waitlist is closed to new applicants, and there is no announced reopening date as of mid-2025.^[1] This is normal. SHRA's waitlist has historically opened for only a few days or weeks every several years, and tens of thousands of households apply in that window.

When SHRA does open its waitlist, applications go through an online portal at shra.org. SHRA uses a lottery. Applications submitted during the open period get entered into a random draw, not a first-come queue, and the agency pulls names from that lottery to build the list. Getting your name in on day one versus day five usually makes no difference to your position.

While you wait for SHRA to open, do two things. First, check open Section 8 waiting lists in nearby jurisdictions: Elk Grove, Yolo County Housing, and the Sacramento Metropolitan Housing Authority all serve the broader region and may have different opening windows. Second, apply to every LIHTC and project-based property whose income limits you meet. Those waitlists operate independently and can sometimes be shorter.

For updates on when SHRA reopens, sign up for email notifications at shra.org or call SHRA's waitlist hotline. The number as of this writing is (916) 440-1390, but verify on their site since it changes periodically.^[1]

The housing choice voucher program page on this site walks through exactly what happens once you do receive a voucher: briefings, voucher term, search timeline, and what happens if you don't find a unit in time.

What are Sacramento's payment standards and how much of rent does the voucher cover?

Payment standards are the maximum monthly amount SHRA will pay toward rent plus utilities for each bedroom size. They are set at a percentage of HUD's Fair Market Rents (FMRs) and can range from 90% to 110% of FMR under standard rules, or up to 120% with HUD approval under small area FMRs.^[5]

HUD's FY2024 Fair Market Rents for the Sacramento-Roseville-Arden-Arcade HUD Metro FMR Area are:

Bedroom Size	HUD FMR 2024
Studio	$1,329
1 BR	$1,559
2 BR	$1,933
3 BR	$2,672
4 BR	$3,021

Source: HUD FY2024 Fair Market Rents.^[5]

SHRA sets its actual payment standards within those bounds, and it adjusts them periodically. Pull SHRA's current payment standard table from shra.org before you sign a lease, because the numbers above are FMRs, not SHRA's specific standards.

A voucher holder pays the difference between the gross rent (rent plus utilities) and the payment standard, but that portion cannot exceed 40% of the family's monthly adjusted income at initial lease-up, per 24 CFR 982.508.^[6] If a landlord charges above the payment standard, the tenant pays the full gap. Hunting for units at or below the standard protects your wallet.

Sacramento rents have run hot. The median 2-bedroom asking rent in Sacramento city crossed $1,900 in late 2023 according to Zillow Research, which means FMR for a 2-bedroom is barely keeping pace with market rate. If you hold a voucher, filter your search to units priced at or slightly below the payment standard. The extra effort pays off.

Where can you actually find Section 8 and affordable units in Sacramento County?

Finding a landlord willing to accept a voucher is usually the hardest part of the whole process. California's Government Code Section 12955 prohibits source-of-income discrimination, meaning landlords in Sacramento County cannot legally refuse to rent to you because you have a voucher.^[7] That doesn't mean every landlord is cooperative, but it does mean you have recourse if you're turned down on those grounds.

Start with SHRA's landlord list, which they maintain at shra.org. It doesn't cover everyone, but it gives you a starting point of owners who have accepted vouchers before. Tools like Go Section 8 and Section 8 houses for rent aggregate listings and let you filter by bedroom size, zip code, and whether the unit is voucher-ready.

For LIHTC properties specifically, the California Tax Credit Allocation Committee (CTCAC) maintains a list of all active tax credit developments in the state, searchable by county.^[8] Every property on that list has an on-site manager who runs their own waitlist. Email or call each one directly and ask three things: is your waitlist open, what is your current wait time, and what income limits apply?

Affordable housing nonprofits with Sacramento County inventories worth checking: Mercy Housing California, SHRA's own affordable portfolio, and Volunteers of America Greater Sacramento. The Sacramento Self-Help Housing website (sshh.org) also maintains a searchable list of income-restricted units in the county.

One practical note. When you're searching for rental assistance or voucher-friendly units, being upfront with landlords about your timeline saves everyone time. Tell them you have a voucher, you've already had your briefing, and you know the inspection process. Landlords who've never dealt with SHRA sometimes assume the inspection will take months. It usually takes two to three weeks once the Request for Tenancy Approval is submitted.^[1]

What does the SHRA inspection process look like for landlords and tenants?

