Affordable & Low-Income Housing in Hickman, CA 95323
No income-restricted buildings are listed in 95323 — here are the closest ones.
No income-restricted buildings are listed in Hickman, CA 95323. 4 income-restricted buildings are listed nearby (within about 10 miles). These lists don't show openings — call to ask about vacancies and waiting lists.
Closest to 95323
Waterford Garden
12313 Dorsey St, Waterford, CA 95386
5.2 mi away
51 units · 1–3 BR
- 2 vacant units reported (Oct 2026) — call to confirm
Hughson Scattered Sites
2220 5th St Apt 1, Hughson, CA 95326
9.8 mi away
149 units · 1–3 BR
- Apply through Stanislaus Regional Housing Authority
- Residents waited about 120 months to move in (HUD, Oct 2026)
- Several buildings — call for addresses
Cherry Tree Village
139 W Minnesota Ave, Turlock, CA 95382
11 mi away
104 units · 82 income-restricted · 1–4+ BR
Crane Terrace Apts
1318 E Canal Dr, Turlock, CA 95380
11.1 mi away
44 units · 43 income-restricted · 1–2 BR
Parkwood Apts
3800 Crowell Rd, Turlock, CA 95382
11.1 mi away
180 units · 178 income-restricted · 1–2 BR
Lake Park Apts
381 W Hawkeye Ave, Turlock, CA 95380
11.4 mi away
104 units · 103 income-restricted · 1–3 BR
Turlock Silvercrest
893 Lander Ave, Turlock, CA 95380
12.3 mi away
80 units · 79 income-restricted · 1 BR
Avena Bella
500 W Linwood Ave, Turlock, CA 95380
12.7 mi away
141 units · 139 income-restricted · 1–3 BR
Magnolia Gardens
9760 Gordon Ave, Delhi, CA 95315
12.9 mi away
34 units · 2 BR
- 1 vacant unit reported (Oct 2026) — call to confirm
No nearby buildings match this filter.
Rents and income limits in 95323
- Fair market rent, 2 bedrooms
- $1,590/mo
- Income needed to pay it at 30% of income
- $63,600/yr
- Renters in 95323 paying 30% or more of income on rent
- 10%
Income limits (2026)
Modesto, CA area · median family income $94,600. Your household's yearly income before taxes must be at or below the limit.
| People | Extremely low 30% | Very low 50% | Low 80% |
|---|---|---|---|
| 1 | $21,550 | $35,900 | $57,400 |
| 2 | $24,600 | $41,000 | $65,600 |
| 3 | $27,700 | $46,150 | $73,800 |
| 4 | $33,000 | $51,250 | $82,000 |
| 5 | $38,680 | $55,350 | $88,600 |
| 6 | $44,360 | $59,450 | $95,150 |
| 7 | $50,040 | $63,550 | $101,700 |
| 8 | $55,720 | $67,650 | $108,250 |
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 | 95323 | Wider area |
|---|---|---|
| Studio | $1,130 | $1,276 |
| 1 bedroom | $1,230 | $1,378 |
| 2 bedrooms | $1,590 | $1,803 |
| 3 bedrooms | $2,200 | $2,410 |
| 4 bedrooms | $2,550 | $2,827 |
Wider area = Modesto, CA. Two-bedroom fair market rents in 4 nearby ZIPs range from $1,360 (95303) to $1,880 (95326).
Census figures for 95323 (2020–2024 average): median rent $1,011. Median household income $75,938. 36% of homes are rented. 10% of renters pay 30% or more of their income on rent, and 4% 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 95323's fair market rent.
Estimate your Section 8 rent share for 95323Frequently Asked Questions
Is there Section 8 housing in Hickman, CA 95323?
Yes — this directory lists income-restricted buildings in Hickman, CA 95323, 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 Hickman, CA 95323 have openings?
These lists for Hickman, CA 95323 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 Hickman, CA 95323?
Use the phone number on each building card in Hickman, CA 95323. 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 Hickman, CA 95323?
In Hickman, CA 95323, 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 95323?
No income-restricted buildings are listed in ZIP 95323 right now. 4 nearby buildings are shown on this page. Call to confirm openings.
Is there affordable housing near 95323?
Yes — this page also lists 4 income-restricted buildings in ZIP codes near Hickman, CA 95323 (within about 10 miles). Pick a nearby ZIP to see every building there.
People Also Ask
How do I qualify for affordable housing in Hickman, CA 95323?
Most income-restricted buildings in Hickman, CA 95323 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 $35,900, and $51,250 for a 4-person household. Public housing can go up to 80% ($57,400 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 Hickman, CA 95323?
For many programs in Hickman, CA 95323, the 2026 HUD very low-income (50%) limit is $35,900 a year for 1 person and $51,250 for 4 people. The low-income (80%) limit is $57,400 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 Hickman, CA 95323?
There is no single waiting list for Hickman, CA 95323. 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 Hickman, CA 95323?
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. Estimate voucher rent share with the Section 8 calculator.
How much rent do you pay for low-income housing in Hickman, CA 95323?
In public housing and most Section 8 in Hickman, CA 95323, tenants typically pay about 30% of adjusted income. HUD's 2027 fair market rent for a 2-bedroom near Hickman, CA 95323 is $1,590 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 Hickman, CA 95323?
A Housing Choice Voucher is not automatically accepted at every building in Hickman, CA 95323. 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 Hickman, CA 95323?
This page may still list buildings in Hickman, CA 95323 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; 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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