NSCN ALL-STATE VOUCHER HUB

 The Voucher Holder Eviction Intelligence Stack covers how apartments screen voucher holders with eviction history, what approval signals matter when a Section 8, HUD-VASH, EHV, Mainstream, or other voucher type is attached to the application, how eviction records affect voucher utilization timelines, how renter positioning works for voucher holders across major metros, what tenant protections exist during and after an eviction when a voucher is involved, and how housing authorities treat voucher holders who have been previously evicted from assisted units. Access the full Stack to explore the Tenant Rights & Protections Index, screening intelligence, and Field Intel dispatches. 

• THE STATE OF EVICTION IN AMERICA: WHAT EVERY VOUCHER HOLDER NEEDS TO KNOW INTELLIGENCE INDEX
• SERIAL EVICTION FILINGS: HOW LANDLORDS USE THE COURT SYSTEM AS A RENT COLLECTION TOOL AGAINST VOUCHER HOLDERS INTELLIGENCE INDEX
• THE RIGHT TO COUNSEL: WHERE VOUCHER HOLDERS CAN GET A FREE LAWYER IN EVICTION COURT INTELLIGENCE INDEX

The Voucher Holder Broken Lease Intelligence Stack covers how apartments screen voucher holders with broken lease history, what approval signals matter when a housing voucher is attached to an application flagged with a prior lease violation, how broken lease debt affects voucher utilization and unit approval timelines, how renter positioning works for voucher holders carrying landlord debt or collections from previous units, how early lease termination is treated when the tenant was a voucher recipient, and what options exist for voucher holders who broke a lease due to uninhabitable conditions or landlord retaliation. Access the full Stack to explore the Tenant Rights & Protections Index, screening intelligence, and Field Intel dispatches.

The Voucher Holder Misdemeanor Intelligence Stack covers how apartments screen voucher holders with misdemeanor history, what approval signals matter when a voucher application includes a criminal background with misdemeanor-level offenses, how housing authorities treat misdemeanor records during voucher issuance and reissuance, how renter positioning works for voucher holders with non-felony criminal records across major metros, what HUD guidance says about blanket criminal screening policies applied to voucher holders, and how state and local fair-chance housing laws affect screening outcomes for voucher recipients with misdemeanor records. Access the full Stack to explore the Tenant Rights & Protections Index, screening intelligence, and Field Intel dispatches.

The Voucher Holder First Offender Intelligence Stack covers how apartments screen voucher holders with first offender dispositions, conditional discharges, deferred adjudications, or pretrial diversion completions, whether these records still appear on third-party screening reports used during voucher-based applications, how housing authorities treat first offender records during voucher eligibility determinations, how renter positioning works for voucher holders whose cases were dismissed or sealed under first offender statutes, and what disclosure obligations exist when a voucher holder applies for a unit with a record that was legally resolved but still visible on background checks. Access the full Stack to explore the Tenant Rights & Protections Index, screening intelligence, and Field Intel dispatches.

The Voucher Holder Felony Intelligence Stack covers how apartments screen voucher holders with felony records, what approval signals matter when a voucher application carries a felony conviction, how housing authorities treat felony records during initial voucher issuance, continued eligibility, and portability transfers, what HUD guidance says about denying housing to voucher holders based on criminal history, how renter positioning works for voucher holders with felony backgrounds across major metros, which felony types trigger automatic denial versus case-by-case review, and what legal protections exist for voucher holders who are denied housing based on felony records that have been expunged, pardoned, or aged beyond lookback periods. Access the full Stack to explore the Tenant Rights & Protections Index, screening intelligence, and Field Intel dispatches.

 The Voucher Holder Reentry Intelligence Stack covers how apartments screen voucher holders who are recently released from incarceration, what reentry housing programs exist specifically for voucher recipients, how housing authorities handle voucher issuance and reinstatement for individuals exiting correctional facilities, how renter positioning works for voucher holders with incarceration gaps on their rental history, what HUD-VASH and EHV provisions apply specifically to reentry populations, and what resources exist for voucher holders transitioning from halfway houses, shelters, or transitional housing into permanent voucher-assisted units. Access the full Stack to explore the Tenant Rights & Protections Index, screening intelligence, and Field Intel dispatches.

 The Voucher Holder Chapter 7 Bankruptcy Intelligence Stack covers how apartments screen voucher holders with Chapter 7 bankruptcy filings, what approval signals matter during a voucher-based application when a discharged or open Chapter 7 appears on the credit report, how housing authorities treat bankruptcy when determining voucher eligibility and continued assistance, how renter positioning works for voucher holders carrying a bankruptcy record across major metros, how landlords distinguish between discharged and open bankruptcies during voucher application screening, and what Georgia and federal law say about denying a voucher holder housing based solely on bankruptcy status. Access the full Stack to explore the Tenant Rights & Protections Index, screening intelligence, and Field Intel dispatches.

 The Voucher Holder Chapter 13 Bankruptcy Intelligence Stack covers how apartments screen voucher holders with active or completed Chapter 13 repayment plans, what approval signals matter when a voucher holder is making trustee payments while applying for housing, how housing authorities treat active Chapter 13 cases during voucher utilization and annual recertification, how renter positioning works for voucher holders in active repayment versus those who have completed their plan, what documentation voucher holders need to demonstrate compliance with their Chapter 13 plan during the application process, and how properties evaluate debt-to-income ratios when trustee payments reduce a voucher holder's available income. Access the full Stack to explore the Tenant Rights & Protections Index, screening intelligence, and Field Intel dispatches.

