Low income housing in San Antonio: every option explained

Last updated 2026-07-09

What low income housing programs exist in San Antonio?

San Antonio has more rental assistance options than most mid-sized cities. They don't all come from the same place, and they don't work the same way. Knowing the difference keeps you from waiting years on the wrong list.

Here are the main programs.

Section 8 Housing Choice Vouchers (SAHA): Opportunity Home San Antonio (the rebranded San Antonio Housing Authority) runs the largest voucher pool in the city. A voucher lets you rent from a private landlord who agrees to participate. You pay roughly 30% of your adjusted income toward rent, and SAHA covers the rest up to a payment standard set each year. ^[1]

Housing Choice Vouchers (HABC): The Housing Authority of Bexar County covers unincorporated Bexar County and areas SAHA doesn't reach. Its waitlist and payment standards are separate. ^[2]

Public housing: SAHA owns and operates traditional public housing. Eligibility overlaps with vouchers, but you rent directly from SAHA instead of a private landlord. Rent runs about 30% of adjusted income. ^[1]

Low Income Housing Tax Credit (LIHTC) apartments: Private developers build and run these with federal tax credits. Rents are capped at 50% or 60% of Area Median Income. No voucher needed. You apply to each property directly, and San Antonio has hundreds of them. ^[3]

HUD Multifamily programs: Some older complexes carry project-based Section 8, meaning the subsidy is tied to the unit, not to you. Apply at the property. ^[4]

Emergency and bridge programs: The City of San Antonio runs short-term rental assistance through its Department of Human Services. Bexar County ran emergency programs on federal COVID-era ERAP money, but those pools are largely spent. Check current city assistance directly on the City of San Antonio Human Services page. ^[5]

Want the mechanics before you apply? Start with our overview of the housing choice voucher program.

Who qualifies for low income housing in San Antonio?

Every program sets its own income ceiling, but they all trace back to one number: HUD's Area Median Income for the San Antonio-New Braunfels metro. HUD updates it every spring. ^[6]

For FY 2024, HUD set that AMI at $82,500 for a family of four. The limits that matter most look like this.

Household Size	50% AMI (Very Low Income)	80% AMI (Low Income)
1 person	$28,900	$46,200
2 persons	$33,000	$52,800
3 persons	$37,150	$59,400
4 persons	$41,250	$66,000
5 persons	$44,550	$71,300
6 persons	$47,850	$76,600

Source: HUD FY 2024 Income Limits, San Antonio-New Braunfels MSA ^[6]

Vouchers generally require income at or below 50% AMI at admission. Public housing usually uses 80% AMI as the ceiling, though very-low-income families often get preference. LIHTC properties cap tenants at 50% or 60% AMI depending on how the property was financed. ^[3]

Income isn't the only test. PHAs also weigh three other things.

• Citizenship and immigration status. At least one household member must be a U.S. citizen or eligible noncitizen. Benefits get prorated for mixed-status households. ^[7]
• Criminal history. Lifetime sex offender registration is a mandatory denial. So is methamphetamine production in federally assisted housing. Everything else gets reviewed case by case. ^[7]
• Eviction history. A prior eviction from federally assisted housing for drug-related activity can disqualify you, though PHAs keep some discretion.

Seniors and people with disabilities may land in a preference category that moves them up the list. Both SAHA and HABC post their preference structures in their administrative plans. Read yours before you assume you're at the back of the line.

Is the San Antonio Section 8 waitlist open right now?

As of mid-2025, SAHA's Housing Choice Voucher waitlist is closed. It last opened briefly in 2022 and pulled in tens of thousands of applications within days. That's normal here. When San Antonio opens the list, demand swamps supply almost instantly. ^[1]

HABC opens and closes on its own schedule, separate from SAHA, so check both agencies. Neither has a fixed reopening date. Both are required to post waitlist status on their websites. ^[2]

For a tracker of which lists accept applications right now, the open Section 8 waiting lists page aggregates PHAs nationally, including both San Antonio agencies.

If both waitlists are closed, here's what actually works right now.

1. Apply directly to LIHTC properties. They keep their own waitlists and don't depend on a voucher. 2. Search HUD Multifamily project-based properties using the Apartment Search tool at hud.gov. 3. Contact Opportunity Home San Antonio to confirm your position if you applied in a past opening. Your place in line generally survives a list closure. 4. Check neighboring PHAs. New Braunfels, Seguin, and Kerrville housing authorities cover commutable areas and sometimes run shorter waits.