Before any voucher payment starts, the unit must pass an HQS (Housing Quality Standards) inspection. HQS is set by HUD at 24 CFR 982.401 and covers 13 performance areas: sanitary facilities, food preparation space, space and security, thermal environment, illumination and electricity, structure and materials, interior air quality, water supply, lead-based paint, access, site and neighborhood, sanitary conditions, and smoke detectors.^[6]

SHRA schedules the inspection after the tenant submits a Request for Tenancy Approval (RFTA). In Sacramento, the practical timeline from submitted RFTA to a passed inspection and approved lease is usually two to four weeks if the unit passes on the first try. Failed items go on a list; SHRA gives the landlord a chance to correct them and schedule a reinspection.

For landlords new to the program, the most common fail items in Sacramento units are missing smoke detectors (required in every bedroom and in the hallway outside sleeping areas), inoperable bedroom windows (they double as escape routes), peeling paint in pre-1978 buildings, and water heater temperature pressure relief valves missing the extension pipe. Fix those before the inspector shows up and you'll almost certainly pass.

Tenants should attend the inspection if at all possible. If the unit has issues you haven't flagged to the landlord, the inspection is your moment to get them documented officially. SHRA inspectors will note problems and the landlord must repair them before you can move in on the voucher.

How does Sacramento County's low income housing compare to Orange County?

Readers sometimes compare Sacramento to other California counties when deciding where to search for housing assistance. The contrast with low income housing Orange County is instructive.

Orange County (Orange County Housing Authority, OCHA) has its own HCV program and FMRs. HUD's FY2024 FMR for a 2-bedroom in the Anaheim-Santa Ana-Irvine metro area is $2,485, compared to $1,933 in Sacramento.^[5] That reflects much higher market rents in OC. OCHA's HCV waitlist has also been closed for long stretches, and competition is fierce: Orange County has a much larger voucher shortfall relative to need.

On the income limit side, the 50% AMI for a 4-person household in Orange County runs around $78,450 (FY2024), versus $72,950 in Sacramento.^[3] So you can earn somewhat more in Orange County and still qualify, but the higher FMRs mean the voucher doesn't stretch as far in absolute dollar terms.

If you have family ties or job opportunities in Sacramento rather than Orange County, Sacramento's modestly lower rents and SHRA's fairly active landlord outreach make it a more navigable market for voucher holders. Neither county has enough vouchers to meet demand. Both have low vacancy rates.

What emergency and transitional housing resources exist in Sacramento County?

If you need housing now rather than in 18 months, the voucher waitlist is not the answer. Sacramento County runs a Coordinated Entry System for homeless services, which is the official front door to emergency shelter, transitional housing, and rapid re-housing programs.^[9]

Call 211 (Sacramento's social services helpline) to get screened for emergency housing options. The 2-1-1 network connects you to shelter beds, motel vouchers when overflow funding is available, and case managers who can help you apply for county-funded rental assistance.

SHRA also administers the Emergency Housing Voucher (EHV) program, funded by the American Rescue Plan Act. EHVs are specifically for people who are homeless, at risk of homelessness, fleeing domestic violence, or recently leaving foster care. EHV allocations are separate from the general HCV waitlist and sometimes have faster timelines.^[10] Contact SHRA directly or through a Sacramento Continuum of Care partner to see if EHVs are currently being issued.

For seniors specifically, SHRA administers units under the Section 202 Supportive Housing for the Elderly program. Low income senior housing has its own intake process and serves people 62 and older with very low incomes.

What rights do tenants have once they're housed on a voucher in Sacramento?

California law gives voucher holders significant protections beyond what federal law requires. Under California Civil Code Section 1946.2 and the Tenant Protection Act of 2019 (AB 1482), most renters in Sacramento County have just-cause eviction protections after 12 months of tenancy, and landlords must give 90 days notice before terminating a tenancy for no-fault reasons.^[7]

HUD regulations at 24 CFR 982.310 also restrict when a landlord can terminate a voucher tenancy: they must establish good cause, and the family must have an opportunity to dispute the termination with SHRA. The landlord cannot simply refuse to renew a lease without cause once the tenancy is established.

