Affordable & Low-Income Housing in Manchester, GA 31816
8 affordable buildings in 31816 · 3 more within 8 mi
Manchester, GA 31816 has 8 income-restricted buildings: 6 tax credit, 1 public housing, 1 senior, and 3 usda rural. 3 more are listed within 8 miles. These lists don't show openings — call to ask about vacancies and waiting lists.
In 31816
Hilltop
522M Lake Dr, Manchester, GA 31816
48 units · 1–3 BR
- Apply through Housing Authority of the City of Manchester
- Residents waited about 11 months to move in (HUD, Oct 2026)
Cross Creek Apts
1129 Warm Springs Hwy, Manchester, GA 31816
51 units · 1–2 BR
- 4 vacant units reported (Oct 2026) — call to confirm
No buildings in 31816 match this filter.
Nearby
Warm Springs Apts
4161 White House Pkwy, Warm Springs, GA 31830
4.8 mi away
22 units · 1–3 BR
- 1 vacant unit reported (Oct 2026) — call to confirm
Talbotton
531 Folk Ave, Woodbury, GA 30293
7.3 mi away
67 units · 1–3 BR
- Apply through Tri-City Housing Authority
- Residents waited about 6 months to move in (HUD, Oct 2026)
No nearby buildings match this filter.
Rents and income limits in 31816
- Fair market rent, 2 bedrooms
- $1,130/mo
- Income needed to pay it at 30% of income
- $45,200/yr
- Renters in 31816 paying 30% or more of income on rent
- 56%
Income limits (2026)
Meriwether County, GA area · median family income $72,100. Your household's yearly income before taxes must be at or below the limit.
| People | Extremely low 30% | Very low 50% | Low 80% |
|---|---|---|---|
| 1 | $16,200 | $26,950 | $43,150 |
| 2 | $21,640 | $30,800 | $49,300 |
| 3 | $27,320 | $34,650 | $55,450 |
| 4 | $33,000 | $38,500 | $61,600 |
| 5 | $38,680 | $41,600 | $66,550 |
| 6 | $44,360 | $44,700 | $71,500 |
| 7 | $47,750 | $47,750 | $76,400 |
| 8 | $50,850 | $50,850 | $81,350 |
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 | 31816 | Wider area |
|---|---|---|
| Studio | $870 | $761 |
| 1 bedroom | $870 | $766 |
| 2 bedrooms | $1,130 | $1,002 |
| 3 bedrooms | $1,570 | $1,387 |
| 4 bedrooms | $1,720 | $1,515 |
Wider area = Meriwether County, GA. Two-bedroom fair market rents in 4 nearby ZIPs range from $1,000 (30293) to $1,420 (31826).
Census figures for 31816 (2020–2024 average): median rent $1,016. Median household income $50,663. 42% of homes are rented. 56% of renters pay 30% or more of their income on rent, and 9% 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 31816's fair market rent.
Estimate your Section 8 rent share for 31816Frequently Asked Questions
Is there Section 8 housing in Manchester, GA 31816?
Yes — this directory lists income-restricted buildings in Manchester, GA 31816, including project-based Section 8 apartments (the subsidy stays with the unit), public housing, tax-credit, and USDA rural rentals. Housing Choice Vouchers are different: you apply with the local housing authority and can use them at a private landlord. Estimate your voucher rent share with the Section 8 calculator.
Do affordable housing buildings in Manchester, GA 31816 have openings?
These lists for Manchester, GA 31816 don't show openings. Call the property (or the housing authority, for public housing) to ask about vacancies and waiting lists.
How do I apply for affordable housing in Manchester, GA 31816?
Use the phone number on each building card in Manchester, GA 31816. Public housing is run by the local housing authority — apply with them, not at the building. USDA rural rentals can also be found through USDA's property search.
What counts as affordable housing in Manchester, GA 31816?
In Manchester, GA 31816, this directory lists income-restricted rentals from HUD tax-credit (LIHTC) records, public housing, HUD-assisted buildings (including project-based Section 8, 202, and 811), and USDA Rural Development.
How many affordable housing buildings are in ZIP 31816?
This directory lists 8 income-restricted buildings in Manchester, GA 31816. The list does not show vacancies — call each property or the housing authority to ask about openings and waiting lists.
Is there affordable housing near 31816?
Yes — this page also lists 3 income-restricted buildings in ZIP codes near Manchester, GA 31816 (within about 8 miles). Pick a nearby ZIP to see every building there.
People Also Ask
How do I qualify for affordable housing in Manchester, GA 31816?
Most income-restricted buildings in Manchester, GA 31816 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 $26,950, and $38,500 for a 4-person household. Public housing can go up to 80% ($43,150 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, GA 31816?
For many programs in Manchester, GA 31816, the 2026 HUD very low-income (50%) limit is $26,950 a year for 1 person and $38,500 for 4 people. The low-income (80%) limit is $43,150 for 1 person. Tax-credit buildings often use 60% of median income. Confirm with the property — they can be stricter.
How long is the waiting list for Section 8 in Manchester, GA 31816?
There is no single waiting list for Manchester, GA 31816. Public housing, project-based Section 8, and tax-credit buildings each keep their own list. Housing Choice Voucher lists at the housing authority open only sometimes and can stay closed for years. This directory does not show which lists are open — call the number on each card. Some public housing cards show HUD's reported wait in months.
What is the difference between Section 8 and public housing in Manchester, GA 31816?
Public housing is owned by a housing authority — you apply with that agency, not at the building. Project-based Section 8 is a HUD contract on a private building; the subsidy stays with the apartment. A Housing Choice Voucher is different: you apply with the housing authority and can use it at a landlord who takes it. This page lists public housing, tax-credit apartments in Manchester, GA 31816. Estimate voucher rent share with the Section 8 calculator.
How much rent do you pay for low-income housing in Manchester, GA 31816?
In public housing and most Section 8 in Manchester, GA 31816, tenants typically pay about 30% of adjusted income. HUD's 2027 fair market rent for a 2-bedroom near Manchester, GA 31816 is $1,130 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.
Can I use a Section 8 voucher at affordable apartments in Manchester, GA 31816?
A Housing Choice Voucher is not automatically accepted at every building in Manchester, GA 31816. Project-based Section 8 units already have a subsidy on the apartment — you apply there, not with a tenant voucher. For a voucher, apply with the housing authority, then ask each landlord. Estimate your share with the Section 8 calculator.
Is there senior affordable housing in Manchester, GA 31816?
Yes — this directory flags senior (often 62+) buildings in Manchester, GA 31816. Use the Seniors filter on the list. Age rules vary; call to confirm.
Nearby ZIP codes
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.
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