Where Nashville's affordable housing comes from

Nashville has affordable housing through three main routes: public housing run by the Metropolitan Development and Housing Agency (MDHA), tax-credit apartments built by private developers, and rental information programs that help you pay for market-rate apartments. MDHA owns and operates about 2,500 units across the city. Tax-credit properties—built with federal subsidies—number in the thousands but are scattered across neighborhoods and managed by different companies. Rental information is the fastest route if you need help now, but it covers only part of your rent and requires proof of recent hardship.

Nashville's affordable housing market is tight. The city has added jobs faster than it has added affordable units, so wait lists are common and units fill quickly. Where you live matters: East Nashville, North Nashville, and areas near the airport have more affordable stock, but some neighborhoods have almost none. Your income level determines what you can access—programs tier by percentage of area median income, which is currently around $75,000 for a family of four.

Key Takeaways

  • MDHA public housing has a wait list that can be years long, but you can join it at any time by visiting their office or explore online at mdha.org.
  • Tax-credit apartments are cheaper than market rate but scattered across the city; you find them through LoopNet, individual property websites, or by calling MDHA for a list of participating buildings.
  • Rental information through Metro's Emergency Rental information or Community Development programs pays part of your rent if you have recent income loss, eviction risk, or housing instability.
  • Income limits vary by program—some serve households at 30% of area median income, others at 60% or 80%—so your household size and earnings determine which programs you can use.
  • Nashville's affordable housing is concentrated in specific neighborhoods; if you need to live in a particular area, start by calling MDHA to ask what's available there.

MDHA public housing and the wait list

MDHA manages public housing in Nashville through several properties: Sudekum Apartments, James Cayce Homes, Trimble House, and others. These are the cheapest option—rent is set at 30% of your household income, so a family earning $24,000 per year pays about $600 per month. The catch is the wait list. MDHA's public housing wait list is currently closed to new applications for most properties, but it reopens periodically. You can call MDHA at 615-252-8400 or visit their office at 711 South 7th Street to ask when applications will reopen and to get on the list as soon as they do.

Once you are on the wait list, MDHA contacts you when a unit becomes available. The wait can be months or years depending on the property and your family size. While you wait, you can still pursue other options—being on the MDHA list does not prevent you from using rental information or renting a tax-credit apartment. MDHA also runs the Housing Choice Voucher program (Section 8), which lets you rent from a private landlord and MDHA pays part of the rent. That wait list is also closed, but you can ask when it will reopen.

Tax-credit apartments and how to find them

Tax-credit properties are apartments built with federal tax credits, which means the owner receives a subsidy in exchange for keeping rents low. These units rent for less than market rate—typically $800 to $1,200 for a one-bedroom depending on location—but more than public housing. Income limits explore: most serve households at 60% of area median income (about $45,000 for a family of four), though some serve 50% or 80%. You do not need to be on a wait list to look for these apartments; you can search and contact properties directly.

Finding tax-credit apartments takes work because they are not listed in one place. Start by calling MDHA and asking for a list of tax-credit properties in Nashville or in the neighborhood you want. You can also search LoopNet (loopnet.com), a commercial real estate database that lists some affordable properties, or search individual property websites. Common Nashville tax-credit properties include those managed by Affordable Housing Developers, Cornerstone Partnerships, and local nonprofits. When you call a property, ask if they have units available and what the income limit is. Many have wait lists of their own, so explore early.

Rental information if you are behind or at risk

Metro Nashville's rental information programs help if you have fallen behind on rent, are at risk of eviction, or have recently lost income. The main program is Metro Emergency Rental information, which pays landlords directly for back rent and sometimes future rent. You must have a signed lease, proof of income loss or hardship within the last 12 months, and a landlord willing to work with the program. Applications are taken through the Metro Department of Housing and Community Development. Call 615-862-5750 or visit their website to check if the program is currently open—it runs out of money and reopens as funding becomes available.

The process process requires your lease, proof of income (pay stubs, tax returns, or a letter from your employer), proof of the hardship (layoff notice, medical bills, or an eviction filing), and your landlord's contact information. Processing takes two to six weeks. While you wait, tell your landlord you have applied and ask them to hold off on filing for eviction. Some landlords will pause proceedings once they know information is coming. If you are unsure whether you meet the income limits or have questions about the process, call 211 (a free referral service) and they can tell you which programs are open and help you understand what you need.