Even when the list is open, waits run three to seven years in San Antonio depending on your preferences and funding. Nobody has clean citywide average-wait data because HUD stopped publishing that figure centrally years ago. The closest current source is each PHA's HUD-required annual report.

How do you apply for Section 8 in San Antonio?

When SAHA's list opens, you apply online through the Opportunity Home San Antonio portal at opportunityhome.org. Paper applications sit at the SAHA main office for anyone without internet. HABC takes applications through habc.org. ^[1][2]

A typical application asks for this.

• Full legal names, dates of birth, and Social Security numbers for every household member
• Your current address and how long you've lived there
• Names and contact info for current and prior landlords
• Proof of income (pay stubs, benefit award letters, child support documentation)
• Signed consent forms for background and credit checks

You don't hand over all those documents up front. The first application just gets you on the list. Documents come much later, when your name reaches the top.

Applicants lose their spot all the time because they moved and never updated their contact info. Both SAHA and HABC can remove you for that. So keep your address current. This is the single easiest way to blow a multi-year wait.

If you applied in a prior opening, call or check the portal to confirm your status. Purges happen. SAHA has cut inactive applicants before when they ignored mailed update requests.

For a step-by-step walk through the broader program, see the section 8 guide.

What are the Section 8 payment standards in San Antonio?

Payment standards are the maximum rent, including utilities, that SAHA or HABC will subsidize for a given unit size. Each PHA sets them as a percentage of HUD's Fair Market Rents, usually between 90% and 110% of FMR. ^[8]

HUD publishes FMRs every year for the San Antonio-New Braunfels metro. For FY 2025, the metro-wide figures are these.

Unit Size	FY 2025 FMR (San Antonio metro)
Efficiency	$1,000
1-bedroom	$1,094
2-bedroom	$1,318
3-bedroom	$1,818
4-bedroom	$2,091

Source: HUD FY 2025 Fair Market Rents, San Antonio-New Braunfels MSA ^[8]

SAHA also uses Small Area FMRs that vary by ZIP code, so the number for your neighborhood may sit above or below the metro figure.

Here's the part that catches people. If a landlord wants more than the payment standard, you pay the difference out of pocket, on top of your regular 30% share. That gap can turn an affordable unit into one you can't touch.

One thing many applicants miss: SAHA can approve exception rents above the standard for units in high-opportunity areas or for tenants who need accessibility features. Ask about it specifically if either applies to you.

For how payment standards mesh with your rent share, the rent-and-payment-standards section has the full breakdown.

What LIHTC apartments are available in San Antonio?

LIHTC properties are the largest source of below-market rental housing in San Antonio, and you don't need to be on a PHA waitlist to reach them. The Texas Department of Housing and Community Affairs (TDHCA) runs the program statewide and keeps a searchable database of every property. ^[3]

San Antonio has well over 200 active LIHTC developments, from small senior communities to large family complexes. Rent gets capped based on the AMI percentage the property was financed at, and units stay income-restricted. A 60% AMI property won't rent to a household earning more than 60% of AMI.

To find one:

1. Go to the TDHCA website (tdhca.state.tx.us) and open the property search tool. 2. Filter by city (San Antonio) and household type (family, senior, special needs). 3. Call the properties directly. Waitlists live at the property level, not in a central system.

Some LIHTC properties stack project-based vouchers on top, which cuts the tenant's share further. Those units are the hardest to get because demand piles up there.

For how tax credit housing works, see the low income housing tax credit guide. If you're a senior, San Antonio also has dedicated senior LIHTC communities, and the low income senior housing resource covers how those differ in eligibility and services.

What are the income limits and rent you'd actually pay?

The math differs by program, and it pays to run the numbers before you apply anywhere.

Section 8 voucher: You pay 30% of your adjusted monthly income. HUD defines adjusted income as gross income minus deductions for dependents ($480 each), elderly or disabled household members ($400), childcare, and certain medical expenses. ^[7] If your adjusted income is $1,500 a month, your expected contribution is $450, and the voucher covers the rest up to the payment standard.

Public housing: Same 30% formula, calculated by SAHA. Federal rules set a minimum rent of $50 a month regardless of income. ^[7]

LIHTC: Rent is fixed at a percentage of AMI, not a percentage of your income. A 2-bedroom at a 60% AMI property in San Antonio might rent for around $1,185, based on HUD's 2024 figures. That number holds no matter what you personally earn, as long as you qualify.

