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Best fit
Income-based, 60% AMI
Rent
Contact for pricing
Floor plans
2 Bed • 3 Bed
Total Units
100
Year Built / Opened
2015
HUD Score
85
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. Rent rules can change by unit, so ask the office which program applies to the apartment you want.
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 32446 zip code is $82,573 (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 THREE RIVERS, your total household income must fit the local Area Median Income (AMI) limits for Marianna and the 32446 zip code. The exact rules can vary by program and by household size.
This property includes LIHTC tax credit · 60% AMGI AMI. Check the program labels on this page and confirm the exact unit rules with management before you apply.
Local Median (1-Person)
$57,801
Local Median (4-Person)
$82,573
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.
Not explicitly confirmed. Call ahead to verify elevator availability and doorway widths before applying.
Management Company
Marianna Gardens Preservation
Property Owner
Marianna Gardens Preservation L.P.
For Profit
HUD Property ID
800004271
Rent-Restricted Units
100 of 100 total
income-restricted tax credit apartments
Rent-Restricted Until
~2015
Minimum 30-year LIHTC legal commitment
Income Limit
60% AMGI
Your household income must be at or below this % of Area Median Income — roughly $49,544/yr for a 4-person household in (2024 data)
Three rivers is a Low Income Housing Tax Credit (LIHTC) apartment community in Marianna, Florida. 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 Marianna. Based on 2024 data, the local AMI for the 32446 zip code is $57,801 for a single person and $82,573 for a 4-person household. These figures make Marianna 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 $49,544/yr for a 4-person household in the 32446 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. Three rivers was placed in service around 2015, keeping rents income-restricted at least through ~2015.
You must be of qualifying age. Your income must fall within HUD's Area Median Income (AMI) limits for Marianna. Based on the 32446 zip code AMI (2024), this property's 50% income limit is approximately $28,901/yr for 1 person / $41,287/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 8/28/2024 · 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 32446 zip code. Based on recent Census data, the local median income is $57,801 for a single person, and $82,573 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.
This record reports: 2 Bed • 3 Bed. Availability can change rapidly, so ask management which layouts are currently open and whether any accessible units are available.
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.
Three rivers 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 marianna. Based on 2024 Census data, the local median income for the 32446 zip code is $57,801 for a single person and $82,573 for a 4-person household. At the 60% AMGI limit, the approximate income threshold is $34,681/yr for a 1-person household / $49,544/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 (Three rivers was placed in service around 2015, so rent restrictions are secured at least until ~2045). After that period, the owner can choose to exit the program or renew. Ask management about the property's current compliance end date.
HFA records show this property was acquired and rehabilitated using LIHTC funding around 2015. 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.
Data Provenance
Sourced from LIHTC Database. Last updated: Jun 27, 2026.Read our methodology.
