Independent Living Horizons 7 — Income-Restricted Housing in Thomson, GA 30824
1161 Mesena Rd, Thomson, GA 30824
8 units · 2 BR · People with disabilities
Leasing office: (706) 312-2950Directions
How to apply
- Call the leasing office at (706) 312-2950 to ask about applying, vacancies, and waiting lists.
- These records do not show openings — call to confirm vacancies and waiting lists.
At this building
- Opened
- 2003
- Bedrooms
- 8 2 bedrooms
- HUD inspection
- HUD inspection score: 90/100 (Jul 2026) HUD inspects subsidized buildings on a 0–100 scale. This is a snapshot, not a pass/fail grade.
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Nearby income-restricted buildings
Bussey Point Apts
408 Watson St, Thomson, GA 30824
1.9 mi away
24 units · 2 BR
- 3 vacant units reported (Oct 2026) — call to confirm
Senior Residences at Thomson
138 Kingstown Way, Thomson, GA 30824
2 mi away
65 units · 57 income-restricted · 1–2 BR
Thomson Villas
642 Forest Clary Drive Ext., Thomson, GA 30824
2.3 mi away
60 units · 40 income-restricted · 2–3 BR
Southern Villas of Thomson
541 Shiloh Rd, Thomson, GA 30824
2.4 mi away
50 units · 1–3 BR
- 7 vacant units reported (Oct 2026) — call to confirm
Heritage Villas of Thomson
411 Noble St, Thomson, GA 30824
2.6 mi away
30 units · 1–2 BR
- 1 vacant unit reported (Oct 2026) — call to confirm
Rents and income limits in 30824
- Fair market rent, 2 bedrooms
- $1,010/mo
- Income needed to pay it at 30% of income
- $40,400/yr
- Renters in 30824 paying 30% or more of income on rent
- 55%
Income limits (2026)
Augusta-Richmond County, GA-SC area · median family income $90,400. Your household's yearly income before taxes must be at or below the limit.
| People | Extremely low 30% | Very low 50% | Low 80% |
|---|---|---|---|
| 1 | $19,000 | $31,650 | $50,650 |
| 2 | $21,700 | $36,200 | $57,850 |
| 3 | $27,320 | $40,700 | $65,100 |
| 4 | $33,000 | $45,200 | $72,300 |
| 5 | $38,680 | $48,850 | $78,100 |
| 6 | $44,360 | $52,450 | $83,900 |
| 7 | $50,040 | $56,050 | $89,700 |
| 8 | $55,720 | $59,700 | $95,450 |
Section 8 vouchers: up to the 50% limit, and most go to households under 30%. Public housing: up to 80%. Tax-credit apartments: usually up to 60% of median income, between the 50% and 80% columns.
Fair market rents (2027)
HUD's estimate of rent plus utilities for a modest home. Housing authorities set Section 8 voucher limits from it.
| Size | 30824 | Wider area |
|---|---|---|
| Studio | $760 | $997 |
| 1 bedroom | $910 | $1,202 |
| 2 bedrooms | $1,010 | $1,329 |
| 3 bedrooms | $1,270 | $1,672 |
| 4 bedrooms | $1,550 | $2,035 |
Wider area = Augusta-Richmond County, GA-SC. Two-bedroom fair market rents in 4 nearby ZIPs range from $1,000 (30808) to $1,010 (30828).
Census figures for 30824 (2020–2024 average): median rent $811. Median household income $60,234. 35% of homes are rented. 55% of renters pay 30% or more of their income on rent, and 29% pay half or more.
Census median rent is what renters here actually pay, including long-term leases. Fair market rent is HUD's estimate for a modest apartment available now.
Sources: HUD income limits FY2026; HUD Fair Market Rents FY2027 (Small Area FMR for ZIP figures); U.S. Census Bureau American Community Survey 5-year 2020–2024. Each program and building can set its own limits — confirm with the property.
Estimate your Section 8 rent share
Project-based Section 8 is on the buildings above. A Housing Choice Voucher is different: you apply with the housing authority, then find a landlord who takes it. Your share of rent is based on income — not always 30%. The calculator uses 30824's fair market rent.
Estimate your Section 8 rent share for 30824Frequently Asked Questions
How do I apply to Independent Living Horizons 7?
Call (706) 312-2950 and ask about applying, vacancies, and waiting lists at Independent Living Horizons 7 in Thomson, GA 30824. These records do not show openings.
Is Independent Living Horizons 7 Section 8 housing?
Independent Living Horizons 7 is listed with a HUD-assisted or project-based Section 8 contract. The subsidy stays with the apartment. A Housing Choice Voucher is different — you apply with the housing authority. Confirm the program when you call.
How many units are at Independent Living Horizons 7?
Public records list 8 units at Independent Living Horizons 7 in Thomson, GA 30824. That is a building size, not a count of open apartments.
Are there other affordable apartments near Independent Living Horizons 7?
Yes — this page lists other income-restricted buildings in 30824 and nearby ZIP codes. Open a nearby card for the address and phone. Lists still do not show vacancies.
People Also Ask
How do I get into Independent Living Horizons 7?
Call the number on this page and ask about the waiting list or how to apply at Independent Living Horizons 7 in Thomson, GA 30824. Public housing is through the housing authority. Bring ID and income documents when they tell you to. This site cannot submit an application for you.
How do I qualify for affordable housing in Thomson, GA 30824?
Most income-restricted buildings in Thomson, GA 30824 serve households at or below 50% or 80% of area median income. HUD's 2026 very low-income (50%) limit for a 1-person household is $31,650, and $45,200 for a 4-person household. Public housing can go up to 80% ($50,650 for 1 person). Each building sets its own cap — call to confirm before you apply. Citizenship, household size, and local preferences can also apply.
What is the income limit for low-income housing in Thomson, GA 30824?
For many programs in Thomson, GA 30824, the 2026 HUD very low-income (50%) limit is $31,650 a year for 1 person and $45,200 for 4 people. The low-income (80%) limit is $50,650 for 1 person. Tax-credit buildings often use 60% of median income. Confirm with the property — they can be stricter.
How much rent do you pay for low-income housing in Thomson, GA 30824?
In public housing and most Section 8 in Thomson, GA 30824, tenants typically pay about 30% of adjusted income. HUD's 2027 fair market rent for a 2-bedroom near Thomson, GA 30824 is $1,010 a month (rent plus utilities for a modest unit). Tax-credit apartments use set rents below market, not always 30% of income. Call the building for the actual rent; this site is not a vacancy or price list.
Does Independent Living Horizons 7 take Section 8 vouchers?
Independent Living Horizons 7 is listed with project-based Section 8 or HUD assistance — the subsidy is on the unit, so you usually apply at the building rather than bringing a tenant voucher. Ask when you call whether they also accept Housing Choice Vouchers.
Sources: HUD LIHTC database, 2024 (released Apr 2026); HUD Multifamily Assisted Properties, Oct 2026; USDA Rural Development multifamily, Oct 2026. Not affiliated with HUD or USDA. Details can be out of date — confirm with the property before applying. Report a correction. To add a different building, use the suggestion rubric.