Affordable & Low-Income Housing in Nicolaus, CA 95659
No income-restricted buildings are listed in 95659 — here are the closest ones.
No income-restricted buildings are listed in Nicolaus, CA 95659. These lists don't show openings — call to ask about vacancies and waiting lists.
Closest to 95659
New Haven Court
448 Garden Highway, Yuba City, CA 95991
8.1 mi away
40 units · 39 income-restricted · Studio–2 BR · People with disabilities · People experiencing homelessness
Prospera at Fiddyment Ranch F.K.A Hayden Parkway Apartments
2801 N. Hayden Parkway, Roseville, CA 95747
12.4 mi away
94 units · 93 income-restricted · 1–3 BR
Siena Apts
2501 Hayden Pkwy, Roseville, CA 95747
12.6 mi away
156 units · 155 income-restricted · 1–3 BR
Westview Ranch Apts
500 Bankside Way, Sacramento, CA 95835
12.8 mi away
128 units · 127 income-restricted · 1–3 BR
Vintage Square at Westpark Senior Apts
2331 Wharton Ln, Roseville, CA 95747
13.1 mi away
152 units · 150 income-restricted · 1–2 BR
Northpointe Park Apts
5801 Zurlo Way, Sacramento, CA 95835
13.5 mi away
180 units · 144 income-restricted · 2–4+ BR
Ardie
3500 Hammock Avenue, Sacramento, CA 95835
13.5 mi away
191 units · 189 income-restricted · 1–2 BR
Wheatland Meadows
512 Spruce Ave, Wheatland, CA 95692
13.6 mi away
88 units · 1–4+ BR
- Affordability period may have ended — call to confirm
Sunset Valley Duplexes
512 Spruce Ave, Wheatland, CA 95692
13.6 mi away
88 units · 87 income-restricted · 1–4+ BR
Donner Trail Manor
121 C Street, Wheatland, CA 95692
13.8 mi away
44 units · 1–2 BR
- 2 vacant units reported (Oct 2026) — call to confirm
No nearby buildings match this filter.
Rents and income limits in 95659
- Fair market rent, 2 bedrooms
- $2,040/mo
- Income needed to pay it at 30% of income
- $81,600/yr
- Renters in 95659 paying 30% or more of income on rent
- 65%
Income limits (2026)
Yuba City, CA area · median family income $101,900. Your household's yearly income before taxes must be at or below the limit.
| People | Extremely low 30% | Very low 50% | Low 80% |
|---|---|---|---|
| 1 | $21,400 | $35,700 | $57,050 |
| 2 | $24,450 | $40,800 | $65,200 |
| 3 | $27,500 | $45,900 | $73,350 |
| 4 | $33,000 | $50,950 | $81,500 |
| 5 | $38,680 | $55,050 | $88,050 |
| 6 | $44,360 | $59,150 | $94,550 |
| 7 | $50,040 | $63,200 | $101,100 |
| 8 | $55,720 | $67,300 | $107,600 |
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.
| Size | 95659 | Wider area |
|---|---|---|
| Studio | $1,500 | $1,159 |
| 1 bedroom | $1,720 | $1,367 |
| 2 bedrooms | $2,040 | $1,600 |
| 3 bedrooms | $2,810 | $2,216 |
| 4 bedrooms | $3,330 | $2,674 |
Wider area = Yuba City, CA. Two-bedroom fair market rents in 4 nearby ZIPs range from $1,420 (95674) to $2,420 (95668).
Census figures for 95659 (2020–2024 average): median rent $1,581. Median household income $68,929 (uncertain estimate). 29% of homes are rented. 65% of renters pay 30% or more of their income on rent, and 5% 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 95659's fair market rent.
Estimate your Section 8 rent share for 95659Frequently Asked Questions
Is there Section 8 housing in Nicolaus, CA 95659?
Yes — this directory lists income-restricted buildings in Nicolaus, CA 95659, 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 Nicolaus, CA 95659 have openings?
These lists for Nicolaus, CA 95659 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 Nicolaus, CA 95659?
Use the phone number on each building card in Nicolaus, CA 95659. 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 Nicolaus, CA 95659?
In Nicolaus, CA 95659, 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 95659?
No income-restricted buildings are listed in ZIP 95659 right now. Call to confirm openings.
People Also Ask
How do I qualify for affordable housing in Nicolaus, CA 95659?
Most income-restricted buildings in Nicolaus, CA 95659 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 $35,700, and $50,950 for a 4-person household. Public housing can go up to 80% ($57,050 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 Nicolaus, CA 95659?
For many programs in Nicolaus, CA 95659, the 2026 HUD very low-income (50%) limit is $35,700 a year for 1 person and $50,950 for 4 people. The low-income (80%) limit is $57,050 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 Nicolaus, CA 95659?
There is no single waiting list for Nicolaus, CA 95659. 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 Nicolaus, CA 95659?
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 Nicolaus, CA 95659?
In public housing and most Section 8 in Nicolaus, CA 95659, tenants typically pay about 30% of adjusted income. HUD's 2027 fair market rent for a 2-bedroom near Nicolaus, CA 95659 is $2,040 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 Nicolaus, CA 95659?
A Housing Choice Voucher is not automatically accepted at every building in Nicolaus, CA 95659. 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 Nicolaus, CA 95659?
This page may still list buildings in Nicolaus, CA 95659 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); 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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