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Best fit
Income-based, 60% AMI
Rent
Est. $648 - $1419/mo
Based on local HUD estimates
Floor plans
1 Bed • 2 Bed • 3 Bed
Total Units
50
Year Built / Opened
2014
Waitlist expected. Click Check Eligibility below to generate your ready-to-print application materials so you're first in line.
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How Walk Score worksNearby places
Grocery store
Family Fare, about 0.71 miles away
School
Cherry Street Intermediate School, about 0.23 miles away
What this means for you
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. Rent limits are set from the local AMI. If this property also has rental assistance, some tenants may pay about 30% of adjusted income.
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 | $648 | $720 | $792 |
| 1 BR | $693 | $770 | $847 |
| 2 BR | $873 | $970 | $1,067 |
| 3 BR | $1,161 | $1,290 | $1,419 |
| 4 BR | $1,161 | $1,290 | $1,419 |
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.
Not explicitly confirmed. Call ahead to verify elevator availability and doorway widths before applying.
Management Company
WATERMARK MANAGEMENT GROUP
Property Owner
TJ SANDY PINES LDHA LP
Limited Profit
Rent-Restricted Units
50 of 50 total
income-restricted tax credit apartments
Rent-Restricted Until
~2014
Minimum 30-year LIHTC legal commitment
Income Limit
60% AMGI
Your household income must be at or below this % of Area Median Income
Sandy pines apartments is a Low Income Housing Tax Credit (LIHTC) apartment community in Kalkaska, Michigan. 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 Kalkaska. These properties are among the most affordable apartments 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. 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. Sandy pines apartments was placed in service around 2014, keeping rents income-restricted at least through ~2014.
You must be of qualifying age. Your income must fall within HUD's Area Median Income (AMI) limits for Kalkaska.
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
For 49646-0000, the reported fair market rent amounts are Studio $720 ($648 / $792); 1 BR $770 ($693 / $847); 2 BR $970 ($873 / $1,067); 3 BR $1,290 ($1,161 / $1,419); 4 BR $1,290 ($1,161 / $1,419). 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 | $648 | $720 | $792 |
| 1 BR | $693 | $770 | $847 |
| 2 BR | $873 |
Additional Financing Sources
| $970 |
| $1,067 |
| 3 BR | $1,161 | $1,290 | $1,419 |
| 4 BR | $1,161 | $1,290 | $1,419 |
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.
Family Fare is about 0.71 miles away from Sandy pines apartments.
Cherry Street Intermediate School is about 0.23 miles away from Sandy pines 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.
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.
Sandy pines apartments 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 kalkaska. The exact dollar threshold depends on your household size. 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 (Sandy pines apartments was placed in service around 2014, so rent restrictions are secured at least until ~2044). 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: 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 2014. 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: Aug 8, 2026.Read our methodology.
