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Affordable & Low-Income Housing in Memphis, TN 38117

1 affordable building in 38117 · 72 more within 6 mi

Memphis, TN 38117 has 1 income-restricted building: 1 tax credit. 72 more are listed within 6 miles. These lists don't show openings — call to ask about vacancies and waiting lists.

In 38117

Nearby

The 20 closest of 72 in nearby ZIPs. Pick a ZIP below to see all of them.

Rents and income limits in 38117

Fair market rent, 2 bedrooms
$1,510/mo
Income needed to pay it at 30% of income
$60,400/yr
Renters in 38117 paying 30% or more of income on rent
54%

Income limits (2026)

Memphis, TN-MS-AR area · median family income $92,700. Your household's yearly income before taxes must be at or below the limit.

PeopleExtremely low 30%Very low 50%Low 80%
1$19,500$32,450$51,950
2$22,250$37,100$59,350
3$27,320$41,750$66,750
4$33,000$46,350$74,150
5$38,680$50,100$80,100
6$44,360$53,800$86,050
7$50,040$57,500$91,950
8$55,720$61,200$97,900

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.

Size38117Wider area
Studio$1,270$1,095
1 bedroom$1,380$1,191
2 bedrooms$1,510$1,301
3 bedrooms$1,990$1,717
4 bedrooms$2,300$1,981

Wider area = Memphis, TN-MS-AR. Two-bedroom fair market rents in 12 nearby ZIPs range from $1,010 (38108) to $1,680 (38120).

Census figures for 38117 (2020–2024 average): median rent $1,457. Median household income $85,633. 24% of homes are rented. 54% of renters pay 30% or more of their income on rent, and 31% 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 38117's fair market rent.

Estimate your Section 8 rent share for 38117

Frequently Asked Questions

Is there Section 8 housing in Memphis, TN 38117?

Yes — this directory lists income-restricted buildings in Memphis, TN 38117, 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 Memphis, TN 38117 have openings?

These lists for Memphis, TN 38117 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 Memphis, TN 38117?

Use the phone number on each building card in Memphis, TN 38117. 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 Memphis, TN 38117?

In Memphis, TN 38117, 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 38117?

This directory lists 1 income-restricted building in Memphis, TN 38117. 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 38117?

Yes — this page also lists 72 income-restricted buildings in ZIP codes near Memphis, TN 38117 (within about 6 miles). Pick a nearby ZIP to see every building there.

People Also Ask

How do I qualify for affordable housing in Memphis, TN 38117?

Most income-restricted buildings in Memphis, TN 38117 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 $32,450, and $46,350 for a 4-person household. Public housing can go up to 80% ($51,950 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 Memphis, TN 38117?

For many programs in Memphis, TN 38117, the 2026 HUD very low-income (50%) limit is $32,450 a year for 1 person and $46,350 for 4 people. The low-income (80%) limit is $51,950 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 Memphis, TN 38117?

There is no single waiting list for Memphis, TN 38117. 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 Memphis, TN 38117?

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 tax-credit apartments in Memphis, TN 38117. Estimate voucher rent share with the Section 8 calculator.

How much rent do you pay for low-income housing in Memphis, TN 38117?

In public housing and most Section 8 in Memphis, TN 38117, tenants typically pay about 30% of adjusted income. HUD's 2027 fair market rent for a 2-bedroom near Memphis, TN 38117 is $1,510 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 Memphis, TN 38117?

A Housing Choice Voucher is not automatically accepted at every building in Memphis, TN 38117. 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 Memphis, TN 38117?

This page may still list buildings in Memphis, TN 38117 that accept seniors without being senior-only. Use the filters and call to ask about age set-asides.

Nearby ZIP codes

Sources: HUD LIHTC database, 2024 (released Apr 2026); HUD Multifamily Assisted Properties, Oct 2026. Not affiliated with HUD or USDA. Details can be out of date — confirm with the property before applying.

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