Affordable Housingby ZIP™
Rent calculator

Nichols Heights — Income-Restricted Housing in Manchester, KY 40962

290A Town Branch Rd, Manchester, KY 40962

Public housing

32 units · 1–3 BR

Housing authority: (606) 598-3884Directions

How to apply

  1. Apply through Housing Authority of Manchester. They run this development and take applications.
  2. Call the housing authority at (606) 598-3884.
  3. These records do not show openings — call to confirm vacancies and waiting lists.

At this building

Bedrooms (estimated)
10 1 bedroom · 8 2 bedrooms · 13 3 bedrooms
Average tenant rent
$334/mo

Map loads here…

This buildingNearby

Nearby income-restricted buildings

Rents and income limits in 40962

Fair market rent, 2 bedrooms
$920/mo
Income needed to pay it at 30% of income
$36,800/yr
Renters in 40962 paying 30% or more of income on rent
65%

Income limits (2026)

Clay County, KY area · median family income $50,400. Your household's yearly income before taxes must be at or below the limit.

PeopleExtremely low 30%Very low 50%Low 80%
1$15,960$25,200$40,250
2$21,640$28,800$46,000
3$27,320$32,400$51,750
4$33,000$35,950$57,500
5$38,680$38,850$62,100
6$41,750$41,750$66,700
7$44,600$44,600$71,300
8$47,500$47,500$75,900

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.

Size40962Wider area
Studio$660$650
1 bedroom$840$835
2 bedrooms$920$909
3 bedrooms$1,270$1,254
4 bedrooms$1,310$1,270

Wider area = Clay County, KY. Two-bedroom fair market rents in 4 nearby ZIPs range from $910 (40972) to $920 (40941).

Census figures for 40962 (2020–2024 average): median rent $699. Median household income $42,852. 23% of homes are rented. 65% of renters pay 30% or more of their income on rent, and 46% 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 40962's fair market rent.

Estimate your Section 8 rent share for 40962

Frequently Asked Questions

How do I apply to Nichols Heights?

Apply through Housing Authority of Manchester, which runs Nichols Heights. Call (606) 598-3884. Do not treat a walk-up at the building as the application. These records do not show openings.

Is Nichols Heights Section 8 housing?

Nichols Heights is public housing, not a project-based Section 8 contract. Apply with the housing authority. A Housing Choice Voucher is a separate program.

How many units are at Nichols Heights?

Public records list 32 units at Nichols Heights in Manchester, KY 40962. That is a building size, not a count of open apartments.

Are there other affordable apartments near Nichols Heights?

Yes — this page lists other income-restricted buildings in 40962 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 Nichols Heights?

Call the number on this page and ask about the waiting list or how to apply at Nichols Heights in Manchester, KY 40962. 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 Manchester, KY 40962?

Most income-restricted buildings in Manchester, KY 40962 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 $25,200, and $35,950 for a 4-person household. Public housing can go up to 80% ($40,250 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 Manchester, KY 40962?

For many programs in Manchester, KY 40962, the 2026 HUD very low-income (50%) limit is $25,200 a year for 1 person and $35,950 for 4 people. The low-income (80%) limit is $40,250 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 Manchester, KY 40962?

In public housing and most Section 8 in Manchester, KY 40962, tenants typically pay about 30% of adjusted income. HUD's 2027 fair market rent for a 2-bedroom near Manchester, KY 40962 is $920 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 Nichols Heights take Section 8 vouchers?

This file does not say that Nichols Heights has a project-based Section 8 contract. Some landlords in Manchester, KY 40962 accept Housing Choice Vouchers; you have to ask. Apply for a voucher with the housing authority, then call Nichols Heights.

Sources: HUD LIHTC database, 2024 (released Apr 2026); HUD Multifamily Assisted Properties, Oct 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. To add a different building, use the suggestion rubric.