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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, Section 8 PBV, USDA Section 515.
Best fit
Families · Income-based, 60% AMI
Rent
Est. $846 - $2398/mo
Based on local HUD estimates
Floor plans
1 Bed • 2 Bed • 3 Bed
Total Units
60
Assisted
---
Year Built / Opened
2003
HUD Score
80
Walk Score®, Transit Score®, and Bike Score® are trademarks of Walk Score and Redfin.
How Walk Score worksNearby places
Grocery store
Walmart, about 0.43 miles away
School
Walden Academy, about 0.06 miles away
What this means for you
This property includes LIHTC tax credit · 60% AMGI AMI, Section 8 PBV, 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 95988 zip code is $79,946 (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 WILLOW OAKS APTS, your total household income must fit the local Area Median Income (AMI) limits for Willows and the 95988 zip code. The exact rules can vary by program and by household size.
This property includes LIHTC tax credit · 60% AMGI AMI, Section 8 PBV, 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)
$55,962
Local Median (4-Person)
$79,946
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.
HUD's Small Area Fair Market Rent, or SAFMR, is a ZIP-code-based fair market rent estimate. It can help you compare what different bedroom sizes may cost in this area.
| Bedroom | 90% | SAFMR | 110% |
|---|---|---|---|
| Studio | $846 | $940 | $1,034 |
| 1 BR | $936 | $1,040 | $1,144 |
| 2 BR | $1,224 | $1,360 | $1,496 |
| 3 BR | $1,620 | $1,800 | $1,980 |
| 4 BR | $1,962 | $2,180 | $2,398 |
These values are only a comparison tool. They do not replace the property's actual rent, and they do not guarantee what you will pay unless your program uses SAFMR directly.
3 accessible units reported.
Management Company
FPI Management Inc
Property Owner
HPD WILLOWS II LP
For Profit
HUD Property ID
800002824
Rent-Restricted Units
59 of 60 total
income-restricted tax credit apartments
Rent-Restricted Until
~2003
Minimum 30-year LIHTC legal commitment
Income Limit
60% AMGI
Your household income must be at or below this % of Area Median Income — roughly $47,968/yr for a 4-person household in (2024 data)
Willow oaks apts is a Low Income Housing Tax Credit (LIHTC) apartment community in Willows, 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 Willows. Based on 2024 data, the local AMI for the 95988 zip code is $55,962 for a single person and $79,946 for a 4-person household. These figures make Willows 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 $47,968/yr for a 4-person household in the 95988 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. Willow oaks apts was placed in service around 2003, keeping rents income-restricted at least through ~2003.
You must be of qualifying age. Your income must fall within HUD's Area Median Income (AMI) limits for Willows. Based on the 95988 zip code AMI (2024), this property's 50% income limit is approximately $27,981/yr for 1 person / $39,973/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.
Last inspection 11/12/2021 · This score means the property meets HUD's highest safety and quality standards.
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 95988 zip code. Based on recent Census data, the local median income is $55,962 for a single person, and $79,946 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.
Additional Financing Sources
For 95988, the reported fair market rent amounts are Studio $940 ($846 / $1,034); 1 BR $1,040 ($936 / $1,144); 2 BR $1,360 ($1,224 / $1,496); 3 BR $1,800 ($1,620 / $1,980); 4 BR $2,180 ($1,962 / $2,398). These figures are reference points used in housing assistance programs and voucher calculations, but they do not guarantee your lease rent.
| Bedroom | 90% Standard | SAFMR | 110% Standard |
|---|---|---|---|
| Studio | $846 | $940 | $1,034 |
| 1 BR | $936 | $1,040 | $1,144 |
| 2 BR | $1,224 | $1,360 | $1,496 |
| 3 BR | $1,620 | $1,800 | $1,980 |
| 4 BR | $1,962 | $2,180 | $2,398 |
The 90%, 100%, and 110% columns show the range around the base SAFMR value for each reported bedroom size. If you are using a voucher or other subsidy, ask management which standard they use for your unit size.
Walmart is about 0.43 miles away from Willow oaks apts.
Walden Academy is about 0.06 miles away from Willow oaks apts.
Willow oaks 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 willows.
No. USDA Section 515 housing is open to anyone who meets the income limits for willows. You do not need to be a farmworker or work in agriculture to qualify for these affordable apartments.
This record reports: 1 Bed • 2 Bed • 3 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 3 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.
This page currently shows 2 vacant units reported. Even with vacancies, you should still ask whether the unit type you need is immediately available and whether screening or document review could delay move-in.
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.
Willow oaks 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 willows. Based on 2024 Census data, the local median income for the 95988 zip code is $55,962 for a single person and $79,946 for a 4-person household. At the 60% AMGI limit, the approximate income threshold is $33,577/yr for a 1-person household / $47,968/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 (Willow oaks apts was placed in service around 2003, so rent restrictions are secured at least until ~2033). After that period, the owner can choose to exit the program or renew. Ask management about the property's current compliance end date.
In addition to the federal Low Income Housing Tax Credit, this property was also financed with: tax-exempt bonds, USDA Section 515 rural housing loan. Layering multiple housing subsidy programs is common and often allows properties to offer deeper affordability or better amenities than LIHTC alone.
HFA records show this property was acquired and rehabilitated using LIHTC funding around 2003. Renovation scope varies widely — some properties received light cosmetic updates while others were substantially rebuilt. Ask management what was renovated, the age of key systems (roof, HVAC, plumbing), and whether any additional work is planned.
Yes, this property participates in the Project-Based Section 8 program. Unlike a tenant-based voucher that moves with you, this subsidy is attached to the specific building. Eligible tenants generally pay 30% of their adjusted gross income toward rent, and the federal government covers the rest.
Federal law requires that at least 40% of available Project-Based Section 8 units each year be reserved for "extremely low-income" families—those earning at or below 30% of the Area Median Income (AMI) or the federal poverty line. If your household income is in this lowest tier, you may have higher priority on the waitlist.
Yes. Federal regulations mandate strict criminal background checks for Section 8 housing. Specifically, anyone subject to a lifetime sex offender registration requirement or convicted of manufacturing methamphetamine on the premises of federally assisted housing is permanently disqualified. Local housing authorities may also have additional screening criteria for recent drug-related or violent offenses.
Section 8 requires applicants to have U.S. citizenship or eligible immigration status. However, unlike some other rural programs, Section 8 allows for "mixed-status families" (households with both eligible and ineligible members). In this case, your rental assistance would be prorated based on the number of eligible household members.
Data Provenance
Sourced from USDA Section 515 Directory. Last updated: Jun 24, 2026.Read our methodology.
