Where Boston's affordable housing comes from and who runs it

Boston's affordable housing is created and managed through a mix of city programs, nonprofit developers, and state initiatives. The Boston Housing Authority runs public housing and the Housing Choice Voucher program (Section 8). The city's Department of Neighborhood Development oversees inclusionary development requirements and affordable unit creation. Nonprofits like Boston Housing Partnership, Habitat for Humanity, and Community Development Corporations in each neighborhood develop and manage affordable units. The state's MassHousing agency backs mortgages for affordable homeownership.

Most affordable units in Boston are created through one of three routes: developers are required to include affordable units in new construction (inclusionary zoning), nonprofits build or rehabilitate buildings with public funding, or existing units are preserved through long-term affordability covenants. The affordability period varies—some units are affordable for 30 years, others permanently. Rent is typically set at 30 percent of a household's income, capped at a percentage of the area median income (usually 50 to 80 percent AMI depending on the program).

Key Takeaways

  • Boston Housing Authority manages public housing and Section 8 vouchers; the waiting list for both is closed most of the time and can take years to move through when open.
  • Inclusionary units in new buildings are rented at affordable rates but are not advertised in one central place—you must contact the building directly or check the city's Inclusionary Development Program list.
  • Nonprofit developers create affordable units through grants and low-interest loans; units are listed on individual nonprofit websites and through the city's housing portal.
  • Income limits vary by program and family size, but most Boston affordable housing targets households earning 50 to 80 percent of area median income (roughly $50,000 to $80,000 for a family of four).
  • MassHousing offers down payment information and below-market mortgages for first-time homebuyers earning up to 100 percent AMI in most programs.

Boston Housing Authority programs: public housing and Section 8 vouchers

The Boston Housing Authority operates two main programs. Public housing consists of buildings the authority owns and manages directly. Housing Choice Vouchers (Section 8) are rental subsidies you can use at any landlord who accepts them. Both programs set rent at 30 percent of your income. The waiting list for both is currently closed; the authority opens it periodically, usually for a few weeks. When the list is open, you can explore online at bostonhousing.org or in person at their main office at 52 Chauncy Street, Boston.

Wait times are long. Public housing applicants currently wait three to seven years from the time they are added to the list until a unit becomes available. Section 8 voucher wait times are similar or longer. The authority prioritizes households experiencing homelessness, those with disabilities, and families with children. If you are homeless or at when ready risk, contact the Boston Center for Homeless Families or your local homeless services provider—they can refer you to emergency housing and may be able to move you up the waiting list.

To explore, you will need proof of income (recent pay stubs, tax returns, or a letter from your employer), proof of residency in Boston, and identification. If you have a disability, bring documentation—it may affect your priority or the type of unit you are offered. The process itself is free.

Inclusionary units in new construction

Boston requires most new residential buildings to include affordable units on-site or contribute to an affordable housing fund. These units are rented at below-market rates to households earning 50 to 80 percent of area median income. Unlike public housing, inclusionary units are not listed in one central database. You have to find them building by building.

The city maintains a list of inclusionary developments on the Department of Neighborhood Development website under "Inclusionary Development Program." The list includes the building address, number of affordable units, income limits, and contact information for the landlord or property manager. Call the property manager directly to ask about availability and the process process. Some buildings maintain their own waiting lists; others rent units as they become vacant. There is no citywide process—each building handles its own leasing.

Income limits for inclusionary units are typically 60 or 80 percent AMI. For a family of four in 2024, 60 percent AMI is approximately $65,000 and 80 percent AMI is approximately $87,000 (these figures change annually). You will need to provide recent tax returns or pay stubs to prove income. Rent is usually set at 30 percent of your income, capped at the affordable rent for that unit.

Nonprofit affordable housing developers

Nonprofits develop and manage a significant portion of Boston's affordable housing. Major organizations include Boston Housing Partnership, Habitat for Humanity Boston, and neighborhood-based Community Development Corporations in Dorchester, Jamaica Plain, Roxbury, and other areas. These organizations build new units, rehabilitate existing buildings, and preserve affordability in existing stock. They receive funding from the city, state, and federal sources, as well as private donations and grants.

Nonprofit-developed units are listed on each organization's website. Boston Housing Partnership lists available units on their site and accepts applications directly. Neighborhood CDCs post openings on their own websites and sometimes on the city's housing portal. There is no single process for all nonprofits—you explore to each organization separately. Income limits, rent levels, and lease terms vary by development and funding source. Most target households earning 50 to 80 percent AMI, though some serve lower-income households (30 to 50 percent AMI).