The practical split is simple. Vouchers scale with your income, so lower income means a lower payment. LIHTC rent stays fixed at a reduced-market rate.

For very low incomes, a voucher usually wins on money. For incomes near 50 to 60% AMI, a LIHTC apartment is often easier to get and nearly as cheap.

Want to see private landlords already taking vouchers? The go section 8 and section 8 houses for rent listings show what's on the San Antonio market.

How can landlords in San Antonio start accepting Section 8?

San Antonio's rental market is tight enough that plenty of landlords feel no pressure to take vouchers. But vacancy costs money too, and a voucher guarantees the PHA's portion of rent every month, on time.

To become a SAHA-participating landlord:

1. Contact Opportunity Home San Antonio's landlord relations team. SAHA actively recruits landlords, especially in lower-poverty ZIP codes. 2. Pass a Housing Quality Standards (HQS) inspection before any tenant moves in. ^[9] Inspectors check structural safety, heating, plumbing, and basic habitability. 3. Sign a Housing Assistance Payments (HAP) contract with SAHA once the unit passes. That's the legal agreement governing how and when you get paid. 4. Collect the tenant's portion directly. SAHA pays its portion by direct deposit, usually on the first of the month.

Texas has no statewide source-of-income discrimination law as of mid-2025. San Antonio has no local ordinance requiring landlords to accept vouchers either. Participation is voluntary. ^[10]

Landlords always ask about rent. You can request any figure, but SAHA only approves it if it falls within the payment standard and clears a rent reasonableness comparison against unassisted units in the same market. Price above market and SAHA says no, even if the tenant would pay it.

For a full onboarding walkthrough, a VoucherReady landlord kit covers the HAP contract, an inspection prep checklist, and rent reasonableness rules in one place. See also the housing authority overview for how PHAs work with landlords nationally.

What other rental assistance programs exist in San Antonio beyond Section 8?

Vouchers get most of the attention. They're far from the only option.

City of San Antonio Department of Human Services: The city runs a Rental Assistance Program for residents facing eviction or a short-term crisis. Funding is limited and first-come, first-served. Check cosa.gov or call 210-207-5910. ^[5]

Catholic Charities Archdiocese of San Antonio: Administers rental and utility help funded by a mix of city, county, and private money. They sometimes have emergency funds when city programs run dry.

San Antonio Food Bank: Best known for food, but it also connects clients to housing navigation and emergency rental funds.

Texas Rent Relief (closed): The state ERAP program stopped taking new applications after distributing over $2 billion statewide from 2021 to 2023. ^[11] It's not returning in that form. I mention it only because people still search for it.

Homelessness prevention: The city's SA Housing Forward initiative coordinates permanent supportive housing for people experiencing or at risk of homelessness, with units scattered across town.

Veterans: Vets in San Antonio can access HUD-VASH vouchers through the South Texas Veterans Health Care System in partnership with SAHA. These target veterans experiencing homelessness. Contact the VA directly.

For a side-by-side look at assistance types, the rental assistance guide covers federal, state, and local programs. The hud housing page explains how HUD-funded properties beyond vouchers work and where to find them.

How long does it take to get housing through these programs in San Antonio?

Honest answer: a long time for vouchers, shorter for some alternatives.

SAHA's voucher waitlist, when open, has run three to seven years or more, depending on preference categories and funding. HUD hasn't published national average wait data since around 2012. The Center on Budget and Policy Priorities estimated in 2017 that the national average was 1.5 to 2 years, but high-demand metros like San Antonio run well past that. ^[12]

A SAHA housing preference (homeless, domestic violence survivor, veteran, disabled) shortens your wait. It doesn't make it fast.

LIHTC properties usually run weeks to months rather than years, though popular senior communities can stretch past a year.

Public housing waits vary by development. Some are short. Others are effectively closed too.

Once you actually get a voucher, you typically have 60 days to find a unit, with extensions up to 120 days if you're searching in good faith. Finding a willing landlord inside that window is genuinely hard right now given how tight the market is. Start hunting before your voucher paperwork is even finalized.

What rights do Section 8 tenants have in San Antonio?

Voucher holders get two layers of protection: HUD rules and Texas landlord-tenant law. The layers interact.

