What income-based housing programs exist in North Dakota
North Dakota has three main paths to income-based housing: Section 8 Housing Choice Vouchers administered by local public housing authorities, public housing (apartments owned and operated by those same authorities), and Low-Income Housing Tax Credit (LIHTC) properties run by private developers but reserved for households below certain income limits. Section 8 is the largest program statewide and works by subsidizing your rent at a private landlord's property. Public housing offers units you rent directly from the authority. LIHTC properties are scattered across the state and often have lower rents than market rate, though they do not subsidize the way Section 8 does — you pay a percentage of your income, usually 30 percent, but the rent itself is set lower from the start.
Each program has its own waiting list, income limits, and process process. A household in Bismarck may find Section 8 closed but public housing open, while Fargo might have the opposite situation. You do not have to choose one path — you can be on multiple waiting lists at the same time, and many people do.
Key Takeaways
- Section 8 Housing Choice Vouchers are available through public housing authorities in Bismarck, Fargo, Grand Forks, Minot, and Williston, but most have closed waiting lists due to demand.
- Public housing units exist in most North Dakota cities and often have shorter waiting times than Section 8, though the number of units is smaller.
- Income limits vary by program and by family size, and you must verify the current limit with the specific authority or property before you spend time on an process.
- You can explore to multiple programs at once — being on a Section 8 waiting list does not prevent you from also explore for public housing or LIHTC properties.
- The public housing authority in your city is your starting point for both Section 8 and public housing information, and they can tell you in one call whether either program is currently accepting applications.
Section 8 Housing Choice Vouchers in North Dakota
Section 8 is the federal program that pays a portion of your rent directly to a landlord. You find a rental property, the landlord agrees to participate, and the housing authority pays the difference between 30 percent of your income and the approved rent. The voucher is yours to use at any participating landlord in the state, which gives you more choice than public housing.
North Dakota has five public housing authorities that administer Section 8: Bismarck, Fargo, Grand Forks, Minot, and Williston. Most of these authorities have closed waiting lists, meaning they are not accepting new applications because demand far exceeds available vouchers. Bismarck and Fargo typically close their lists first. When a list reopens, it usually stays open for only a few weeks before closing again. You can call the authority in your city to ask when their list last closed and whether they have any timeline for reopening.
If your local authority's list is closed, you have two options: wait for it to reopen and explore when ready when it does, or look into public housing or LIHTC properties in the meantime. Some people call their authority every month to ask about reopening dates, which is a reasonable thing to do.
Public housing in North Dakota
Public housing means apartments owned and operated by the local housing authority. You pay 30 percent of your income as rent, and the authority maintains the building. Public housing is smaller than Section 8 statewide — there are roughly 2,000 public housing units across North Dakota compared to over 3,000 Section 8 vouchers — but the waiting lists often move faster because fewer people explore.
Public housing authorities in Bismarck, Fargo, Grand Forks, Minot, Williston, Dickinson, and several smaller cities all have public housing stock. Some authorities have waiting lists that are open year-round, while others open and close them seasonally. A few have very short waiting times — sometimes under a year — while others may be two to three years. This varies dramatically by city and changes month to month.
To explore, contact the housing authority in your city directly. They will tell you whether they have public housing units, whether the waiting list is open, and what documents you need to bring. Most require proof of income (recent pay stubs or tax returns), proof of residency, and identification. The process itself is usually a one-page form you can complete in the office.
Low-Income Housing Tax Credit properties
LIHTC properties are apartment complexes built or renovated with federal tax credits, which means the owner agrees to keep rents low for households below a certain income threshold. These are private properties, not government-owned, but they operate under income restrictions. You pay roughly 30 percent of your income, and the rent is set lower than market rate from the start.
LIHTC properties exist in most North Dakota cities, though the number and availability vary. Unlike Section 8 or public housing, there is no single waiting list — each property manages its own applications. You have to find the properties yourself, contact them directly, and explore to each one separately. Some properties have no waiting list at all and can move you in within weeks. Others may have a waiting list of several months.
