Low income housing in St. Louis: every option explained

Last updated 2026-07-09

What low income housing options exist in St. Louis?

St. Louis sits in a region with two separate housing authorities serving different geographic areas, which trips people up from the start. The St. Louis Housing Authority (SLHA) handles the city of St. Louis proper, while the St. Louis County Housing Authority (SLCHA) covers unincorporated county areas and some municipalities. A handful of municipal PHAs, like Florissant and Ferguson, run their own small programs.

The four main program types are:

Housing Choice Vouchers (Section 8): A tenant-based subsidy you take to a private landlord. The PHA pays the landlord the difference between 30% of your adjusted income and the payment standard. Learn more about how the housing choice voucher program works before applying.

Public housing: Units owned and managed directly by SLHA or SLCHA. Rents are capped at 30% of household income. The city's portfolio includes high-rises, scattered-site homes, and senior communities.

LIHTC (Low Income Housing Tax Credit) apartments: Privately owned developments where rents are capped for households earning 50% or 60% of Area Median Income. These don't involve a voucher. You apply directly to the property. The low income housing tax credit program is the country's largest source of new affordable rental construction.

Project-based Section 8: Subsidy is attached to specific units in privately owned buildings. You must live in that building to get the assistance. If you move, you leave the subsidy behind.

None of these programs overlaps cleanly. A person on SLHA's voucher waitlist is not automatically in line for public housing, and vice versa. You apply to each separately. ^[1]

Who qualifies for low income housing in St. Louis?

Eligibility depends on the program, but the common thread is income relative to HUD's Area Median Income (AMI) for the St. Louis Metropolitan Statistical Area.

For the Housing Choice Voucher program, federal law requires that at least 75% of new voucher admissions go to households at or below 30% of AMI. ^[2] The remaining 25% can go to households up to 50% of AMI. HUD sets those income limits every year.

For 2024, HUD's income limits for the St. Louis MSA are approximately:

Household size	30% AMI	50% AMI	80% AMI
1 person	$20,550	$34,250	$54,800
2 people	$23,450	$39,150	$62,600
3 people	$26,400	$44,050	$70,400
4 people	$29,300	$48,900	$78,200
5 people	$31,650	$52,850	$84,500

These figures come from HUD's published FY2024 income limits and change annually. ^[3] LIHTC properties typically serve households at 50% or 60% AMI, so the income ceiling there sits higher than for vouchers.

Citizenship and immigration status matter too. At least one household member must be a U.S. citizen or eligible immigrant to receive federal housing assistance. Mixed-status families may get prorated assistance. ^[4] Criminal background screening varies by PHA; SLHA follows HUD's 2016 guidance discouraging blanket bans on applicants with criminal records.

Residency preference is real and worth knowing. SLHA gives preference to city of St. Louis residents and people displaced by government action. If you live in the county and apply to SLHA, expect to wait longer than a city resident with the same income.

How do you apply for Section 8 in St. Louis?

Both SLHA and SLCHA manage their own waitlists, and they open and close independently. Neither is always open. Understand this before you do anything else.

When SLHA's waitlist opens, applications go through an online portal at stlha.org. The agency usually announces openings several weeks ahead, and the window often closes within days. SLCHA works the same way. Miss an opening and you wait until the next one, which could be years away.

For a live view of which open Section 8 waiting lists are accepting applications across Missouri and nationally, HUD keeps a searchable PHA directory.

Here's what the application process looks like step by step:

1. Watch for waitlist opening announcements. Sign up for SLHA's email list or follow their social media. 2. Submit the pre-application online during the open window. You'll need names, dates of birth, Social Security numbers, and income information for all household members. 3. SLHA uses a lottery or date-stamp system to rank applicants. If selected, you get a full application interview. 4. At the interview, you verify income, assets, and family composition with documentation. 5. If approved, you go on the actual waitlist and wait for a voucher to open up.

Being on a waitlist is not the same as having a voucher. People confuse those two steps constantly, and it leads to bad decisions like giving notice on a current apartment too early. Don't move until you have a voucher in hand and an active search period.