The process process typically requires proof of income, identification, proof of residency, and sometimes a credit check or rental history. Processing time varies from two weeks to two months depending on the organization and how quickly you provide documents. Some nonprofits prioritize households experiencing homelessness or those with disabilities.

MassHousing programs for homeownership

MassHousing is the state's mortgage finance agency. It offers below-market-rate mortgages and down payment information for first-time homebuyers. The most common program is the MassHousing Mortgage, which offers fixed-rate mortgages at rates typically 0.5 to 1 percent below conventional rates. You can borrow up to $765,000 in the Boston area (limits vary by county). Income limits are 100 percent AMI for most programs—roughly $100,000 for a family of four.

MassHousing also offers down payment information of up to $40,000 (as a grant or forgivable loan, depending on the program) for households earning up to 80 percent AMI. You must be a first-time homebuyer and purchase a property in Massachusetts. The property must be your primary residence and meet MassHousing's property standards.

To explore, you work with a MassHousing-approved lender (most banks and mortgage brokers are approved). The lender will verify your income, credit, and employment. You will need recent tax returns, pay stubs, bank statements, and proof of savings for a down payment (MassHousing requires at least 3 percent down). Processing time is typically 30 to 45 days from process to loan approval.

The city's housing portal and how to search

The City of Boston maintains a housing portal at boston.gov/housing that lists some available affordable units. The portal includes public housing, inclusionary units, and some nonprofit developments. You can search by neighborhood, income limit, and unit size. However, the portal is not comprehensive—not all nonprofits list units there, and some buildings manage their own leasing outside the portal.

Use the portal as a starting point, but also contact nonprofits and property managers directly. Call 311 (Boston's main information line) and ask for housing resources in your neighborhood. The city can refer you to local CDCs and nonprofits that may have units not yet listed online. If you are experiencing homelessness or housing instability, call the Boston Center for Homeless Families at 617-534-5395 or visit in person at 95 Berkeley Street.

Income limits and how they are calculated

Most Boston affordable housing programs use Area Median Income (AMI) to set income limits. AMI is the median household income in the Boston-Cambridge-Newton metro area. In 2024, AMI for a family of four is approximately $100,000. Programs typically target households earning 30, 50, 60, or 80 percent of AMI. A household earning 60 percent AMI would have a maximum income of about $60,000; 80 percent AMI is about $80,000.

Income limits vary by family size. A single person's 60 percent AMI limit is lower than a family of four's. When you explore, the program will provide the exact income limit for your household size. Income is usually calculated as gross annual income from all sources: wages, self-employment, Social Security, disability benefits, child support, and unemployment. Some programs exclude certain income (like student loans or one-time payments) or count assets differently.

If your income is slightly above the limit, ask the program whether they have flexibility or whether you might be considered for a higher-AMI unit (80 percent instead of 60 percent, for example). Some programs have a small percentage of units at higher income levels.

Frequently Asked Questions

How long does it take to get an affordable apartment in Boston?

It depends on the program. Public housing and Section 8 vouchers have wait times of three to seven years. Nonprofit and inclusionary units move faster—usually two weeks to two months from process to lease signing, though availability is limited. Homeownership through MassHousing takes 30 to 45 days from process to loan approval, then you must find and purchase a property.

What if my income is too high for affordable housing but I still can't afford market rent?

You may be considered for units at 80 percent AMI instead of 60 percent, or you could explore MassHousing's homeownership programs if you are a first-time buyer. Some nonprofits also offer units at higher income levels. Contact the Boston Housing Partnership or your neighborhood CDC to ask what options exist at your income level.

Can I explore to multiple programs at the same time?

Yes. You can be on the Boston Housing Authority waiting list, explore to nonprofit developments, and search inclusionary units simultaneously. There is no penalty for explore to multiple programs. In fact, it increases your chances of finding an affordable unit, since each program has different availability and timelines.

What happens if I find an affordable unit but my credit is bad?

Public housing and most nonprofit programs do not require a credit check or have minimal credit requirements. Inclusionary units and MassHousing mortgages may require a credit check. If your credit is poor, ask the program whether they consider extenuating circumstances or offer credit counseling. Some nonprofits work with applicants to address credit issues before final approval.

Is there help if I am about to be evicted?

Contact the Boston Center for Homeless Families or call 311 to be referred to emergency rental information. The city and state have emergency funds for people at risk of homelessness. You may also be prioritized for public housing or Section 8 if you are facing eviction. Bring your eviction notice when you explore.