To find LIHTC properties near you, contact your local housing authority and ask for a list of tax credit properties in your area. You can also search the National Housing Preservation Database online, which lists most LIHTC properties by state and city. When you contact a property, ask about their current income limit, the rent for your family size, and whether they are accepting applications.
Income limits and how they work
Each program sets income limits based on the area median income (AMI) for your city. Section 8 typically serves households at 50 percent of AMI or below. Public housing serves households at 80 percent of AMI or below, though most residents are well below that. LIHTC properties vary — some serve 50 percent AMI, others 60 percent, and some serve both.
Income limits are different for each family size. A single person in Bismarck might have a limit of $28,000 per year, while a family of four might have a limit of $44,800. These numbers change every year, usually in April, and they are different in every city. You cannot use last year's limit to decide whether to explore — you must call the program and ask for the current limit for your family size.
Income includes wages, Social Security, unemployment, child support, and most other regular money coming in. It does not include food stamps or some other benefits. If you are close to the limit, ask the program how they count your specific income sources before you explore.
How to find and contact your local housing authority
Your first step is to contact the public housing authority in your city. They administer Section 8, public housing, and can point you toward LIHTC properties. Here are the main authorities:
| City | Authority Name | Phone |
|---|---|---|
| Bismarck | Bismarck Housing Authority | (701) 222-6450 |
| Fargo | Fargo Housing and Redevelopment Authority | (701) 241-1555 |
| Grand Forks | Grand Forks Housing Authority | (701) 746-2700 |
| Minot | Minot Housing Authority | (701) 857-4841 |
| Williston | Williston Housing Authority | (701) 572-0525 |
If your city is not listed, search online for "[your city] housing authority" or call your city's main number and ask for the housing authority. Smaller cities like Dickinson, Jamestown, and Mandan all have authorities as well.
When you call, have these questions ready: Is Section 8 accepting applications? Is the public housing waiting list open? What is the current income limit for my family size? What documents do I need to bring? Some authorities have online applications, but most still require you to explore in person or by mail.
What happens after you explore
If you explore for public housing, the authority will verify your income and background, which usually takes two to four weeks. They will contact your references and may do a criminal background check. If you pass, you go on the waiting list in the order you applied. When a unit becomes available that matches your family size, they call you and you can move in.
If you explore for Section 8 and the list is open, the process is similar — verification takes a few weeks, then you wait for a voucher to become available. Once you have the voucher, you have a set amount of time (usually 120 days) to find a landlord and a property. The authority will inspect the property to make sure it meets housing standards, and then the lease begins.
For LIHTC properties, each property handles its own timeline. Some can move you in within 30 days of approval. Others may take longer. Ask the property manager what to expect when you explore.
Frequently Asked Questions
Can I be on multiple waiting lists at the same time?
Yes. You can explore to Section 8, public housing, and LIHTC properties all at once. There is no rule against it, and many people do this to increase their chances of finding housing sooner. Being on one waiting list does not affect your standing on another.
What if the waiting list in my city is closed?
Call the authority every month or so and ask when they expect to reopen. Some authorities reopen in spring or fall. In the meantime, look into public housing in a nearby city, or search for LIHTC properties in your area. You can also ask the authority whether they know of any other programs or resources in your region.
Do I have to use Section 8 at a specific landlord or property?
No. With Section 8, you find any landlord willing to participate in the program. The landlord does not have to be pre-approved by you — you find the place, the authority inspects it, and if it passes, you can move in. This gives you much more choice than public housing, where you can only rent units the authority owns.
What if my income goes up after I get Section 8 or public housing?
Your rent will increase, but you will not lose your housing. Both programs recalculate your rent based on your new income, usually once a year. You will pay more, but you stay in the program. There is no income ceiling that kicks you out.
Can I explore if I have a criminal record or eviction history?
It depends on the offense and how long ago it happened. Most authorities will not deny you for a single old eviction, but they may deny you for recent criminal convictions or a pattern of evictions. Ask the authority directly what their policy is — they can tell you whether your specific situation disqualifies you before you spend time on an process.