Horsell Manor Apts — Income-Restricted Housing in Vanderbilt, MI 49795
920 E Main St, Vanderbilt, MI 49795
20 units · 1 BR
- 1 vacant unit reported (Oct 2026) — call to confirm
How to apply
- Managed by Continental Management. 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
- 1992
- Bedrooms
- 20 1 bedroom
- USDA rental assistance
- 19 units (tenant pays about 30% of income)
- Accessible units
- 2
- Managed by
- Continental Management
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Nearby income-restricted buildings
Aspen Apts
500 North St., Gaylord, MI 49735
7.5 mi away
80 units · 1–2 BR
- 2 vacant units reported (Oct 2026) — call to confirm
Green Meadows of Gaylord
802 Northmeadow Dr, Gaylord, MI 49735
7.5 mi away
48 units · 1–3 BR · People with disabilities
Sheldon Place Apts
910 W Sheldon St, Gaylord, MI 49735
7.8 mi away
32 units · 31 income-restricted · 1–2 BR
- Affordability period may have ended — call to confirm
Sheldon Place III
950 W. Sheldon Street, Gaylord, MI 49735
7.8 mi away
32 units · 28 income-restricted · 1–2 BR
Sheldon Place II Apts
915 W Sheldon St, Gaylord, MI 49735
7.9 mi away
32 units · 31 income-restricted · 1–2 BR
Rents and income limits in 49795
- Fair market rent, 2 bedrooms
- $1,180/mo
- Income needed to pay it at 30% of income
- $47,200/yr
- Renters in 49795 paying 30% or more of income on rent
- 68%
Income limits (2026)
Otsego County, MI area · median family income $90,600. Your household's yearly income before taxes must be at or below the limit.
| People | Extremely low 30% | Very low 50% | Low 80% |
|---|---|---|---|
| 1 | $19,050 | $31,750 | $50,750 |
| 2 | $21,800 | $36,250 | $58,000 |
| 3 | $27,320 | $40,800 | $65,250 |
| 4 | $33,000 | $45,300 | $72,500 |
| 5 | $38,680 | $48,950 | $78,300 |
| 6 | $44,360 | $52,550 | $84,100 |
| 7 | $50,040 | $56,200 | $89,900 |
| 8 | $55,720 | $59,800 | $95,700 |
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 | 49795 | Wider area |
|---|---|---|
| Studio | $920 | $938 |
| 1 bedroom | $930 | $944 |
| 2 bedrooms | $1,180 | $1,192 |
| 3 bedrooms | $1,490 | $1,511 |
| 4 bedrooms | $1,660 | $1,676 |
Wider area = Otsego County, MI. Two-bedroom fair market rents in 4 nearby ZIPs range from $1,010 (49799) to $1,190 (49735).
Census figures for 49795 (2020–2024 average): median rent $966. Median household income $57,019. 24% of homes are rented. 68% of renters pay 30% or more of their income on rent, and 16% 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 49795's fair market rent.
Estimate your Section 8 rent share for 49795Frequently Asked Questions
How do I apply to Horsell Manor Apts?
No phone is listed for Horsell Manor Apts. Try the city housing office or, for USDA rural properties, USDA's Multifamily Housing search. These records do not show openings.
Is Horsell Manor Apts Section 8 housing?
Horsell Manor Apts is listed as income-restricted housing in Vanderbilt, MI 49795 (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 Horsell Manor Apts?
Public records list 20 units at Horsell Manor Apts in Vanderbilt, MI 49795. That is a building size, not a count of open apartments.
Are there other affordable apartments near Horsell Manor Apts?
Yes — this page lists other income-restricted buildings in 49795 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 Horsell Manor Apts?
Call the number on this page and ask about the waiting list or how to apply at Horsell Manor Apts in Vanderbilt, MI 49795. 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 Vanderbilt, MI 49795?
Most income-restricted buildings in Vanderbilt, MI 49795 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 $31,750, and $45,300 for a 4-person household. Public housing can go up to 80% ($50,750 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 Vanderbilt, MI 49795?
For many programs in Vanderbilt, MI 49795, the 2026 HUD very low-income (50%) limit is $31,750 a year for 1 person and $45,300 for 4 people. The low-income (80%) limit is $50,750 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 Vanderbilt, MI 49795?
In public housing and most Section 8 in Vanderbilt, MI 49795, tenants typically pay about 30% of adjusted income. HUD's 2027 fair market rent for a 2-bedroom near Vanderbilt, MI 49795 is $1,180 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 Horsell Manor Apts take Section 8 vouchers?
This file does not say that Horsell Manor Apts has a project-based Section 8 contract. Some landlords in Vanderbilt, MI 49795 accept Housing Choice Vouchers; you have to ask. Apply for a voucher with the housing authority, then call Horsell Manor Apts.
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.