If you want to research individual properties using public listings, go section 8 is one tool many St. Louis tenants use to find participating landlords, though the listings vary in how current they are. ^[5]

How long is the Section 8 waitlist in St. Louis?

Long. Nobody is going to pretend otherwise.

SLHA last publicly reported wait times in the range of 3 to 5 years for the Housing Choice Voucher program. SLCHA's wait has historically run 2 to 4 years depending on bedroom size. A 3-bedroom voucher usually takes longer than a 1-bedroom because fewer units in that range pass inspection and accept vouchers.

HUD's Picture of Subsidized Households data shows SLHA served roughly 5,300 HCV households as of recent reporting years, with turnover (vouchers freeing up because a family leaves the program) running at about 10-15% annually in a healthy program. ^[6] If SLHA has 5,000 voucher households and 10% turnover, that's 500 vouchers per year entering the pool. Put thousands of people on the waitlist against that, and 3-5 years starts to make sense.

A few things can shorten your actual wait. Preferences help. Being a current SLHA public housing resident, a veteran, or someone displaced by a declared disaster can push you toward the front. Applying the moment a waitlist opens (versus halfway through the open window) also matters in lottery-based systems.

If the wait feels impossible, public housing can sometimes move faster for specific unit types, and some LIHTC properties have shorter waits or no waitlist at all. Apply in parallel, not one at a time.

One more thing: if you're already on a waitlist in another city or county and want to move to St. Louis, the moving and porting rules let you port your voucher to SLHA's jurisdiction after living in the issuing jurisdiction for at least 12 months, with some exceptions. ^[7]

What is the payment standard for vouchers in St. Louis?

The payment standard is SLHA's or SLCHA's ceiling on how much they'll pay toward rent. It's based on HUD's Fair Market Rents for the area, and both PHAs usually set their payment standard somewhere between 90% and 110% of the published FMR.

HUD's FY2024 Fair Market Rents for the St. Louis, MO-IL HUD Metro FMR Area are: ^[8]

Bedroom size	FMR 2024
Efficiency	$770
1 bedroom	$893
2 bedroom	$1,070
3 bedroom	$1,428
4 bedroom	$1,674

If SLHA's payment standard equals the FMR, and your unit rents for more than the payment standard, you pay the difference out of pocket on top of your 30% of income share. HUD's regulations at 24 CFR 982.508 cap your total out-of-pocket rent at 40% of your adjusted monthly income at initial lease-up, but that cap only applies at move-in. ^[9]

St. Louis city rents have climbed steadily over the past five years. In several neighborhoods, market-rate units now sit above the payment standard, which leaves voucher holders struggling to find units they can afford to rent. Landlords don't always have room to go below market, which is part of why the supply of voucher-accepting landlords stays tight. ^[10]

For landlords trying to figure out if the math works: rental assistance payments from SLHA arrive by direct deposit on the first of each month, they don't stop because the tenant loses income, and the PHA renegotiates rents annually during the HAP contract renewal.

Where can you find LIHTC and affordable apartment listings in St. Louis?

LIHTC properties are everywhere in the St. Louis area. You just need to know how to find them.

HUD's official resource locator at resources.hud.gov lets you search by zip code for PHAs, multifamily housing, and supportive housing programs. ^[11] Missouri Housing Development Commission (MHDC) keeps a rental housing search tool built for LIHTC properties in the state. The MHDC directory shows which properties have open waiting lists, current vacancies, income restrictions, and unit mix.

For section 8 houses for rent in the St. Louis area, SLHA keeps a landlord list, and several third-party listing platforms pull together voucher-friendly properties.

Some neighborhoods and zip codes hold more affordable housing than others. The north city and near north county (zip codes like 63115, 63121, 63136) have more subsidized supply. Clayton, Ladue, and similar west county municipalities have very little, partly due to zoning history and partly because LIHTC projects need local government cooperation.

HUD housing also includes senior-specific communities. If you're 62 or older, the inventory grows considerably. Low income senior housing has its own application processes, separate from the general voucher waitlist.

