What Income-Based Housing Options Exist in Georgia
Georgia has three main paths to income-based housing: Section 8 Housing Choice Vouchers administered by local housing authorities, public housing owned and operated by those same authorities, and Low-Income Housing Tax Credit (LIHTC) properties that are privately owned but restricted to lower-income residents. Section 8 is the largest program — it gives you a voucher to rent from a private landlord, and the program pays a portion of your rent. Public housing is owned directly by the state or local authority. LIHTC properties are apartment complexes built with tax incentives that require them to keep rents affordable for a set number of years.
Which one you can access depends on where you live in Georgia, your income, and your household size. Atlanta, Savannah, Augusta, and smaller cities each have their own housing authority with different wait lists and timelines. Some areas have long waits for Section 8; others have shorter ones or periodic openings. LIHTC properties are scattered across the state and often have their own income limits that differ slightly from Section 8.
Key Takeaways
- Georgia's three main programs are Section 8 vouchers, public housing, and Low-Income Housing Tax Credit apartments, each run by different organizations with different wait times.
- Income limits for all three programs are based on your household size and the area median income where you live, and they vary by county.
- Section 8 wait lists in Georgia range from open to several years, depending on the housing authority; you can check your local authority's status online or by phone.
- You will need proof of income, a Social Security number, and a background check for any program; criminal history and eviction records may disqualify you from some but not all programs.
- LIHTC properties often have shorter wait times than Section 8 but lower availability; you can search for them through the Georgia Housing Finance Authority or by contacting your local authority.
Income Limits by Household Size in Georgia
Income limits for Section 8 and public housing are set at 50% of the area median income (AMI) for your county. This means a single person in rural Georgia may have a higher income limit than a single person in Atlanta, because Atlanta's median income is higher. For example, in Fulton County (Atlanta), the 2024 income limit for a single person is roughly $35,000 per year; in a rural county, it might be $28,000. These numbers change annually, usually in April.
Your household size includes you, your spouse if married, any children under 18, and any other dependents you claim on your taxes. A live-in partner who is not married to you is not counted as part of your household for income purposes. If your income is at or below the limit for your household size in your county, you may be considered for the program. If you are over the limit, you are not.
LIHTC properties sometimes use 60% AMI instead of 50%, which means they allow slightly higher incomes. Always ask the specific property what their income limit is, because it can vary from property to property even within the same county.
How to Find Your Local Housing Authority and Check Wait List Status
Every county in Georgia has a housing authority, but not all of them run Section 8 programs. The largest authorities are in Atlanta (Housing Authority of the City of Atlanta), Savannah (Savannah Housing Authority), Augusta (Augusta Housing Authority), and Columbus (Columbus Housing Authority). Smaller cities have their own authorities as well. Your first step is to find out which authority covers your address.
Go to the Georgia Housing Finance Authority website or call 2-1-1 (a free referral line) and give them your address. They will tell you which local authority serves you and whether their Section 8 program is open, closed, or has a wait list. Many authorities post their wait list status on their own websites. Some allow you to call and ask directly. A few have online portals where you can check your position on the list if you are already on it.
If the wait list is closed in your area, ask when it typically reopens. Some authorities open their lists once a year; others open them when funding becomes available. You can also ask if there is a waiting list to get on the waiting list — some programs maintain this so they can contact you when they reopen.
Documents You Will Need for Section 8 or Public Housing
All Georgia housing authorities require the same core documents: proof of income for the past 30 days (pay stubs, benefits letters, or tax returns), a Social Security number or ITIN for every household member, proof of residency in the state, and a photo ID. If you are self-employed, you will need tax returns for the past two years. If you receive benefits, bring the award letter from the benefits program.
You will also undergo a background check. This includes a criminal history check and an eviction history check. A criminal record does not automatically disqualify you — housing authorities must consider the nature of the crime, how long ago it occurred, and whether you have rehabilitated. However, certain crimes (drug manufacturing, sex offenses against children) are permanent bars. Evictions are reviewed similarly; an eviction from five years ago is treated differently than one from last month.
If you have a disability, bring documentation from a doctor or the Social Security Administration. This can help you access reasonable accommodations and may affect which units you are offered. Bring originals or certified copies; photocopies are usually not accepted.