 The Voucher Holder Low Credit Intelligence Stack covers how apartments screen voucher holders with credit scores below standard thresholds, what minimum credit scores exist across different property types and management companies for voucher-based applications, how renter positioning works for voucher holders whose credit report shows collections, charge-offs, medical debt, or thin files, what alternatives exist when credit is the primary barrier to approval for an otherwise eligible voucher holder, how housing authorities treat credit standing during voucher eligibility and whether credit alone can disqualify a voucher recipient, and what the difference is between a property's internal credit policy and a housing authority's voucher approval process. Access the full Stack to explore the Tenant Rights & Protections Index, screening intelligence, and Field Intel dispatches.

The Voucher Holder Low Income Intelligence Stack covers how apartments screen voucher holders whose total household income falls below standard income-to-rent ratios even with voucher assistance, what minimum income requirements exist when a housing voucher covers a portion of the rent, how renter positioning works for voucher holders on fixed income sources such as SSI, SSDI, Social Security retirement, or TANF, what happens when a voucher holder's portion of rent exceeds 40% of their adjusted monthly income, how properties calculate income eligibility when the voucher payment standard differs from the actual rent, and what government-assisted and income-flexible housing options exist specifically for voucher holders whose income alone would not qualify them. Access the full Stack to explore the Tenant Rights & Protections Index, screening intelligence, and Field Intel dispatches.

 The Voucher Holder No Rental History Intelligence Stack covers how apartments screen voucher holders who have no prior rental history on their record, what approval signals matter when a first-time renter applies with a housing voucher, how housing authorities treat first-time voucher recipients who have never held a lease, how renter positioning works for voucher holders transitioning from living with family, shelters, transitional housing, or institutional settings into their first independent voucher-assisted unit, what documentation voucher holders can provide as alternative proof of housing readiness when traditional landlord references do not exist, and how properties evaluate a voucher holder application when there is no eviction history but also no positive rental history to verify. Access the full Stack to explore the Tenant Rights & Protections Index, screening intelligence, and Field Intel dispatches.

 The Voucher Holder Domestic Violence Survivor Intelligence Stack covers how apartments screen voucher holders who are fleeing or have fled domestic violence situations, what VAWA protections apply specifically to voucher holders during application screening and tenancy, how housing authorities handle emergency voucher transfers and portability for survivors, how renter positioning works for voucher holders whose rental history was disrupted by abuse including broken leases, evictions filed by an abuser, or gaps in tenancy, what documentation is required versus what is protected from disclosure under VAWA when a voucher holder applies for housing as a survivor, and how properties are prohibited from denying a voucher holder based on criminal activity committed by an abuser against the applicant. Access the full Stack to explore the Tenant Rights & Protections Index, screening intelligence, and Field Intel dispatches.

 The Voucher Holder Source of Income Discrimination Intelligence Stack covers which states and cities legally prohibit landlords from refusing a tenant solely because they pay with a housing voucher, what enforcement mechanisms exist when a voucher holder is denied housing based on their voucher status, how to file a complaint when a property advertises availability but refuses to process a voucher-based application, how renter positioning works in states with strong SOI protections versus states with no protections, what HUD guidance says about source of income discrimination as it relates to fair housing, and how voucher holders can document and report discriminatory screening practices for legal action or housing authority review. Access the full Stack to explore the Tenant Rights & Protections Index, screening intelligence, and Field Intel dispatches.

 The Voucher Holder Screening Discrimination Intelligence Stack covers how properties use criminal background checks, credit reports, rental history verification, and income-to-rent ratios to disproportionately screen out voucher holders who would otherwise qualify under the housing authority's approval, what HUD guidance says about screening criteria that have a disparate impact on protected classes including voucher holders in jurisdictions with source of income protections, how blanket denial policies based on criminal history or credit scores violate fair housing principles when applied to voucher-based applications, what the difference is between a property's right to screen and a property's use of screening as a pretext to reject vouchers, how voucher holders can identify when a screening denial is discriminatory versus legitimate, what documentation voucher holders should collect during the application process to support a potential complaint, and how filed complaints are investigated by HUD, state fair housing agencies, and local enforcement bodies. Access the full Stack to explore screening policy analysis, complaint filing resources, and Field Intel dispatches.

 The Voucher Holder Retaliation and Landlord Violation Intelligence Stack covers how landlords retaliate against voucher holders who report habitability issues, request repairs, contact housing authorities about failed inspections, or assert their tenant rights, what retaliation looks like including non-renewal of lease, sudden eviction filings, refusal to complete HQS repairs, threats to report tenants to immigration or child welfare, and illegal lockouts, what federal and state anti-retaliation protections exist specifically for voucher holders, how housing authorities are required to respond when a voucher holder reports landlord retaliation or failure to maintain Housing Quality Standards, what the voucher holder's rights are when a landlord refuses to allow a housing authority inspection or deliberately fails inspection to force the tenant out, how voucher holders can document retaliation for legal proceedings or housing authority complaints, and what legal resources exist within the network for voucher holders facing retaliatory actions from landlords. Access the full Stack to explore retaliation documentation guides, complaint pathways, and Field Intel dispatches.