If you need housing now and can't wait for a voucher, the St. Louis Regional Housing Commission keeps referral lists for emergency and transitional housing. St. Patrick Center, Places for People, and Peter & Paul Community Services all connect people to affordable housing with varying support levels depending on circumstances.

How does public housing work in St. Louis, and is it different from Section 8?

Yes, it's different in a way that matters.

Public housing means SLHA owns the building and is your landlord. You sign a lease with SLHA directly, pay 30% of your adjusted income as rent, and SLHA handles maintenance. If you move out, the unit stays subsidized for the next tenant.

Section 8 (the Housing Choice Voucher) means you find your own private landlord, and SLHA pays part of the rent on your behalf. The subsidy travels with you, not the unit.

SLHA's public housing portfolio has shrunk sharply over the past 20 years. The Pruitt-Igoe towers are long gone, demolished in the 1970s. Today's SLHA public housing includes scattered-site single-family homes, a few mid-rise developments, and senior communities. The portfolio held roughly 1,500 to 2,000 public housing units in recent years, well below peak capacity.

Public housing has its own waitlist, separate from the HCV waitlist. Applying to one does not put you on the other. Apply to both when waitlists are open.

One underappreciated difference: public housing tenants have slightly different rights in the grievance process than HCV tenants. Under 24 CFR Part 966, public housing residents get a formal grievance hearing before eviction. HCV tenants have protections too, but through a different regulatory structure under 24 CFR Part 982. ^[4] Knowing which program you're in matters when something goes wrong.

For a broader grounding in how these programs relate to each other, reading up on section 8 and the general structure of the housing authority system is a solid starting point.

What are the income limits and affordability thresholds for St. Louis?

The table in the qualification section covers the main HUD income tiers. Here's the real-world context.

HUD defines "low income" as 80% of AMI or below, "very low income" as 50% of AMI or below, and "extremely low income" as 30% of AMI or below. ^[3] Most vouchers go to extremely low income households. Most LIHTC apartments serve low or very low income households.

The St. Louis MSA AMI for FY2024 was approximately $97,300 for a family of four. ^[3] That puts the 80% AMI threshold around $78,200 for a four-person household. A single person earning under $34,250 is at 30% AMI and likely qualifies for a voucher if one comes open.

LIHTC rents work differently. Rents are set at 30% of 50% or 60% of AMI, regardless of what any individual tenant earns. So a 1-bedroom LIHTC unit restricted at 60% AMI has a maximum gross rent of roughly $1,003 a month in 2024, whether the tenant earns $20,000 or $50,000 a year (as long as the tenant is income-qualified to lease it).

Here's the part people miss. A household earning Missouri's minimum wage ($12.30 an hour as of 2024) working full-time brings in about $25,584 a year. At 30% of income, that's roughly $640 a month for housing. That's below the LIHTC rent ceiling and below the 1-bedroom FMR. The math is genuinely hard for people at the bottom of the income scale, which is exactly why vouchers exist.

What rights do Section 8 tenants have in St. Louis?

Missouri has no statewide source-of-income (SOI) protection law, so landlords in St. Louis can legally refuse to rent to voucher holders unless a local ordinance says otherwise. ^[12] The city of St. Louis passed a source-of-income protection ordinance that bars discrimination against voucher holders inside the city limits. St. Louis County has no comparable countywide ordinance, though some municipalities may have their own rules. If you're searching in the county, ask the specific city or municipality.

Beyond that, HCV tenants in St. Louis have the same rights under Missouri landlord-tenant law as any other renter, plus specific federal protections tied to their HAP contract.

Key federal rights:

You have the right to 30 days' notice before SLHA terminates your voucher assistance (longer in some circumstances). Under 24 CFR 982.555, SLHA must give you the chance for an informal hearing before terminating assistance. ^[9] That hearing is real bargaining power. Use it.

You have the right to move with your voucher once your initial lease term ends, as long as you give proper notice to your landlord and SLHA. Moving with a voucher inside SLHA's jurisdiction is straightforward. Porting to another city or state takes more steps.

Your landlord cannot retaliate against you for complaining to SLHA about housing conditions. The HAP contract requires the unit to meet HUD's Housing Quality Standards, and SLHA enforces that through inspections.