Source-of-income discrimination is illegal in California statewide. If a landlord advertises "no Section 8" or declines to rent to you specifically because of your voucher, that is a violation of the California Fair Employment and Housing Act.^[7] You can file a complaint with the California Civil Rights Department (CRD) at calcivilrights.ca.gov or with HUD's Office of Fair Housing and Equal Opportunity.

You also have the right to move with your voucher after the initial 12-month lease term, or earlier with the landlord's consent. This portability feature is one of the program's biggest advantages over project-based housing. The section 8 overview on this site covers portability rules in detail.

If SHRA proposes to terminate your voucher, you have the right to an informal hearing under 24 CFR 982.554. Request it in writing within the deadline stated in SHRA's notice, which is typically 10 business days.^[13]

Information for landlords: should you accept vouchers in Sacramento County?

The business case for accepting vouchers in Sacramento is pretty straightforward. The housing section 8 program works like this: SHRA pays its share of rent directly to you by ACH on the first of each month, regardless of whether the tenant has paid their portion. You're not depending on a single income source for the full amount. In a softening rental market, guaranteed partial payment is meaningful.

The common landlord objections are real but manageable: inspections are slow, tenants are harder to remove, paperwork is heavy. The inspection timeline of two to four weeks is comparable to the processing time for a standard security deposit and lease with a market-rate tenant. Just-cause eviction requirements in California apply to most landlords regardless of whether they accept vouchers, so that protection isn't voucher-specific. And SHRA has a dedicated landlord services team that walks new owners through the process.

California's source-of-income protection also means advertising "no Section 8" creates legal exposure. With the Sacramento rental market this tight, many landlords find that voucher holders are stable, long-term tenants who stay because moving is genuinely difficult.

VoucherReady's landlord kit covers the specific forms you'll need for SHRA: the Request for Tenancy Approval, the Housing Assistance Payment contract, and the W-9. If you're a Sacramento landlord looking at the program for the first time, that resource gives you the paperwork framework without having to reverse-engineer SHRA's forms on your own.

Practical tip: set your asking rent at or slightly below SHRA's current payment standard for the relevant bedroom size. Units priced above the standard are hard for voucher holders to afford, which shrinks your applicant pool. Units priced at or below the standard are in highest demand and often rent faster.

What other rental assistance programs exist in Sacramento County beyond Section 8?

The HCV program is the biggest federal stream, but Sacramento County has several other programs worth knowing.

Sacramento County's HOME Investment Partnerships Program funds affordable housing development and tenant-based rental assistance through the county's Department of Community Development. HOME TBRA is similar to a voucher but funded separately; availability varies year to year.^[11]

CalWORKs Housing Support Program serves families receiving CalWORKs cash aid who are homeless or at risk of homelessness. The county's Department of Human Assistance (DHA) administers it. If you receive CalWORKs, ask your case worker specifically about housing support.

The USDA Section 515 rural rental housing program applies to a handful of properties in Sacramento County's unincorporated rural areas. These are income-restricted apartments in smaller communities outside the city core. USDA maintains a list at rd.usda.gov.

For homeowners rather than renters, Sacramento County offers weatherization assistance and the state-funded CalHome program for low-income homeowners facing repair needs. These don't help renters directly, but they matter for the overall affordable housing picture.

The HUD housing programs page gives a broader overview of all the federal streams that flow into Sacramento County, including Section 202 (elderly), Section 811 (disabled), and the Public Housing program SHRA manages directly.

How long is the wait for low income housing in Sacramento County, and what should you do in the meantime?

Nobody has reliably current public data on SHRA's waitlist length, because the list has been closed for extended periods and SHRA doesn't publish average wait times by date. The closest useful benchmark: when SHRA last opened its waitlist (2019), it accepted roughly 10,000 applications in a few days for a list that was already backlogged by several years.^[1] HUD's Picture of Subsidized Households data as of 2023 shows SHRA served approximately 14,000 voucher families in Sacramento County, against a rental housing need that far exceeds that number.^[12]

Practical estimate: if you get on a Sacramento HCV waitlist during an opening today, expect two to five years before receiving a voucher, with no guarantee. This is not Sacramento-specific pessimism. It's the national reality for an underfunded program. HUD's own research division has noted that roughly one in four eligible households nationally ever receives assistance.

