What low-cost housing options exist in San Jose right now

San Jose has several programs and housing types that cost less than market rent, but availability is tight and wait lists are long. The main routes are public housing through the Housing Authority of the County of Santa Clara, Section 8 vouchers (also through the Housing Authority), deed-restricted affordable apartments run by nonprofits, and below-market-rate units built into new developments. Most require income verification and have income limits — usually between 30% and 80% of the area median income, depending on the program.

The Housing Authority of the County of Santa Clara manages both public housing and the Section 8 program for San Jose. Public housing is owned and operated directly by the Authority; Section 8 vouchers let you rent from a private landlord who agrees to accept the voucher. Both have wait lists that can be years long. Nonprofit developers like Charities Housing, Community Housing Opportunities Corporation, and MidPen Housing own and operate deed-restricted affordable buildings throughout San Jose, and these sometimes have shorter wait lists than the Housing Authority programs.

Below-market-rate (BMR) units are apartments or condos built as part of new residential projects; developers are required to set aside a percentage at below-market rates. These are usually available for 30 years and then revert to market rate. BMR units are often listed on the City of San Jose's housing portal or through individual developers, and they typically rent for 15% to 25% below market.

Key Takeaways

  • The Housing Authority of the County of Santa Clara runs public housing and Section 8 vouchers, but both have wait lists that often exceed two years.
  • Nonprofit housing developers own deed-restricted affordable apartments throughout San Jose and sometimes have shorter wait lists than the Housing Authority.
  • Below-market-rate units built into new developments are available for 30 years at reduced rent, and are listed through the City of San Jose or individual developers.
  • All programs require proof of income and have income limits; most serve households earning between 30% and 80% of area median income.
  • The City of San Jose's housing portal and 211 Santa Clara County can tell you which programs currently have openings and what documents you need.

How to get on the Housing Authority wait list

The Housing Authority of the County of Santa Clara accepts applications for public housing and Section 8 vouchers during open enrollment periods. These periods are not year-round; the Authority opens applications for a set window, then closes them when the wait list reaches a certain size. You can check the Housing Authority website or call them at (408) 275-6800 to find out whether applications are currently open.

When applications are open, you can explore online through the Housing Authority portal or in person at their office in San Jose. You will need to provide proof of income (pay stubs, tax returns, or a letter from your employer), proof of residency or intent to reside in Santa Clara County, identification, and Social Security numbers for all household members. The process itself takes about 30 minutes to complete.

After you submit your process, the Housing Authority will verify your income and household composition. This can take several weeks. Once you are on the wait list, you will be contacted when a unit becomes available. Wait times vary — public housing wait lists in San Jose are typically two to four years, and Section 8 voucher wait lists are often longer. Some applicants never reach the top of the list during their lifetime.

Finding nonprofit affordable housing in San Jose

Nonprofit housing organizations own and operate most of the deed-restricted affordable apartments in San Jose. The largest operators are Charities Housing, Community Housing Opportunities Corporation (CHOC), MidPen Housing, and the San Jose Housing Trust. Each organization manages dozens of buildings across the city, and they often have their own wait lists separate from the Housing Authority.

To find nonprofit affordable housing, start with the City of San Jose's Affordable Housing Portal, which lists available units and links to the organizations that manage them. You can also contact individual nonprofits directly — their websites show current openings and the income limits for each building. Some buildings serve specific populations (seniors, families with children, people experiencing homelessness transitioning to permanent housing), so income limits and may be able to access rules vary by building.

The process process for nonprofit housing is similar to the Housing Authority: you will need proof of income, identification, and proof of residency or intent to live in San Jose. Wait times are generally shorter than the Housing Authority — often a few months to a year — but this depends on the building and how many units are available. Some buildings have no wait list at all if turnover is high.

Below-market-rate units and new development housing

San Jose requires developers to include below-market-rate (BMR) units in new residential projects. These units are rented at 15% to 25% below market rate for 30 years, after which they convert to market rate. BMR units are scattered throughout new apartment complexes and condo buildings, so you are not living in a separate "affordable" building — you are in the same building as market-rate tenants.

BMR units are listed on the City of San Jose's Affordable Housing Portal and sometimes on individual developer websites. The City also maintains a list of current BMR projects and their contact information. When a BMR unit becomes available, the developer or property manager typically holds a lottery or first-come, first-served process. Income limits for BMR units are usually 80% to 120% of area median income, which is higher than public housing or Section 8, so you may be able to earn more and still be within the limit.