If you have a complaint about how SLHA is handling your case, HUD's multifamily housing complaint hotline is 1-800-685-8470. For discrimination complaints, HUD's Fair Housing Office handles them at hud.gov. ^[13]

VoucherReady's tenant tools help you track your waitlist position and organize your move documentation, which is genuinely useful when you finally get a voucher and have 60-120 days to find a unit.

How does Section 8 work for landlords in St. Louis?

A lot of St. Louis landlords say no to vouchers out of habit or bad information. The actual mechanics are not that complicated.

Here's the basic flow: You list your unit. A voucher holder applies. If you want to proceed, SLHA schedules an inspection. The unit must pass HUD's Housing Quality Standards. If it passes, SLHA sends you a Request for Tenancy Approval (RFTA) packet. You and the tenant sign a lease. You and SLHA sign a Housing Assistance Payment (HAP) contract. SLHA starts paying its share directly to you each month.

The inspection is the part most landlords fear. In practice, HQS inspections check for working smoke detectors, adequate heat, no exposed wiring, no peeling paint in pre-1978 housing (lead hazard rules), functioning plumbing, and structurally sound windows and doors. A well-maintained unit passes without drama. If it fails, SLHA hands you a list of deficiencies and a timeframe to fix them.

Payment security is a real benefit. SLHA's portion of the rent lands reliably on the first. You're not chasing a check. If the tenant stops paying their portion, you follow normal Missouri eviction procedure (which starts at 30 days' notice for nonpayment), and SLHA keeps paying its share during that process.

The city of St. Louis SOI ordinance means you cannot refuse a voucher holder solely because they have a voucher. You can still screen for credit, rental history, and references just as you would any applicant.

For landlords who want to get set up properly and understand the HAP contract terms, inspection requirements, and annual rent escalation rules, we put together a landlord kit at VoucherReady that walks through the entire process without the PHA jargon. The hud housing overview is also worth reading to see how HUD's role relates to what SLHA actually does day-to-day.

What emergency and rapid rehousing options exist in St. Louis?

If you need housing in weeks, not years, the voucher waitlist is not your answer. Here's what actually moves faster.

HUD's Emergency Solutions Grant (ESG) funds rapid rehousing programs run through St. Louis nonprofits. Rapid rehousing provides short-term rental assistance (typically 3-12 months) plus case management to help you find and keep housing. The St. Louis Continuum of Care (CoC) coordinates these resources and can be reached through the regional 211 helpline.

Emergency Housing Vouchers (EHVs) came out of the American Rescue Plan Act and were allocated to SLHA and other PHAs specifically for people experiencing homelessness, domestic violence survivors, and people at risk of homelessness. EHV availability depends on current SLHA allocations and may carry its own separate waitlist.

Missouri's Housing Trust Fund supports a small number of emergency rental assistance programs through MHDC. Eligibility and funding levels change; the best current information is at mhdc.com.

Homeless services access in St. Louis usually starts with a coordinated entry assessment. You can call 211, visit Peter & Paul Community Services, or contact Gateway to Better Living. Coordinated entry scores your housing need and connects you to the shortest path to housing, whether that's rapid rehousing, emergency shelter, or a direct referral to a subsidized unit with an opening.

One honest note: emergency programs have gaps. Funding cycles end. Priority populations shift. If you're in crisis, calling 211 and asking what's currently funded beats relying on any static list, including this one.

How can landlords start accepting Section 8 in St. Louis?

The first step is simply registering with SLHA or SLCHA as a landlord willing to accept vouchers. You don't need special certification, though some landlords brace for a complicated process and are surprised by how direct it is.

Contact SLHA's Housing Choice Voucher landlord liaison at stlha.org to get on their landlord list. When a voucher holder wants to rent your unit, the process starts from their end: they bring you a voucher and submit a Request for Tenancy Approval. You fill out your portion, confirm the rent amount, and SLHA takes it from there.

Make sure your unit can pass the HQS inspection before scheduling. The most common failure points in older St. Louis housing stock are peeling paint (in pre-1978 units), non-working smoke detectors, and windows that don't open or lock properly. Fixing those before the inspector shows up saves time.