📍 Can a landlord legally refuse your voucher solely because it's a voucher? 

──PROTECTED──

Statewide Law Prohibits Voucher Refusal

• ────California 
• Gov't Code §12955; FEHA amendment.
• Statewide.
• Landlords cannot refuse voucher holders solely based on source of income. 
• Enforcement through DFEH complaints.
• ────Colorado 
• HB 19-1106 (2019). 
• Statewide. 
• Housing vouchers are a protected source of income. 
• Landlords cannot refuse voucher-based applicants.
• ────Connecticut 
• Conn. Gen. Stat. §46a-64c. 
• Statewide. 
• Source of income explicitly includes government housing assistance. 
• Enforcement through Commission on Human Rights and Opportunities.
• ────Delaware 
• 6 Del. C. §§4601-4607 (effective Jan 1, 2026).
• Statewide. 
• New protections for voucher holders.
• Landlords cannot reject applicants based on voucher use.
• ────Hawaii 
• Haw. Rev. Stat. §515-3. 
• Statewide. 
• Section 8 explicitly listed as protected source of income.
• ────Illinois 
• Illinois Human Rights Act amendment (effective 2022). Statewide. 
• Landlords cannot refuse tenants because of voucher participation.
• ────Maine 
• 5 MRSA §4581-A. 
• Statewide. 
• Source of income protection includes housing subsidies. 
• Note: some weakened provisions — landlords with fewer than five units may be exempt.
• ────Maryland 
• Md. Code Ann. State Gov't §20-705 (effective 2020). 
• Statewide.
• Includes housing vouchers. 
• Landlords cannot refuse based on source of income.
• ────Massachusetts 
• MGL c.151B §4. 
• Statewide. 
• Section 8 is a protected class. 
• One of the oldest protections in the country.
• ────Michigan 
• Elliott-Larsen Civil Rights Act amendment (Clean Slate-era expansion). 
• Statewide source of income protections. 
• Note: enforcement varies; Clean Slate Act expanded protections in 2020.
• ────New Jersey 
• N.J.S.A. 10:5-4. Statewide. Broad source of income protections. 
• Section 8 vouchers included.
• ────New York 
• NY Human Rights Law §296(5)(a). 
• Statewide. 
• Source of income includes housing assistance. Enforcement through Division of Human Rights.
• NYC has additional local protections.
• ────North Dakota 
• N.D.C.C. §14-02.4-01.
• Statewide. 
• One of the newer additions. 
• Voucher holders are protected.
• ────Oregon 
• ORS §659A.421 (effective 2014). 
• Statewide. 
• Landlords cannot refuse tenants because of voucher use. 
• Strong protections.
• ────Rhode Island 
• R.I. Gen. Laws §34-37-4.3 (effective 2021).
• Statewide. 
• Includes housing vouchers.
• ────Utah 
• Utah Code §57-21-5. 
• Statewide. 
• Source of income protections. 
• However, some exemptions for small landlords.
• ────Vermont 
• 9 V.S.A. §4503. 
• Statewide. 
• Receipt of public assistance including housing vouchers is a protected class.
• ────Virginia 
• Va. Code §36-96.3 (effective 2020). 
• Statewide.
• Landlords cannot refuse based on source of income, including housing vouchers.
• ────Washington 
• RCW §59.18.255 (effective 2018). 
• Statewide. 
• Comprehensive voucher protections. 
• Landlords cannot refuse based on voucher participation.
• ────District of Columbia 
• D.C. Code §2-1402.21. 
• Source of income protection includes housing vouchers. 
• Strong enforcement.

──PARTIALLY PROTECTED──

No Statewide Law, But Local Protections Exist

• ────Arizona 
• No statewide law. 
• Phoenix passed a local ordinance in March 2023 banning source of income discrimination.
• Tempe and Tucson also have local protections. 
• Rest of the state: landlords can refuse vouchers.
• ────Iowa 
• Statewide source of income law exists (Iowa Code §216.8), but Iowa also preempts local governments from expanding beyond state protections. 
• The state law covers lawful source of income but its practical application to Section 8 is inconsistent.
• ────Minnesota 
• Minn. Stat. §363A.09. 
• Statewide source of income law exists but explicitly excludes Section 8 vouchers. 
• Only protects other income sources such as SSI, SSDI, and TANF. 
• Landlords can still refuse Section 8 specifically.
• Local ordinances in Minneapolis and St. Paul provide full voucher protection. 
• Outside of those cities, voucher holders are not protected.
• ────Missouri 
• No statewide law. 
• Local ordinances in Kansas City and Columbia protect voucher holders. 
• State legislature actively pursuing preemption (2025 bill pending). 
• Remaining areas: no protection.
• ────Pennsylvania 
• No statewide law. 
• Philadelphia (Fair Practices Ordinance) and Pittsburgh (2015 ordinance) have local source of income protections. 
• Rest of state: landlords can refuse vouchers.