Nonprofits and community organizations that help

Several Nashville nonprofits help people find and pay for affordable housing. Room in the Inn provides emergency shelter and works with clients on longer-term housing. The Contributor offers housing navigation and job training. Habitat for Humanity Nashville builds and rehabilitates homes for low-income families. Community Alliance advocates for affordable housing and can connect you to resources. These organizations often know about units before they are advertised and can help you navigate applications and wait lists.

Call 211 to be connected to housing nonprofits in your area. You can also search the Metro Planning Department's list of affordable housing resources on the Nashville Planning website. Many nonprofits offer free counseling on renting, budgeting, and tenant rights—services that can help you stay housed once you find a place. Some also run rapid rehousing programs that combine short-term rental information with case management, which can be faster than waiting for public housing.

Income limits and what they mean for you

Nashville affordable housing programs use area median income (AMI) to set who can rent. AMI is calculated annually and changes based on family size. For 2024, AMI for a family of four is approximately $75,000. Programs serving 30% AMI accept households earning up to about $22,500; 60% AMI programs accept up to $45,000; 80% AMI programs accept up to $60,000. Your household income includes wages, Social Security, disability payments, child support, and unemployment benefits. It does not include food stamps or housing information you already receive.

When you explore to a program or property, you will need to prove your income. Bring recent pay stubs (usually the last 30 days), tax returns from the last two years, or a letter from your employer on company letterhead stating your salary. If you are self-employed, bring tax returns and bank statements. If you receive benefits, bring the award letter. If your income is below the limit, you may have access to. If it is above, you do not—there is no exception process. Some programs have higher income limits than others, so if one program's limit is too low, another may work for you.

Neighborhoods with more affordable housing

Affordable housing in Nashville is not evenly distributed. East Nashville (around Dickerson Pike and Gallatin Avenue), North Nashville (around Jefferson Street and Clarksville Pike), and areas near the airport have the most affordable units. Antioch, Whites Creek, and Hermitage also have concentrations of affordable properties. West Nashville and central neighborhoods like The Nations have less affordable stock, and some areas have almost none. If you have flexibility on location, you will have more options in the neighborhoods listed above.

If you need to live in a specific area—for work, school, or family—call MDHA and ask what tax-credit properties exist there. You can also drive or walk the neighborhood and look for property signs advertising affordable rents, then call the management office. Some neighborhoods are gentrifying quickly, which means affordable units are being converted to market rate. If you find a property you like, explore when ready rather than waiting, because availability can change within weeks.

Frequently Asked Questions

How long does it take to get into public housing?

Wait times vary by property and family size, ranging from several months to several years. MDHA's public housing wait list is currently closed, but you can call 615-252-8400 to ask when it will reopen and to get on it as soon as applications are accepted again. Once on the list, you will be contacted when a unit becomes available.

What if my income is slightly above the limit?

Most programs have a hard income cutoff—if you earn above it, you do not may have access to. However, different programs have different limits. If you are above one program's limit, you may may have access to for another. Call 211 or MDHA to ask which programs match your income level. Some tax-credit properties also serve higher income levels (80% AMI instead of 60%), so you have options.

Can I explore to multiple programs at the same time?

Yes. You can be on MDHA's public housing wait list, explore to tax-credit properties, and use rental information all at the same time. Being accepted to one program does not disqualify you from another. This increases your chances of finding housing faster than waiting for one program alone.

What happens if I earn too much for affordable housing?

If your income exceeds all program limits, you will need to rent on the open market. Nashville's market-rate rents are high, but you may find cheaper units in the neighborhoods mentioned above or in surrounding areas. You can also look into shared housing, roommate situations, or moving to a smaller unit to reduce costs.

Do I need a credit check or background check for affordable housing?

Most affordable housing programs do not require a credit check, but they do screen for criminal history and eviction records. Policies vary by property. Call ahead and ask what screening they do. Having an eviction on your record makes it harder but not impossible—some programs and nonprofits work specifically with people who have eviction history.