On the rent amount, you can charge your normal market rent as long as it's at or below the payment standard and passes SLHA's rent reasonableness test. SLHA compares your requested rent to similar unsubsidized units in the same area. If your ask is reasonable, it goes through. If it's too high, they'll tell you what they'll approve.

Each year you can request a rent increase during HAP contract renewal. SLHA approves increases that stay within the payment standard and pass the reasonableness test. This isn't dramatically different from negotiating with any long-term tenant.

Section 8 tenants tend to stay longer. When someone's voucher is tied to a unit they've made into a home, they don't move casually. Turnover costs money. Stable tenants, even at below-peak market rent, often net out better over a 2-3 year horizon than high-turnover market-rate units.

Frequently asked questions

Is the Section 8 waitlist in St. Louis currently open?

As of mid-2025, neither SLHA (city) nor SLCHA (county) has publicly announced an open HCV waitlist. Both PHAs open their lists occasionally and close them quickly. Check stlha.org and stlouiscountyhousingauthority.org directly, or watch the HUD PHA Contact list at hud.gov for announcements. Signing up for SLHA's email notifications is the most reliable way to catch an opening when it happens.

Can I apply to both the city and county housing authority?

Yes, and you should. SLHA and SLCHA are separate agencies with separate waitlists. There's no rule against being on both. The city of St. Louis and St. Louis County are administratively distinct, so applying to one doesn't affect your position with the other. Your residency preference will be strongest at the authority whose jurisdiction you currently live in, but both are worth applying to when open.

What zip codes in St. Louis have the most affordable housing?

North St. Louis city (63115, 63120) and near north county (63121, 63136, 63138) hold the highest concentration of subsidized housing, both public housing and LIHTC properties. These areas also have more landlords participating in the HCV program. West county municipalities like Clayton, Ladue, and Chesterfield have very limited subsidized inventory, which matters for voucher holders who want to access those school districts.

How much is the Section 8 payment standard in St. Louis for 2024?

HUD's 2024 Fair Market Rents for the St. Louis metro area are $770 for an efficiency, $893 for a 1-bedroom, $1,070 for a 2-bedroom, $1,428 for a 3-bedroom, and $1,674 for a 4-bedroom. SLHA sets its actual payment standard as a percentage of these FMRs, typically between 90% and 110%. Contact SLHA directly for their current payment standard schedule, which can change annually.

What documents do I need to apply for Section 8 in St. Louis?

For the initial pre-application, you typically only need basic household information: names, dates of birth, and Social Security numbers for all members. The full documentation comes at your eligibility interview if you're selected from the waitlist. At that stage you'll need proof of income (pay stubs, benefit letters), photo ID, Social Security cards, and documentation of any assets. Start gathering those now rather than scrambling when the interview comes.

Does St. Louis have source-of-income protection for voucher holders?

The city of St. Louis passed a source-of-income protection ordinance barring landlords from refusing voucher holders solely because of their subsidy. St. Louis County has no countywide equivalent. If you're renting in the county, check the specific municipality's ordinances. Missouri has no statewide source-of-income law, so protections vary significantly by location within the metro area.

Can a senior apply for low income housing specifically for older adults in St. Louis?

Yes. Several programs serve seniors specifically. SLHA and SLCHA both have senior public housing and voucher preferences for elderly households. Federally subsidized Section 202 supportive housing for the elderly exists at multiple St. Louis properties. LIHTC senior communities also operate throughout the metro. These carry separate waitlists from general family housing and sometimes move faster. Being 62 or older expands your options meaningfully.

How long does Section 8 inspection take in St. Louis?

SLHA typically schedules the initial HQS inspection within 7 to 15 business days of receiving a completed Request for Tenancy Approval. If the unit passes, the HAP contract can be executed within another week or two, and the first payment follows the next payment cycle. If the unit fails, SLHA gives you a deficiency list and a reinspection date, which adds time. Total time from RFTA submission to first payment is usually 3 to 6 weeks for a unit that passes initially.

Can I use a Section 8 voucher from another city in St. Louis?