Under HUD rules, your landlord can't end your tenancy without good cause while you hold a voucher. ^[7] Good cause covers nonpayment, lease violations, or criminal activity. A landlord can't just refuse to renew because they've soured on the program, at least not mid-lease. At lease end, they can decline to renew as long as they give proper notice.

Texas law requires written notice before eviction proceedings and forces landlords through the county court process. San Antonio sits in Bexar County, so evictions run through Justice of the Peace courts.

If your unit fails an HQS inspection and the landlord won't fix it, SAHA can abate (stop) HAP payments until repairs happen. That's a strong financial reason for landlords to keep units in shape.

Think your landlord discriminated against you? File a fair housing complaint with HUD's Office of Fair Housing and Equal Opportunity (FHEO) at hud.gov/fairhousing, or with the San Antonio fair housing program run through the city. ^[13]

For the fuller picture of your rights as a voucher holder, see the tenant-rights section.

Can you move to San Antonio with a Section 8 voucher from another city?

Yes. It's called portability, and it's a right under federal law. Under 24 CFR 982.353, a family with a voucher can move to any area with a PHA that runs the program. ^[7]

Here's how it plays out.

1. Your current (initial) PHA has to allow the move. If you've lived in that jurisdiction for at least 12 months, you generally can port anywhere. 2. You request portability in writing. Your PHA notifies SAHA (or HABC) as the receiving PHA. 3. SAHA either absorbs your voucher into its own program or bills your original PHA under a billing arrangement. 4. You find a San Antonio unit that passes HQS and falls within SAHA's payment standards.

The catch: San Antonio is a high-demand receiving area. SAHA can take time to process incoming requests, and its payment standards apply, not your original PHA's. If your old standard was higher, you may end up covering the difference.

Moving from San Antonio to another city works the same way in reverse. The moving-and-porting section has the full portability rules.

Frequently asked questions

Is the SAHA Section 8 waitlist open in 2025?

As of mid-2025, SAHA's Housing Choice Voucher waitlist is closed. SAHA last accepted applications briefly in 2022. Check opportunityhome.org for any announced reopening. The Housing Authority of Bexar County (HABC) runs a separate waitlist, and its status may differ. Both PHAs must post current waitlist status publicly.

How do I apply for low income housing in San Antonio?

For Section 8 vouchers, apply through Opportunity Home San Antonio (opportunityhome.org) when the waitlist opens, or through habc.org for the Bexar County housing authority. For LIHTC apartments, apply directly to each property using TDHCA's property search at tdhca.state.tx.us. For emergency rental help, contact the City of San Antonio Department of Human Services at 210-207-5910.

What is the income limit for Section 8 in San Antonio?

For FY 2024, SAHA's voucher program generally requires income at or below 50% of the Area Median Income for the San Antonio-New Braunfels metro. For a single person, that's $28,900. For a family of four, it's $41,250. HUD updates these limits each spring. Exact figures are published at huduser.gov.

How long is the Section 8 waitlist in San Antonio?

Nobody publishes a precise current figure, because it depends on preferences and funding. Historically, San Antonio's voucher waitlist has run three to seven years or longer for applicants without high-priority preferences. Applicants who qualify as homeless, domestic violence survivors, or veterans with HUD-VASH referrals wait less. LIHTC apartments run much shorter waits.

Can a landlord refuse Section 8 in San Antonio?

Yes. Texas has no statewide source-of-income protection law, and San Antonio has no local ordinance requiring landlords to accept vouchers. Participation is voluntary. That's one reason voucher holders here can struggle to find housing inside their 60-to-120-day search window, especially in tighter rental markets.

What is the Fair Market Rent for a 2-bedroom in San Antonio?

HUD set the FY 2025 Fair Market Rent for a 2-bedroom in the San Antonio-New Braunfels metro at $1,318. Payment standards set by SAHA may run slightly above or below that figure. For Small Area FMRs, which vary by ZIP code, check the HUD FMR page at huduser.gov.

Does San Antonio have income-based apartments I can apply to without a voucher?

Yes. San Antonio has hundreds of LIHTC-funded apartment communities where rents are capped at 50% or 60% of Area Median Income. No voucher required. Search the Texas Department of Housing and Community Affairs property database at tdhca.state.tx.us, filter by San Antonio, and apply directly to each property.

What happens at a Section 8 inspection in San Antonio?

SAHA inspectors check units against HUD's Housing Quality Standards. They look at structural integrity, electrical systems, plumbing, heating, hot water, smoke detectors, and general safety. A unit must pass before a tenant moves in and must pass annual reinspection to keep the subsidy. Landlords are responsible for fixing any failures within a set deadline.