──NOT PROTECTED──

No Statewide or Significant Local Protections

• ────Alabama 
• No protections. 
• Landlords can refuse vouchers.
• ────Alaska 
• No statewide protections. 
• No significant local ordinances.
• ────Arkansas 
• No protections. 
• Landlords can refuse vouchers.
• ────Florida 
• No statewide law. 
• Florida preempts local governments from passing source of income laws (2023 preemption). 
• Even though some counties attempted local ordinances, the state blocks them. 
• Landlords can refuse vouchers statewide.
• ────Georgia 
• No statewide law. 
• No significant local protections. 
• Landlords can refuse vouchers.
• ────Idaho 
• No protections. 
• Idaho preempts local governments from passing source of income laws.
• ────Indiana 
• No protections. 
• Indiana preempts local governments from passing source of income laws.
• ────Kansas 
• No statewide law. 
• Lawrence has a local ordinance. 
• Rest of state: no protection.
• ────Kentucky 
• No statewide protections. 
• Kentucky preempts local governments from passing source of income laws.
• ────Louisiana 
• No protections. 
• Landlords can refuse vouchers.
• ────Mississippi 
• No protections. 
• Landlords can refuse vouchers.
• ────Montana 
• No protections. 
• Landlords can refuse vouchers.
• ────Nebraska 
• No protections. 
• Landlords can refuse vouchers.
• ────Nevada 
• No statewide protections. 
• No significant local ordinances covering Section 8.
• ────New Hampshire 
• No protections. 
• Landlords can refuse vouchers.
• ────New Mexico 
• No statewide protections. 
• Albuquerque has explored local ordinances but none enacted.
• ────North Carolina 
• No protections. 
• Landlords can refuse vouchers.
• ────Ohio 
• No statewide law. 
• Some local protections exist (e.g., Columbus has explored ordinances). 
• Largely unprotected.
• ────Oklahoma 
• Okla. Stat. tit. 25 §1452 (2014). 
• Statewide source of income law exists but explicitly excludes Section 8 from the definition of "source of income." 
• Practical protection for voucher holders is nonexistent. 
• No local ordinances provide coverage.
• ────South Carolina 
• No protections. 
• Landlords can refuse vouchers.
• ────South Dakota 
• No protections. 
• Landlords can refuse vouchers.
• ────Tennessee 
• No protections. 
• Landlords can refuse vouchers.
• ────Texas 
• No statewide law. 
• Texas preempts local governments from passing source of income laws. 
• Dallas passed a local ordinance but state preemption challenges its enforceability. 
• HB 411 (2025) attempted to add protections but has not become law. 
• Voucher holders largely unprotected.
• ────West Virginia 
• No protections. Landlords can refuse vouchers.
• ────Wisconsin 
• Wis. Stat. §106.50. 
• Statewide source of income law exists but explicitly excludes Section 8 vouchers. 
• Only protects other lawful sources of income.
• No local ordinances provide voucher-specific coverage.
• ────Wyoming 
• No protections. 
• Landlords can refuse vouchers.

 📍 How much is your voucher actually worth here?

──FY 2026 Fair Market Rents──

──State Averages (2-Bedroom)──

Based on HUD FY 2026 FMR data. 

• These are statewide averages; actual FMRs vary by metro area and county. 
• PHAs set payment standards between 90%–110% of FMR (some have exception approval to go higher).

