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Affordable & Low-Income Housing in Orange Cove, CA 93646

12 affordable buildings in 93646 · 34 more within 9 mi

Orange Cove, CA 93646 has 12 income-restricted buildings: 11 tax credit, 1 Section 8, and 1 senior. 34 more are listed within 9 miles. These lists don't show openings — call to ask about vacancies and waiting lists.

In 93646

Nearby

The 20 closest of 34 in nearby ZIPs. Pick a ZIP below to see all of them.

Rents and income limits in 93646

Fair market rent, 2 bedrooms
$1,500/mo
Income needed to pay it at 30% of income
$60,000/yr
Renters in 93646 paying 30% or more of income on rent
63%

Income limits (2026)

Visalia, CA area · median family income $76,400. Your household's yearly income before taxes must be at or below the limit.

PeopleExtremely low 30%Very low 50%Low 80%
1$20,450$34,000$54,400
2$23,350$38,850$62,200
3$27,320$43,700$69,950
4$33,000$48,550$77,700
5$38,680$52,450$83,950
6$44,360$56,350$90,150
7$50,040$60,250$96,350
8$55,720$64,100$102,600

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.

Size93646Wider area
Studio$1,220$1,101
1 bedroom$1,220$1,108
2 bedrooms$1,500$1,450
3 bedrooms$2,090$1,995
4 bedrooms$2,400$2,338

Wider area = Visalia, CA. Two-bedroom fair market rents in 6 nearby ZIPs range from $1,330 (93666) to $1,570 (93654).

Census figures for 93646 (2020–2024 average): median rent $1,107. Median household income $50,847. 56% of homes are rented. 63% of renters pay 30% or more of their income on rent, and 41% 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 93646's fair market rent.

Estimate your Section 8 rent share for 93646

Frequently Asked Questions

Is there Section 8 housing in Orange Cove, CA 93646?

Yes — this directory lists income-restricted buildings in Orange Cove, CA 93646, 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 Orange Cove, CA 93646 have openings?

These lists for Orange Cove, CA 93646 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 Orange Cove, CA 93646?

Use the phone number on each building card in Orange Cove, CA 93646. 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 Orange Cove, CA 93646?

In Orange Cove, CA 93646, 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 93646?

This directory lists 12 income-restricted buildings in Orange Cove, CA 93646. 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 93646?

Yes — this page also lists 34 income-restricted buildings in ZIP codes near Orange Cove, CA 93646 (within about 9 miles). Pick a nearby ZIP to see every building there.

People Also Ask

How do I qualify for affordable housing in Orange Cove, CA 93646?

Most income-restricted buildings in Orange Cove, CA 93646 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 $34,000, and $48,550 for a 4-person household. Public housing can go up to 80% ($54,400 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 Orange Cove, CA 93646?

For many programs in Orange Cove, CA 93646, the 2026 HUD very low-income (50%) limit is $34,000 a year for 1 person and $48,550 for 4 people. The low-income (80%) limit is $54,400 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 Orange Cove, CA 93646?

There is no single waiting list for Orange Cove, CA 93646. 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 Orange Cove, CA 93646?

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 project-based Section 8, tax-credit apartments in Orange Cove, CA 93646. Estimate voucher rent share with the Section 8 calculator.

How much rent do you pay for low-income housing in Orange Cove, CA 93646?

In public housing and most Section 8 in Orange Cove, CA 93646, tenants typically pay about 30% of adjusted income. HUD's 2027 fair market rent for a 2-bedroom near Orange Cove, CA 93646 is $1,500 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 Orange Cove, CA 93646?

A Housing Choice Voucher is not automatically accepted at every building in Orange Cove, CA 93646. 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 Orange Cove, CA 93646?

Yes — this directory flags senior (often 62+) buildings in Orange Cove, CA 93646. 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 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.

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