In the meantime, here are the most productive things you can do.

Apply to every LIHTC property in Sacramento County whose income limits you meet. Some have waits of six to eighteen months, shorter than the HCV waitlist. Use CTCAC's property list and call properties directly.^[8]

Apply to other jurisdictions' waitlists. Yolo County, Placer County, and the Sacramento Metropolitan Housing Authority all have separate programs and may open at different times. Check open Section 8 waiting lists regularly.

If you currently pay more than 50% of your income in rent, call 211 and ask specifically about emergency rental assistance. The county has intermittently funded emergency programs with ARPA money and other sources.

Document your housing need carefully. Many waitlist preference categories (veterans, people experiencing homelessness, domestic violence survivors) can move you up the list when a waitlist does open. Gather documentation now so you're ready to claim any preferences you qualify for.

Frequently asked questions

Is SHRA's Section 8 waitlist open in Sacramento County right now?

As of mid-2025, SHRA's Housing Choice Voucher waitlist is closed to new applicants. SHRA does not have a published reopening date. Sign up for email notifications at shra.org and check regularly. In the meantime, apply to LIHTC properties directly and check waitlists in neighboring counties like Yolo, Placer, and El Dorado.

What is the income limit for Section 8 in Sacramento County?

HUD's 2024 Very Low Income limit (50% AMI) for a 4-person household in the Sacramento MSA is $72,950. The Extremely Low Income limit (30% AMI) for the same household is approximately $43,800. Seventy-five percent of new vouchers must go to households at or below 30% AMI. Limits scale with household size. Always verify current limits at HUD's income limits tool at huduser.gov.

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

No. California Government Code Section 12955 prohibits source-of-income discrimination statewide, which includes Housing Choice Vouchers. If a landlord turns you down specifically because of your voucher, you can file a complaint with the California Civil Rights Department at calcivilrights.ca.gov or with HUD's Office of Fair Housing and Equal Opportunity.

How much does Section 8 pay toward rent in Sacramento County?

SHRA pays the difference between the tenant's share (roughly 30% of adjusted monthly income) and the gross rent, up to SHRA's payment standard. HUD's 2024 Fair Market Rent for a 2-bedroom in the Sacramento MSA is $1,933. At initial lease-up, tenants cannot pay more than 40% of their monthly adjusted income in rent and utilities under 24 CFR 982.508.

What is the phone number or contact for SHRA's housing waitlist?

SHRA's main number is (916) 440-1390. Their housing authority page is at shra.org. Contact information can change, so verify directly on their website. For general social services referrals including affordable housing options across Sacramento County, call 211.

What low income housing options exist for seniors in Sacramento County?

SHRA administers Section 202 Supportive Housing for the Elderly units, which serve adults 62 and older with very low incomes. Several LIHTC properties in Sacramento County are also age-restricted to 55 or 62+. Sacramento Housing Alliance (sachousingalliance.org) maintains resources for senior housing applicants. The HCV program is available to seniors on the same waitlist as other households.

How do I find LIHTC affordable apartments in Sacramento County?

The California Tax Credit Allocation Committee (CTCAC) publishes a searchable list of all active tax credit properties by county at treasurer.ca.gov/ctcac. Each property manages its own waitlist. Call or email directly to ask if the waitlist is open and what income limits apply. Sacramento Self-Help Housing (sshh.org) also maintains a local list.

What happens at an SHRA housing inspection and how long does it take?

SHRA conducts an HQS inspection under 24 CFR 982.401 after the tenant submits a Request for Tenancy Approval. The inspector checks 13 areas including smoke detectors, sanitation, heating, and structural integrity. If the unit passes, lease-up proceeds. The typical timeline from submitted RFTA to approved lease is two to four weeks for a unit that passes on the first inspection.

What is the Emergency Housing Voucher (EHV) program in Sacramento?

SHRA received Emergency Housing Vouchers through the American Rescue Plan Act. EHVs serve people who are homeless, at risk of homelessness, fleeing domestic violence, or aging out of foster care. EHVs are separate from the general HCV waitlist. Contact SHRA or a Sacramento Continuum of Care partner agency to determine whether EHVs are currently being issued.