• ────Alabama 
• Average 2 Bedroom 
• Fair Market Rent – $924 
• Studio – $703 
• 1 Bedroom – $758 
• 3 Bedrooms – $1,196 
• 4 Bedrooms – $1,372
• ────Alaska 
• Average 2 Bedroom 
• Fair Market Rent – $1,461 
• Studio – $1,058 
• 1 Bedroom – $1,170 
• 3 Bedrooms – $1,936 
• 4 Bedrooms – $2,239
• ────Arizona 
• Average 2 Bedroom 
• Fair Market Rent – $1,431 
• Studio – $1,055 
• 1 Bedroom – $1,163 
• 3 Bedrooms – $1,918 
• 4 Bedrooms – $2,165
• ────Arkansas 
• Average 2 Bedroom 
• Fair Market Rent – $901 
• Studio – $674 
• 1 Bedroom – $716 3 
• Bedrooms – $1,184 
• 4 Bedrooms – $1,339
• ────California 
• Average 2 Bedroom 
• Fair Market Rent – $1,955 
• Studio – $1,429 
• 1 Bedroom – $1,565 
• 3 Bedrooms – $2,626 
• 4 Bedrooms – $3,034
• ────Colorado 
• Average 2 Bedroom 
• Fair Market Rent – $1,408 
• Studio – $1,062 
• 1 Bedroom – $1,137 
• 3 Bedrooms – $1,835 
• 4 Bedrooms – $2,162
• ────Connecticut 
• Average 2 Bedroom 
• Fair Market Rent – $1,732 
• Studio – $1,208 
• 1 Bedroom – $1,392 
• 3 Bedrooms – $2,147 
• 4 Bedrooms – $2,551
• ────Delaware 
• Average 2 Bedroom 
• Fair Market Rent – $1,564 
• Studio – $1,192 
• 1 Bedroom – $1,253 
• 3 Bedrooms – $2,005 
• 4 Bedrooms – $2,314
• ────District of Columbia 
• Average 2 Bedroom 
• Fair Market Rent – $2,246 
• Studio – $1,953 
• 1 Bedroom – $2,015 
• 3 Bedrooms – $2,835 
• 4 Bedrooms – $3,332
• ────Florida 
• Average 2 Bedroom 
• Fair Market Rent – $1,446 
• Studio – $1,134
• 1 Bedroom – $1,216 
• 3 Bedrooms – $1,879 
• 4 Bedrooms – $2,183
• ────Georgia 
• Average 2 Bedroom 
• Fair Market Rent – $1,151 
• Studio – $932 
• 1 Bedroom – $972 
• 3 Bedrooms – $1,465 
• 4 Bedrooms – $1,712
• ────Hawaii 
• Average 2 Bedroom 
• Fair Market Rent – $2,201 
• Studio – $1,630 
• 1 Bedroom – $1,684 
• 3 Bedrooms – $2,941 
• 4 Bedrooms – $3,417
• ────Idaho 
• Average 2 Bedroom 
• Fair Market Rent – $1,127 
• Studio – $836 
• 1 Bedroom – $908 
• 3 Bedrooms – $1,565 
• 4 Bedrooms – $1,872
• ────Illinois 
• Average 2 Bedroom 
• Fair Market Rent – $1,015 
• Studio – $736 
• 1 Bedroom – $814 
• 3 Bedrooms – $1,315 
• 4 Bedrooms – $1,484
• ────Indiana 
• Average 2 Bedroom 
• Fair Market Rent – $1,042 
• Studio – $764 
• 1 Bedroom – $836 
• 3 Bedrooms – $1,327 
• 4 Bedrooms – $1,510
• ────Iowa 
• Average 2 Bedroom 
• Fair Market Rent – $938 
• Studio – $693 
• 1 Bedroom – $746 
• 3 Bedrooms – $1,215 
• 4 Bedrooms – $1,344
• ────Kansas 
• Average 2 Bedroom 
• Fair Market Rent – $928 
• Studio – $674 
• 1 Bedroom – $735 
• 3 Bedrooms – $1,200 
• 4 Bedrooms – $1,358
• ────Kentucky 
• Average 2 Bedroom 
• Fair Market Rent – $969 
• Studio – $705 
• 1 Bedroom – $776 
• 3 Bedrooms – $1,259 
• 4 Bedrooms – $1,419
• ────Louisiana 
• Average 2 Bedroom 
• Fair Market Rent – $1,054 
• Studio – $799 
• 1 Bedroom – $867 
• 3 Bedrooms – $1,357 
• 4 Bedrooms – $1,577
• ────Maine 
• Average 2 Bedroom 
• Fair Market Rent – $1,206 
• Studio – $893 
• 1 Bedroom – $958 
• 3 Bedrooms – $1,571 
• 4 Bedrooms – $1,748
• ────Maryland 
• Average 2 Bedroom 
• Fair Market Rent – $1,716 
• Studio – $1,354 
• 1 Bedroom – $1,445 
• 3 Bedrooms – $2,214 
• 4 Bedrooms – $2,547
• ────Massachusetts 
• Average 2 Bedroom 
• Fair Market Rent – $2,086 
• Studio – $1,566 
• 1 Bedroom – $1,679 
• 3 Bedrooms – $2,564 
• 4 Bedrooms – $2,885
• ────Michigan 
• Average 2 Bedroom 
• Fair Market Rent – $1,046 
• Studio – $755 
• 1 Bedroom – $837 
• 3 Bedrooms – $1,338 
• 4 Bedrooms – $1,492
• ────Minnesota 
• Average 2 Bedroom 
• Fair Market Rent – $1,081 
• Studio – $775 
• 1 Bedroom – $862 
• 3 Bedrooms – $1,432 
• 4 Bedrooms – $1,644
• ────Mississippi 
• Average 2 Bedroom 
• Fair Market Rent – $995 
• Studio – $796 
• 1 Bedroom – $828 
• 3 Bedrooms – $1,267 
• 4 Bedrooms – $1,392
• ────Missouri 
• Average 2 Bedroom 
• Fair Market Rent – $918 
• Studio – $691 