The process process for BMR units is faster than wait-list programs — you explore directly to the property manager, and decisions are usually made within a few weeks. You will need proof of income and identification. BMR units are often a good option if you have been on the Housing Authority wait list for a long time or if your income is slightly above the public housing limit.

Income limits and what they mean for you

Every low-cost housing program in San Jose has an income limit. This is the maximum household income you can earn and still be within the program. Income limits are set as a percentage of the area median income (AMI) and change every year. For 2024, the area median income for a family of four in Santa Clara County is approximately $150,000, though this figure changes annually.

Public housing and Section 8 typically serve households at 30% to 50% of AMI. Nonprofit affordable housing varies — some buildings serve 30% AMI, others serve 60% or 80% AMI. BMR units usually serve 80% to 120% AMI. If your household income exceeds the limit for a program, you cannot use it, even if you are struggling to afford rent.

Income is calculated as gross household income — all money earned by all household members before taxes. If you are self-employed, the program will usually average your income over the past two years. Disability payments, Social Security, and child support count as income. Temporary information programs like unemployment benefits may or may not count, depending on the program — ask when you explore.

How to find out what is available right now

The fastest way to learn what low-cost housing is available in San Jose is to use the City of San Jose's Affordable Housing Portal. This site lists current openings, income limits, and contact information for each program. You can filter by neighborhood, unit size, and income level.

You can also call 211 Santa Clara County, a free referral service that knows which programs are currently open and can tell you whether you meet the basic income and residency requirements. 211 can also connect you to nonprofits that help people navigate the process process. Call 211 from any phone in Santa Clara County, or visit 211.org and enter your zip code.

The Housing Authority of the County of Santa Clara website shows whether applications are currently open for public housing and Section 8. Individual nonprofit housing organizations have their own websites and phone numbers; calling them directly is often faster than waiting for a response through an online portal.

What happens after you are approved

Once you are approved for a low-cost housing program, you will be notified by the program administrator — either the Housing Authority, a nonprofit, or a property manager. For wait-list programs like public housing and Section 8, you will be called when a unit becomes available. For nonprofit and BMR programs, you may be notified that you have been selected in a lottery or that your process has been approved and you can view available units.

After approval, you will sign a lease and move in. For Section 8 vouchers, you find your own apartment and the landlord must agree to accept the voucher; the Housing Authority then inspects the unit and signs a contract with the landlord. For public housing and nonprofit buildings, the unit is already owned by the program, so you sign a lease directly with the housing authority or nonprofit.

Your rent will be calculated based on your income. Most programs use a formula where you pay 30% of your gross household income as rent, and the program subsidizes the rest. If your income changes, you must report it, and your rent may increase or decrease. You will also be required to recertify your income every year or every two years, depending on the program.

Frequently Asked Questions

Do I have to be a San Jose resident to explore for low-cost housing?

No, but you must intend to live in San Jose or Santa Clara County. The Housing Authority requires proof of residency or a letter stating your intent to move to the county. Nonprofit housing programs have similar requirements. You do not need to have lived in San Jose for any specific length of time.

What if my income is above the limit but I still cannot afford market rent?

You may still be able to use BMR units, which have higher income limits than public housing or Section 8. You can also look into private rental information programs, though these are less common than affordable housing programs. Contact 211 Santa Clara County to learn what other options exist for your income level.

How long does it take to get housing after I am approved?

For wait-list programs like public housing and Section 8, approval means you are on the list, but you may wait years for a unit to become available. For nonprofit and BMR programs, once you are approved, you may move in within weeks or months. The timeline depends entirely on how many units are available and how quickly turnover happens.

Can I explore to multiple programs at the same time?

Yes. You can explore to the Housing Authority, multiple nonprofit organizations, and BMR programs simultaneously. There is no penalty for explore to more than one program, and doing so increases your chances of finding housing sooner.

What if I have a criminal record or eviction history?

Each program has its own screening rules. Some programs will not accept applicants with certain criminal convictions or recent evictions; others consider context and may approve you anyway. Ask each program about their specific policies before you explore. Some nonprofits specialize in housing people with barriers to housing and may be more flexible than the Housing Authority.