How does low income housing in Sacramento compare to Orange County?

HUD's 2024 Fair Market Rent for a 2-bedroom is $1,933 in Sacramento versus $2,485 in Orange County. The 50% AMI income limit for a 4-person household is $72,950 in Sacramento versus roughly $78,450 in Orange County. Both counties have HCV waitlists that are rarely open. Sacramento's modestly lower rents make the voucher stretch slightly further in absolute terms.

Can I move my Sacramento Section 8 voucher to another county or state?

Yes. After the initial 12-month lease term ends, HCV vouchers are portable under 24 CFR 982.353. You can move to any jurisdiction where a public housing authority administers HCV. You notify SHRA, they send a portability packet to the receiving PHA, and the new PHA takes over your case. You can also port before 12 months with SHRA's approval and if you are moving for work or other qualifying reasons.

What CalWORKs housing help is available in Sacramento County?

Sacramento County's Department of Human Assistance administers the CalWORKs Housing Support Program for families receiving CalWORKs cash aid who are homeless or at risk of homelessness. It can cover rent deposits and short-term rental assistance. If you receive CalWORKs, ask your DHA case worker specifically about housing support. Contact DHA at dha.saccounty.gov.

What is SHRA and does it cover all of Sacramento County?

SHRA (Sacramento Housing and Redevelopment Agency) is a joint city-county agency that administers HUD housing programs for both the City and County of Sacramento. It runs the HCV program, public housing, and various affordable housing development programs. Most households in unincorporated Sacramento County and the City of Sacramento go through SHRA for federal rental assistance.

Sources

1. SHRA (Sacramento Housing and Redevelopment Agency) – Housing Choice Voucher Program: SHRA administers the HCV program for Sacramento City and County; waitlist is currently closed; RFTA-to-lease timeline is approximately two to four weeks.
2. HUD – 24 CFR Part 982, Section 8 Tenant-Based Assistance: 75% of new vouchers must be issued to households at or below 30% of AMI per 24 CFR 982.201.
3. HUD USER – FY2024 Income Limits Documentation System: FY2024 income limits for Sacramento MSA: 50% AMI for 4-person household is $72,950; 30% AMI is approximately $43,800.
4. HUD – 24 CFR 982.553, Denial or termination of assistance for criminals: Lifetime ban on federal assistance for certain sex offenses and meth convictions; three-year lookback applies to most other offenses.
5. HUD USER – FY2024 Fair Market Rents: HUD FY2024 FMRs: Sacramento MSA 2BR $1,933; Orange County (Anaheim-Santa Ana-Irvine) 2BR $2,485.
6. HUD – 24 CFR 982.401, Housing quality standards; 24 CFR 982.508, Maximum family share: HQS covers 13 performance areas; at initial lease-up, family share cannot exceed 40% of monthly adjusted income.
7. California Legislative Information – Government Code Section 12955 and Civil Code Section 1946.2 (AB 1482): Source-of-income discrimination is prohibited statewide; just cause eviction protections apply after 12 months of tenancy.
8. California Tax Credit Allocation Committee (CTCAC) – Active Tax Credit Properties: CTCAC maintains a searchable list of all active LIHTC developments in California, including Sacramento County.
9. Sacramento County – Continuum of Care / Coordinated Entry System: Sacramento County operates a Coordinated Entry System as the front door to emergency shelter and transitional housing.
10. HUD – Emergency Housing Vouchers (American Rescue Plan Act): EHVs serve people experiencing homelessness, those at risk, survivors of domestic violence, and youth aging out of foster care; funding under ARPA.
11. HUD – HOME Investment Partnerships Program: HOME funds affordable housing development and tenant-based rental assistance through local governments including Sacramento County.
12. HUD – Picture of Subsidized Households, Sacramento County 2023: SHRA served approximately 14,000 HCV families in Sacramento County as of 2023 HUD Picture of Subsidized Households data.
13. HUD – 24 CFR 982.554, Informal hearing procedures: Voucher holders have the right to request an informal hearing when SHRA proposes to terminate assistance; request must be made in writing within the deadline in SHRA's notice.