The Elms Findlay — Income-Restricted Housing in Findlay, IL 62534
409 E Division St, Findlay, IL 62534
16 units · 1–3 BR
- 1 vacant unit reported (Oct 2026) — call to confirm
How to apply
- Managed by Carpenter Mgmt Co Inc. USDA does not publish a phone number for this property.
- Find contact info on USDA's Multifamily Housing programs page.
- These records do not show openings — call to confirm vacancies and waiting lists.
At this building
- Opened
- 1990
- Bedrooms
- 7 1 bedroom · 7 2 bedrooms · 2 3 bedrooms
- USDA rental assistance
- 13 units (tenant pays about 30% of income)
- Managed by
- Carpenter Mgmt Co Inc
Map loads here…
This buildingNearbyOpen a pin for the building name.
Nearby income-restricted buildings
Elms
405 W Division St, Findlay, IL 62534
0.4 mi away
16 units · 1–3 BR
- Affordability period may have ended — call to confirm
Lakeshore Apts Shelbyville
1210 N Broadway St, Shelbyville, IL 62565
7.5 mi away
24 units · 2 BR
- 2 vacant units reported (Oct 2026) — call to confirm
Lake Towers
414 S Morgan St, Shelbyville, IL 62565
8.4 mi away
132 units · 1–3 BR
- Apply through Housing Authority of the County of Shelby, IL.
- Residents waited about 4 months to move in (HUD, Oct 2026)
Shelbyville Apts
211 Meadow View Ct, Shelbyville, IL 62565
8.6 mi away
35 units · 34 income-restricted · Studio–2 BR
Branch Creek Square
402 E Main St, Bethany, IL 61914
8.6 mi away
16 units · 1–2 BR
- 2 vacant units reported (Oct 2026) — call to confirm
Heinlein Square
411 S Heinlein Dr, Shelbyville, IL 62565
8.9 mi away
24 units · 1–2 BR
- 5 vacant units reported (Oct 2026) — call to confirm
Country View Shelbyville
1114 W South 9th St, Shelbyville, IL 62565
8.9 mi away
24 units · 1–2 BR
- 4 vacant units reported (Oct 2026) — call to confirm
Rents and income limits in 62534
- Fair market rent, 2 bedrooms
- $1,010/mo
- Income needed to pay it at 30% of income
- $40,400/yr
- Renters in 62534 paying 30% or more of income on rent
- 5%
Income limits (2026)
Shelby County, IL area · median family income $91,400. Your household's yearly income before taxes must be at or below the limit.
| People | Extremely low 30% | Very low 50% | Low 80% |
|---|---|---|---|
| 1 | $19,200 | $32,000 | $51,200 |
| 2 | $21,950 | $36,600 | $58,500 |
| 3 | $27,320 | $41,150 | $65,800 |
| 4 | $33,000 | $45,700 | $73,100 |
| 5 | $38,680 | $49,400 | $78,950 |
| 6 | $44,360 | $53,050 | $84,800 |
| 7 | $50,040 | $56,700 | $90,650 |
| 8 | $55,720 | $60,350 | $96,500 |
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 | 62534 | Wider area |
|---|---|---|
| Studio | $700 | $659 |
| 1 bedroom | $820 | $766 |
| 2 bedrooms | $1,010 | $946 |
| 3 bedrooms | $1,200 | $1,127 |
| 4 bedrooms | $1,490 | $1,400 |
Wider area = Shelby County, IL. Two-bedroom fair market rents in 4 nearby ZIPs range from $930 (62565) to $1,080 (62550).
Census figures for 62534 (2020–2024 average): median rent $883. Median household income $68,750. 12% of homes are rented. 5% of renters pay 30% or more of their income on rent, and 0% 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 62534's fair market rent.
Estimate your Section 8 rent share for 62534Frequently Asked Questions
How do I apply to The Elms Findlay?
No phone is listed for The Elms Findlay. Try the city housing office or, for USDA rural properties, USDA's Multifamily Housing search. These records do not show openings.
Is The Elms Findlay Section 8 housing?
The Elms Findlay is listed as income-restricted housing in Findlay, IL 62534 (usda). It is not labeled as project-based Section 8 in this file. Call to ask which programs they run.
How many units are at The Elms Findlay?
Public records list 16 units at The Elms Findlay in Findlay, IL 62534. That is a building size, not a count of open apartments.
Are there other affordable apartments near The Elms Findlay?
Yes — this page lists other income-restricted buildings in 62534 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 The Elms Findlay?
Call the number on this page and ask about the waiting list or how to apply at The Elms Findlay in Findlay, IL 62534. 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 Findlay, IL 62534?
Most income-restricted buildings in Findlay, IL 62534 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 $32,000, and $45,700 for a 4-person household. Public housing can go up to 80% ($51,200 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 Findlay, IL 62534?
For many programs in Findlay, IL 62534, the 2026 HUD very low-income (50%) limit is $32,000 a year for 1 person and $45,700 for 4 people. The low-income (80%) limit is $51,200 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 Findlay, IL 62534?
In public housing and most Section 8 in Findlay, IL 62534, tenants typically pay about 30% of adjusted income. HUD's 2027 fair market rent for a 2-bedroom near Findlay, IL 62534 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 The Elms Findlay take Section 8 vouchers?
This file does not say that The Elms Findlay has a project-based Section 8 contract. Some landlords in Findlay, IL 62534 accept Housing Choice Vouchers; you have to ask. Apply for a voucher with the housing authority, then call The Elms Findlay.
Sources: HUD LIHTC database, 2024 (released Apr 2026); HUD Public Housing Developments, 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.