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More than one housing program
This property uses more than one affordable housing program. That can change who qualifies and how rent is set, so read the labels below and call the office to confirm the unit you want.
Programs on this listing include LIHTC tax credit · 60% AMGI AMI, USDA Section 515.
Best fit
Families · Families
Rent
Contact for pricing
Floor plans
2 Bed • 3 Bed • 4 Bed
Total Units
58
Assisted
---
Year Built / Opened
2001
Waitlist expected. Click Check Eligibility below to generate your ready-to-print application materials so you're first in line.
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This property includes LIHTC tax credit · 60% AMGI AMI, USDA Section 515. Rent rules can change by unit, so ask the office which program applies to the apartment you want.
USDA Section 515: This is rural housing in a smaller town or rural area. Many tenants pay based on income, but the exact rent can vary by unit and assistance level.
LIHTC: These are income-based apartments with rent limits tied to the local Area Median Income (AMI) — not market-rate rent. The local 4-person AMI for the 95386 zip code is $81,750 (2024 data). Rent limits are set from that number. If this property also has rental assistance, some tenants may pay about 30% of adjusted income.
To qualify for these apartments at SUNRISE VISTA APTS, your total household income must fit the local Area Median Income (AMI) limits for Waterford and the 95386 zip code. The exact rules can vary by program and by household size.
This property includes LIHTC tax credit · 60% AMGI AMI, USDA Section 515. Check the program labels on this page and confirm the exact unit rules with management before you apply.
Local Median (1-Person)
$57,225
Local Median (4-Person)
$81,750
Based on the latest 2024 census data, the figures above show the local median earnings for this area. Management will generally require your household income to be at or below 50% of these median figures.
2 accessible units reported.
Management Company
BUCKINGHAM PROPERTY MANAGEMENT
Property Owner
THE PACIFIC COMPANIES
For Profit
Rent-Restricted Units
57 of 58 total
income-restricted tax credit apartments
Rent-Restricted Until
~2001
Minimum 30-year LIHTC legal commitment
Sunrise vista apts is a Low Income Housing Tax Credit (LIHTC) apartment community in Waterford, California. LIHTC properties — also called Section 42 housing or tax credit apartments — are income-restricted rentals developed with federal tax credits administered by state Housing Finance Agencies (HFAs). Qualifying residents pay rent based on a percentage of the Area Median Income (AMI) for Waterford. Based on 2024 data, the local AMI for the 95386 zip code is $57,225 for a single person and $81,750 for a 4-person household. These figures make Waterford tax credit apartments among the most affordable rentals available without a Section 8 voucher.
To qualify, your total household income must fall at or below the income limit set for this property — currently 60% AMGI of AMI. That works out to approximately $49,050/yr for a 4-person household in the 95386 area. Unlike public housing, LIHTC income-restricted apartments are privately managed and require you to apply directly to the property. Rent is fixed at a discounted rate tied to AMI — not to your specific income — so your monthly payment stays predictable.
By law, LIHTC properties must remain rent-restricted for a minimum of 30 years. Sunrise vista apts was placed in service around 2001, keeping rents income-restricted at least through ~2001.
You must be of qualifying age. Your income must fall within HUD's Area Median Income (AMI) limits for Waterford. Based on the 95386 zip code AMI (2024), this property's 50% income limit is approximately $28,613/yr for 1 person / $40,875/yr for a 4-person household.
This listing shows historically available units. Ask directly if a unit is open today.
If you use a wheelchair or walker, confirm elevator access and doorway widths before submitting a paid application.
Did you know?LIHTC properties have specific maximum rent limits based on your income and the local Area Median Income (AMI). Read the full guide
Income limits are calculated against the Area Median Income (AMI) for the 95386 zip code. Based on recent Census data, the local median income is $57,225 for a single person, and $81,750 for a four-person household. Your specific income cap depends on the exact subsidy program rules applied by management.
To view how these median figures translate to specific income caps (e.g., 30%, 50%, or 60% AMI limits) for all household sizes, check out the AMI Calculator .
Our eligibility tool automatically cross-references your household size and gross income with the local AMI database for this property to determine your fit.
Income Limit
60% AMGI
Your household income must be at or below this % of Area Median Income — roughly $49,050/yr for a 4-person household in 95386 (2024 data)
Designated For
Families
May have preference policies — confirm with management
Sunrise vista apts is part of the USDA Section 515 program, providing affordable housing to low-income households. This program offers income based apartments and low income housing options in waterford.
No. USDA Section 515 housing is open to anyone who meets the income limits for waterford. You do not need to be a farmworker or work in agriculture to qualify for these affordable apartments.
This record reports: 2 Bed • 3 Bed • 4 Bed. Availability can change rapidly, so ask management which layouts are currently open and whether any accessible units are available.
Yes, this property reports having 2 dedicated accessible unit(s). However, availability is subject to change. You should still call management to verify the dimensions of the doorways and bathrooms, and ensure an accessible unit is currently open.
Use the eligibility checker to see the next step for this listing. Contact details are not shown here, but you can start the process and get your application path from the property page.
We'll ask a few basic questions and then show the next step.
Sunrise vista apts is a Low Income Housing Tax Credit (LIHTC) property. HFA records indicate the income ceiling is set at 60% AMGI. This means your household income must be at or below that percentage of the Area Median Income (AMI) for waterford. Based on 2024 Census data, the local median income for the 95386 zip code is $57,225 for a single person and $81,750 for a 4-person household. At the 60% AMGI limit, the approximate income threshold is $34,335/yr for a 1-person household / $49,050/yr for a 4-person household. Management will verify income during the application process.
To view the specific income caps (e.g. 30%, 50%, or 60% AMI limits) for all household sizes, check out the AMI Calculator .
Our eligibility tool automatically cross-references your household size and gross income with the local AMI database for this property to determine your fit.
LIHTC properties are required by law to remain affordable for a minimum of 30 years from the date they were placed in service (Sunrise vista apts was placed in service around 2001, so rent restrictions are secured at least until ~2031). After that period, the owner can choose to exit the program or renew. Ask management about the property's current compliance end date.
Yes. HFA records classify this as a new construction LIHTC property, meaning units were purpose-built as affordable housing rather than converted from existing stock. New construction properties often feature modern layouts and energy-efficient systems. It's worth asking management about the age of appliances and any known maintenance issues before applying.
According to HFA records, this LIHTC property is specifically designated to serve families. This means it may have specialized services, accessible units, or preference policies that prioritize these groups. Contact management to understand their current preference and waitlist selection process — being in a designated group does not guarantee priority without a formal application.
Data Provenance
Sourced from USDA Section 515 Directory. Last updated: Jun 23, 2026.Read our methodology.