Yes, through a process called portability. If you have a voucher from another jurisdiction and have lived there at least 12 months (or are exempt from that requirement), you can port your voucher to SLHA's jurisdiction. SLHA will either absorb the voucher into their program or bill your home PHA. Contact SLHA's HCV office before starting the port. The process takes 30 to 60 days if everything goes smoothly.

What is the difference between project-based Section 8 and tenant-based Section 8 in St. Louis?

Tenant-based vouchers (Housing Choice Vouchers) travel with you to whatever private unit you choose. Project-based vouchers or HAP contracts are tied to specific units in specific buildings. If you live in a project-based Section 8 building, you pay 30% of your income and the PHA pays the rest, but if you move, the subsidy stays with the unit. Tenant-based vouchers give you more mobility; project-based means the unit is affordable to whoever lives there.

Are there income limits to stay in St. Louis low income housing, or just to qualify initially?

For vouchers, you must stay income-eligible to keep receiving assistance, but there's no hard cliff where a modest raise automatically ends your voucher. As your income rises, your share of rent rises proportionally (always 30% of adjusted income), and the PHA's share drops. You'd only lose the voucher if your income rose so high that your 30% share exceeded the total rent, making the voucher effectively worthless. For public housing, income limits apply at admission; continued occupancy rules vary by property.

What is MHDC and how does it relate to affordable housing in St. Louis?

Missouri Housing Development Commission (MHDC) is the state housing finance agency. It allocates Low Income Housing Tax Credits to developers, which fund most new affordable apartment construction in Missouri including St. Louis. MHDC also runs some rental assistance and homebuyer programs. If you're looking for LIHTC apartments across the metro, MHDC's rental housing search at mhdc.com is one of the most complete lists available, showing vacancies and income restrictions by property.

How do I report a landlord who refuses my Section 8 voucher in St. Louis city?

File a complaint with the St. Louis Civil Rights Enforcement Agency (CREA), which handles local SOI discrimination under the city ordinance. You can also file a Fair Housing complaint with HUD at hud.gov or call 1-800-669-9777. Document the refusal in writing if you can, note the date and what the landlord said, and file promptly since there are time limits on discrimination complaints (typically one year from the discriminatory act).

Sources

1. HUD.gov, Public Housing Agency directory: PHAs administer Housing Choice Vouchers and public housing separately; multiple PHAs can serve overlapping areas
2. HUD.gov, FY2024 Income Limits documentation: HUD publishes annual income limits at 30%, 50%, and 80% of AMI for all metropolitan areas including St. Louis MSA
3. Code of Federal Regulations, 24 CFR Part 966: Public housing residents are entitled to formal grievance hearings before eviction under 24 CFR Part 966; mixed-status family proration rules also apply under federal housing regulations
4. HUD.gov, Resource Locator: HUD's resource locator allows tenants to search for PHAs, multifamily housing, and assisted properties by location
5. HUD.gov, Picture of Subsidized Households: HUD's Picture of Subsidized Households provides data on voucher households served by each PHA including St. Louis Housing Authority
6. HUD.gov, FY2024 Fair Market Rents: HUD FY2024 FMRs for St. Louis MO-IL HUD Metro FMR Area: efficiency $770, 1BR $893, 2BR $1,070, 3BR $1,428, 4BR $1,674
7. Code of Federal Regulations, 24 CFR Part 982: 24 CFR 982.508 caps tenant rent contribution at 40% of adjusted monthly income at initial lease-up; 982.555 requires informal hearing before voucher termination
8. Urban Institute, Voucher Acceptance Rates: Rising market rents in many cities have pushed rents above voucher payment standards, constraining the supply of units accessible to voucher holders
9. HUD.gov, Multifamily Housing: HUD's multifamily housing programs include project-based Section 8, Section 202 senior housing, and LIHTC-financed developments
10. National Housing Law Project, Source of Income Discrimination: Missouri has no statewide source-of-income protection law; the city of St. Louis has a local ordinance prohibiting voucher discrimination
11. HUD.gov, Fair Housing and Equal Opportunity: HUD's FHEO office handles fair housing complaints including source-of-income and housing discrimination