• 1 Bedroom – $730 
• 3 Bedrooms – $1,200 
• 4 Bedrooms – $1,383
• ────Montana 
• Average 2 Bedroom 
• Fair Market Rent – $1,116 
• Studio – $814 
• 1 Bedroom – $889 
• 3 Bedrooms – $1,488 
• 4 Bedrooms – $1,766
• ────Nebraska 
• Average 2 Bedroom 
• Fair Market Rent – $938 
• Studio – $653 
• 1 Bedroom – $741 
• 3 Bedrooms – $1,191 
• 4 Bedrooms – $1,317
• ────Nevada 
• Average 2 Bedroom 
• Fair Market Rent – $1,360 
• Studio – $983 
• 1 Bedroom – $1,080 
• 3 Bedrooms – $1,864 
• 4 Bedrooms – $2,255
• ────New Hampshire 
• Average 2 Bedroom 
• Fair Market Rent – $1,575 
• Studio – $1,131 
• 1 Bedroom – $1,212 
• 3 Bedrooms – $2,041 
• 4 Bedrooms – $2,209
• ────New Jersey 
• Average 2 Bedroom 
• Fair Market Rent – $1,973 
• Studio – $1,466 
• 1 Bedroom – $1,627 
• 3 Bedrooms – $2,476 
• 4 Bedrooms – $2,797
• ────New Mexico 
• Average 2 Bedroom 
• Fair Market Rent – $1,039 
• Studio – $755 
• 1 Bedroom – $853 
• 3 Bedrooms – $1,389 
• 4 Bedrooms – $1,649
• ────New York 
• Average 2 Bedroom 
• Fair Market Rent – $1,465 
• Studio – $1,130 
• 1 Bedroom – $1,219 
• 3 Bedrooms – $1,837 
• 4 Bedrooms – $2,036
• ────North Carolina 
• Average 2 Bedroom 
• Fair Market Rent – $1,158 
• Studio – $927 
• 1 Bedroom – $969 
• 3 Bedrooms – $1,501 
• 4 Bedrooms – $1,781
• ────North Dakota 
• Average 2 Bedroom 
• Fair Market Rent – $967 
• Studio – $776 
• 1 Bedroom – $798 
• 3 Bedrooms – $1,300 
• 4 Bedrooms – $1,590
• ────Ohio 
• Average 2 Bedroom 
• Fair Market Rent – $1,014 
• Studio – $747 
• 1 Bedroom – $807 
• 3 Bedrooms – $1,290 
• 4 Bedrooms – $1,440
• ──Oklahoma 
• Average 2 Bedroom 
• Fair Market Rent – $962 
• Studio – $715 
• 1 Bedroom – $763 
• 3 Bedrooms – $1,250 
• 4 Bedrooms – $1,449
• ────Oregon 
• Average 2 Bedroom 
• Fair Market Rent – $1,356 
• Studio – $994 
• 1 Bedroom – $1,090 
• 3 Bedrooms – $1,879 
• 4 Bedrooms – $2,209
• ────Pennsylvania 
• Average 2 Bedroom 
• Fair Market Rent – $1,158 
• Studio – $854 
• 1 Bedroom – $942 
• 3 Bedrooms – $1,482 
• 4 Bedrooms – $1,658
• ────Rhode Island 
• Average 2 Bedroom 
• Fair Market Rent – $1,656 
• Studio – $1,270 
• 1 Bedroom – $1,344 
• 3 Bedrooms – $2,023 
• 4 Bedrooms – $2,441
• ────South Carolina 
• Average 2 Bedroom 
• Fair Market Rent – $1,150 
• Studio – $919 
• 1 Bedroom – $969 
• 3 Bedrooms – $1,458 
• 4 Bedrooms – $1,697
• ──South Dakota 
• Average 2 Bedroom 
• Fair Market Rent – $920 
• Studio – $638 
• 1 Bedroom – $729 
• 3 Bedrooms – $1,215 
• 4 Bedrooms – $1,440
• ────Tennessee 
• Average 2 Bedroom 
• Fair Market Rent – $1,120 
• Studio – $887 
• 1 Bedroom – $925 
• 3 Bedrooms – $1,447 
• 4 Bedrooms – $1,654
• ────Texas 
• Average 2 Bedroom 
• Fair Market Rent – $1,109 
• Studio – $857 
• 1 Bedroom – $905 
• 3 Bedrooms – $1,447 
• 4 Bedrooms – $1,689
• ────Utah 
• Average 2 Bedroom 
• Fair Market Rent – $1,187 
• Studio – $874 
• 1 Bedroom – $977 
• 3 Bedrooms – $1,586 
• 4 Bedrooms – $1,870
• ────Vermont 
• Average 2 Bedroom 
• Fair Market Rent – $1,350 
• Studio – $1,045 
• 1 Bedroom – $1,094 
• 3 Bedrooms – $1,744 
• 4 Bedrooms – $1,894
• ────Virginia 
• Average 2 Bedroom 
• Fair Market Rent – $1,345 
• Studio – $1,117 
• 1 Bedroom – $1,151 
• 3 Bedrooms – $1,758 
• 4 Bedrooms – $2,107
• ────Washington 
• Average 2 Bedroom 
• Fair Market Rent – $1,441 
• Studio – $1,060 
• 1 Bedroom – $1,157 
• 3 Bedrooms – $1,971 
• 4 Bedrooms – $2,302
• ────West Virginia 
• Average 2 Bedroom 
• Fair Market Rent – $927 
• Studio – $697 
• 1 Bedroom – $754 
• 3 Bedrooms – $1,215 
• 4 Bedrooms – $1,378
• ────Wisconsin 
• Average 2 Bedroom 
• Fair Market Rent – $1,052 
• Studio – $754 
• 1 Bedroom – $832 
• 3 Bedrooms – $1,349 
• 4 Bedrooms – $1,511
• ────Wyoming 
• Average 2 Bedroom 
• Fair Market Rent – $1,010 
• Studio – $764 
• 1 Bedroom – $790 
• 3 Bedrooms – $1,352 
• 4 Bedrooms – $1,660