Income Limits and Disqualifying Factors
The most common reason people are turned down is income over the limit. The second most common is an eviction within the past three to five years, depending on the authority. Some authorities have a blanket policy; others look at the reason for the eviction. If you were evicted for non-payment of rent, you may face a longer bar than if you were evicted for a lease violation unrelated to money.
Criminal convictions can disqualify you, but the rules are specific. A drug conviction within the past three years is usually a bar. A felony conviction within the past five to seven years may be a bar, depending on the authority and the crime. Misdemeanors are often not disqualifying unless they involve violence or drugs. Ask your local authority for their specific policy before you assume you are disqualified.
Other factors that may disqualify you: owing money to a previous housing authority, failing a drug test if one is required, or providing false information on your process. Homelessness, prior evictions, poor credit, and lack of a job history do not disqualify you. Neither does being on disability, receiving TANF or SNAP, or having a criminal record that is old enough or minor enough to fall outside the authority's bar.
LIHTC Properties and How to Search for Them
Low-Income Housing Tax Credit properties are apartment complexes where the owner received a tax credit from the state in exchange for keeping rents low for 15 to 30 years. You do not explore through a housing authority; you explore directly to the property management company. Rents are typically 30% of your income or a set amount (whichever is lower), and income limits are usually 50% to 60% of AMI.
The Georgia Housing Finance Authority maintains a searchable database of LIHTC properties on their website. You can search by county, city, or zip code. Each listing shows the property address, phone number, income limits, and sometimes current availability. Call the property directly to ask if they have openings and what documents they need. Most require the same proof of income and background check as Section 8, but some have shorter wait times because they are not as widely known.
LIHTC properties are not required to accept Section 8 vouchers, though many do. If you have a voucher, ask the property whether they participate in the program. If they do not, you can still rent there if your income qualifies and you can afford the rent out of pocket.
What Happens After You Submit Your process
For Section 8 and public housing, the housing authority will contact you within two to four weeks to tell you whether you have been placed on the wait list or denied. If you are denied, you have the right to a hearing where you can present your side of the story. Request the hearing in writing within a set time frame (usually 10 days); the authority will tell you the important date.
If you are placed on the wait list, you will be notified when your name comes up. This can take months or years depending on the authority and your household size. Smaller households often move faster. Once your name is called, the authority will help you find a landlord who accepts Section 8 and will inspect the unit before you move in. The inspection ensures the unit meets housing quality standards.
For LIHTC properties, the property management company will tell you within one to two weeks whether you have been approved. If approved, you will sign a lease and move in. There is no inspection by a state authority, but the property must meet building codes.
Frequently Asked Questions
Can I be on the wait list for more than one housing authority at the same time?
Yes. If you live near the border of two counties or are planning to move, you can explore to multiple authorities. Each maintains its own list. Tell each authority about the others so they know you may accept housing in a different area. Some authorities will remove you from their list if you accept housing elsewhere without notifying them.
What if I have a felony conviction from 10 years ago?
It depends on the crime and the housing authority's policy. Most authorities have a lookback period of five to seven years for felonies. A conviction older than that is usually not a bar. Call your local authority and ask them directly; they can tell you whether your specific conviction would disqualify you before you spend time on an process.
Do I have to use my Section 8 voucher in the county where I got it?
No. Once you receive a voucher, you can use it in any county in Georgia and in some cases in other states, depending on the authority's portability rules. Tell your housing authority if you plan to move so they can update your file and help you port your voucher. Some authorities charge a small fee for portability.
What if my income goes up after I am approved for Section 8?
Your rent will increase, but you will not lose your voucher when ready. Section 8 allows your income to rise to 120% of AMI before you are terminated. As your income rises, your share of the rent rises too. The program recertifies your income every year, so the authority will know if you have gotten a raise or a new job.
Are there programs for people with disabilities in Georgia?
Yes. Section 8 and public housing both have priority for people with disabilities. You may also be able to request reasonable accommodations, such as a ground-floor unit or a unit near public transportation. Some LIHTC properties are specifically designated for seniors or people with disabilities. Contact your local housing authority or the Georgia Housing Finance Authority to learn about disability-specific programs in your area.