Can seniors get priority on Section 8 waitlists in San Antonio?

SAHA and HABC both recognize elderly and disabled preferences that can move qualifying applicants higher on the waitlist. Seniors may also qualify for HUD-assisted senior housing and dedicated senior LIHTC communities, which have their own application processes and sit separate from the general voucher waitlist.

What is Opportunity Home San Antonio?

Opportunity Home San Antonio is the rebranded name of the San Antonio Housing Authority (SAHA). It administers the Housing Choice Voucher (Section 8) program, operates public housing developments, and runs several homeownership and supportive housing programs. The main website is opportunityhome.org.

Can I move to San Antonio using a Section 8 voucher from another city?

Yes. Federal portability rules under 24 CFR 982.353 let voucher holders move to any area with an operating PHA. You must have lived in your initial PHA's jurisdiction for at least 12 months in most cases. Contact your current PHA to request portability, then SAHA processes you as a receiving PHA.

Are there Section 8 vouchers specifically for veterans in San Antonio?

Yes. HUD-VASH (Veterans Affairs Supportive Housing) vouchers are available in San Antonio through a partnership between SAHA and the South Texas Veterans Health Care System. These are reserved for veterans experiencing homelessness or at serious risk. Veterans must be enrolled in VA healthcare services to qualify. Contact the South Texas VA directly to start.

What emergency rental help is available in San Antonio right now?

The City of San Antonio Department of Human Services runs a Rental Assistance Program for residents facing eviction. Catholic Charities Archdiocese of San Antonio also administers emergency rental funds. The statewide Texas Rent Relief ERAP program is closed. Call 210-207-5910 or visit cosa.gov for current city program availability.

How much rent does a Section 8 tenant pay in San Antonio?

Voucher holders pay roughly 30% of their adjusted monthly income toward rent. HUD allows deductions for dependents ($480 each), elderly or disabled members ($400), childcare, and qualifying medical expenses before calculating the 30% share. If the unit's gross rent exceeds SAHA's payment standard, the tenant pays the full difference on top of their 30% share.

Sources

1. Opportunity Home San Antonio (SAHA), official program page: SAHA administers Housing Choice Vouchers and public housing in San Antonio; waitlist status and application procedures
2. Texas Department of Housing and Community Affairs (TDHCA), LIHTC program: TDHCA administers the LIHTC program in Texas; properties searchable by city; rents capped at 50% or 60% AMI
3. HUD, Multifamily Housing Program overview: HUD project-based Section 8 assistance is tied to specific units in multifamily properties; tenants apply directly to properties
4. City of San Antonio, Department of Human Services: City of San Antonio runs Rental Assistance Program for residents facing eviction; contact 210-207-5910
5. HUD, FY 2024 Income Limits, San Antonio-New Braunfels MSA: FY 2024 AMI for San Antonio-New Braunfels is $82,500 for a family of four; income limits published by household size
6. 24 CFR Part 982, Housing Choice Voucher Program regulations: Voucher eligibility at 50% AMI; citizenship rules; criminal history bars; portability at 24 CFR 982.353; 30% income contribution; minimum $50 rent
7. HUD, FY 2025 Fair Market Rents, San Antonio-New Braunfels MSA: FY 2025 FMRs for San Antonio metro: efficiency $1,000; 1-BR $1,094; 2-BR $1,318; 3-BR $1,818; 4-BR $2,091
8. HUD, Housing Choice Voucher landlord and HQS page: Units must pass HQS inspection before tenant occupancy; inspections cover structural safety, heating, plumbing, electrical, smoke detectors
9. Texas Property Code, Chapter 92: Texas has no statewide source-of-income discrimination law requiring landlords to accept housing vouchers
10. Texas Department of Housing and Community Affairs, Texas Rent Relief program summary: Texas Rent Relief ERAP distributed over $2 billion statewide during 2021-2023; program is now closed for new applications
11. Center on Budget and Policy Priorities, 'Federal Rental Assistance Fact Sheets' (2017 data): Average national voucher waitlist estimated at 1.5-2 years; high-demand metros like San Antonio run substantially longer
12. HUD, Office of Fair Housing and Equal Opportunity: Tenants can file housing discrimination complaints with HUD's FHEO; complaints accepted online at hud.gov/fairhousing