📍  How long will you wait, and is the list even open? 

  ──National Baseline── 

(2024–2026 data)

• National median wait time is 3.5 years. 
• The fastest 25% of PHAs move in 6–18 months
• The middle 50% take 1.5–4 years. 
• The slowest 25% take 5–15+ years. 
• Wait times increased 8% between 2023 and 2024. 
• Most PHAs have closed wait lists that open briefly, sometimes for just 48 hours, then close again. 

──PHA WAIT LIST STATUS & AVERAGE WAIT TIMES BY STATE──

• ────Alabama
• Average wait: 1–3 years. 
• Birmingham and Mobile PHAs run 2–4 year waits. 
• Smaller PHAs (Huntsville, Montgomery) tend to move faster at 1–2 years. 
• Lists open periodically; check individual PHAs.
• ────Alaska
• Average wait: 1–3 years. 
• Anchorage PHA runs 2–3 years. 
• Rural areas can be faster (6–18 months) due to lower demand, but available housing is extremely limited.
• ────Arizona
• Average wait: 3–6 years. 
• Phoenix is one of the most backlogged in the state at 3–6 years. 
• Tucson runs 2–4 years. 
• Smaller PHAs (Flagstaff, Yuma) may move faster. Lists frequently closed.
• ────Arkansas
• Average wait: 1–2 years. 
• Little Rock PHA runs 1–3 years. 
• Smaller areas (Jonesboro, Fort Smith) can be under 1 year. 
• Lists open more frequently than in larger states.
• ────California
• Average wait: 4–12+ years. 
• Los Angeles: 4–8 years. 
• San Francisco: 5–10+ years. 
• Oakland: 4–7 years. 
• San Diego: 3–5 years. 
• Fresno: 1–2 years. 
• Sacramento: 2–4 years. 
• Most major metro lists are closed. 
• Rural PHAs may be shorter. 
• California also has the state-funded CalHAP supplemental program (expanded 2026) with waits of 1–3 months where available.
• ────Colorado
• Average wait: 1.5–3 years. 
• Denver: 18–24 months. 
• Colorado Springs: 1–2 years. 
• Smaller PHAs can move in under 1 year.
• Colorado now requires all landlords to accept vouchers (HB25-1240, effective 2026), which should improve placement speeds.
• ────Connecticut
• Average wait: 2–4 years. 
• Hartford: 2–4 years. 
• New Haven: 2–3 years. 
• Bridgeport: 3–5 years. 
• Lists open intermittently.
• ────Delaware
• Average wait: 1–3 years. 
• Dover: 1–2 years. Wilmington area (New Castle County): 2–3 years. 
• New source-of-income protections effective 2026 may improve placement.
• ────District of Columbia
• Average wait: 3–5 years. 
• DCHA manages a large program with heavy demand. 
• Strong tenant protections but long waits.
• ────Florida
• Average wait: 3–7 years. 
• Miami-Dade: 3–5 years. 
• Jacksonville: 2–4 years. 
• Orlando: 3–5 years. 
• Tampa: 2–4 years. 
• Most major metro lists are closed for extended periods. 
• No source-of-income protection statewide; state preempts local laws.
• ────Georgia
• Average wait: 1–3 years. 
• Atlanta: 1–3 years (list opens in short windows).
• Smaller cities like Augusta, Savannah: 1–2 years. 
• Atlanta PHA periodically opens for limited lottery-based enrollment.
• ────Hawaii
• Average wait: 3–5 years. 
• Honolulu: 3–5+ years. 
• Extremely high cost of living limits available units. 
• Limited PHA options outside Oahu.
• ────Idaho
• Average wait: 1–3 years. 
• Boise: 2–3 years. 
• Smaller PHAs may move faster. 
• Limited voucher supply statewide.
• ────Illinois
• Average wait: 4–8 years in Chicago. 
• Chicago Housing Authority is one of the slowest in the country at 5–7 years. 
• Downstate PHAs (Springfield, Peoria, Rockford): 1–3 years. 
• State rental assistance emergency programs can move in 2–8 weeks.
• ────Indiana
• Average wait: 1–2 years. 
• Indianapolis: 9–15 months. 
• Smaller PHAs (Fort Wayne, Evansville): 6–18 months. 
• Lists open more frequently than in coastal states.
• ────Iowa
• Average wait: 6–18 months. 
• Des Moines: 6–18 months. 
• One of the faster states. 
• Smaller PHAs may have open lists. 
• Lower demand relative to supply.
• ────Kansas
• Average wait: 1–2 years. 
• Kansas City (KS side): 12–18 months. 
• Wichita: 1–2 years. 
• Topeka and smaller PHAs can be under 1 year.
• ────Kentucky
• Average wait: 1–2 years. 
• Louisville: 14–20 months. 
• Lexington: 1–2 years. 
• Smaller PHAs can move in under 1 year.
• ────Louisiana
• Average wait: 1–2 years. 
• New Orleans: 15–24 months. 
• Baton Rouge: 1–2 years.
• Smaller PHAs may have open lists.
• ────Maine
• Average wait: 2–3 years. 
• Portland: 2–3 years. 
• Rural areas may move faster. 
• Limited overall voucher supply.
• ────Maryland
• Average wait: 2–4 years. 
• Baltimore: 3–5 years. 
• Prince George's County / Montgomery County (DC suburbs): 2–4 years. 
• Smaller PHAs: 1–2 years.
• ────Massachusetts
• Average wait: 4–8 years. 
• Boston: 5–8 years. 
• Cambridge: 4–6 years. 
• Worcester: 3–5 years. 
• One of the longest-wait states. 
• Lists frequently closed.
• ────Michigan
• Average wait: 1–3 years. 
• Detroit: 2–4 years. 
• Grand Rapids: 1–2 years. 
• Smaller PHAs (Flint, Lansing): 1–2 years. 
• MSHDA statewide list is currently closed.
• ────Minnesota
• Average wait: 2–4 years. 
• Minneapolis: 3–5 years. 
• St. Paul: 2–4 years. 
• Smaller PHAs (Duluth, Rochester): 1–2 years.
• ────Mississippi
• Average wait: 1–2 years. 
• Jackson: 1–3 years. 
• Smaller PHAs can be under 1 year. 
• Lower demand relative to other Southern states.
• ────Missouri
• Average wait: 1–2 years. 
• Kansas City: 12–18 months. 
• St. Louis: 1–3 years. 
• Springfield and smaller PHAs: 
• under 1 year in many cases.
• ────Montana
• Average wait: 1–3 years. 
• Billings: 1–2 years. 
• Missoula: 2–3 years (college town, tight market). 
• Smaller PHAs may move faster.
• ────Nebraska
• Average wait: 1–2 years. 
• Omaha: 1–2 years. 
• Lincoln: 1–2 years. 
• Smaller PHAs can have open lists.
• ────Nevada
• Average wait: 2–4 years. 
• Las Vegas: 2–4 years. 
• Reno: 2–3 years. Lists open in short windows. High demand relative to available units.
• ────New Hampshire
• Average wait: 2–3 years. 
• Manchester: 2–3 years. 
• Limited PHA options. 
• Tight housing market statewide.
• ────New Jersey
• Average wait: 3–5 years. 
• Newark: 3–5 years. 
• Jersey City: 3–4 years. 
• Smaller PHAs: 2–3 years. 
• Strong source-of-income protections help once you have a voucher.
• ────New Mexico
• Average wait: 6–18 months. 
• Albuquerque: 6–12 months. 
• One of the fastest major-city PHAs in the country. 
• Smaller PHAs may have open lists.
• ────New York
• Average wait: 5–15+ years. 
• NYC: 10–15+ years (one of the longest in the country). 
• Buffalo: 1–2 years. Syracuse: 1–3 years. Rochester: 1–3 years. 
• The wait in NYC is not comparable to the rest of the state.
• ────North Carolina
• Average wait: 2–4 years. 
• Charlotte: 2–4 years. 
• Raleigh: 2–3 years. 
• Durham: 2–3 years. 
• Smaller PHAs: 1–2 years.
• ────North Dakota
• Average wait: 6–18 months. 
• Fargo: 1–2 years. 
• Bismarck and smaller PHAs may be under 1 year. 
• Low demand relative to supply.
• ────Ohio
• Average wait: 1–3 years. 
• Columbus: 12–18 months. 
• Cleveland: 2–4 years. 
• Cincinnati: 2–3 years. 
• Smaller PHAs: under 1 year in many cases.
• ────Oklahoma
• Average wait: 1–2 years. 
• Oklahoma City: 1–2 years. 
• Tulsa: 1–2 years. 
• Smaller PHAs may have open lists.
• ────Oregon
• Average wait: 2–4 years. 
• Portland: 3–5 years.
• Eugene: 2–3 years. 
• Salem: 2–3 years. 
• Tight housing market statewide.
• ────Pennsylvania
• Average wait: 3–7 years. 
• Philadelphia: 4–7 years. 
• Pittsburgh: 2–4 years. 
• Smaller PHAs (Allentown, Scranton): 1–3 years.
• Open lists appear intermittently.
• ────Rhode Island
• Average wait: 2–4 years. 
• Providence: 2–4 years. 
• Limited PHAs statewide.
• ────South Carolina
• Average wait: 1–3 years. 
• Charleston: 2–3 years. 
• Columbia: 1–2 years. 
• Smaller PHAs: under 1 year.
• ────South Dakota
• Average wait: 6–18 months. 
• Sioux Falls: 1–2 years. 
• Rapid City: 6–12 months. 
• Low demand relative to supply.
• ────Tennessee
• Average wait: 2–4 years. 
• Nashville: 3–5 years. 
• Memphis: 2–4 years (wait list currently closed with ~15,000 applicants). 
• Knoxville: 1–3 years. 
• THDA statewide list opens periodically.
• ────Texas
• Average wait: 2–5 years. 
• Houston: 2–5 years. 
• Dallas: 2–4 years. 
• San Antonio: 9–18 months (one of the faster large-city PHAs). 
• Austin: 18–24 months. 
• El Paso: 1–2 years. 
• Fort Worth: 2–3 years. 
• Texas preempts local source-of-income laws.
• ────Utah
• Average wait: 1–3 years. 
• Salt Lake City: 2–3 years. 
• Provo: 1–2 years. 
• Smaller PHAs: under 1 year.
• ────Vermont
• Average wait: 2–3 years. 
• Burlington: 2–3 years. 
• Limited PHA options.
• Tight rental market.
• ────Virginia
• Average wait: 2–4 years. 
• Northern Virginia (DC suburbs): 3–5 years.
• Richmond: 2–3 years. 
• Norfolk/Virginia Beach: 2–3 years. 
• Smaller PHAs: 1–2 years.
• ────Washington
• Average wait: 2–5 years. 
• Seattle: 3–6 years. 
• Tacoma: 2–4 years. 
• Smaller PHAs (Spokane, Vancouver): 1–3 years.
• ────West Virginia
• Average wait: 6–18 months. 
• Charleston: 1–2 years. 
• Smaller PHAs may have open lists.
• Lower demand.
• ────Wisconsin
• Average wait: 1–3 years. 
• Milwaukee: 2–4 years. 
• Madison: 1–3 years. 
• Smaller PHAs: under 1 year.
• ────Wyoming
• Average wait: 6–18 months. 
• Cheyenne: 6–12 months. 
• Casper and smaller PHAs may have open lists.
• One of the lowest-demand states.