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Income-qualified renters
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Contact for pricing
Floor plans
1 Bed • 2 Bed • 3 Bed
Total Units
192
Year Built / Opened
1998
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. 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 68776 zip code is $79,826 (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 ARBORS APTS, your total household income must fit the local Area Median Income (AMI) limits for South Sioux City and the 68776 zip code. The exact rules can vary by program and by household size.
This property includes LIHTC tax credit. Check the program labels on this page and confirm the exact unit rules with management before you apply.
Local Median (1-Person)
$55,878
Local Median (4-Person)
$79,826
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.
Rent-Restricted Units
144 of 192 total
income-restricted tax credit apartments
Rent-Restricted Until
~1998
Minimum 30-year LIHTC legal commitment
Additional Financing Sources
LIHTC compliance period may have ended
Arbors apts is a Low Income Housing Tax Credit (LIHTC) apartment community in South Sioux City, Nebraska. 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 South Sioux City. Based on 2024 data, the local AMI for the 68776 zip code is $55,878 for a single person and $79,826 for a 4-person household. These figures make South Sioux City 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. 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. Arbors apts was placed in service around 1998, keeping rents income-restricted at least through ~1998.
You must be of qualifying age. Your income must fall within HUD's Area Median Income (AMI) limits for South Sioux City. Based on the 68776 zip code AMI (2024), this property's 50% income limit is approximately $27,939/yr for 1 person / $39,913/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 68776 zip code. Based on recent Census data, the local median income is $55,878 for a single person, and $79,826 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.
Reason recorded: 1. Call management to confirm whether income restrictions and subsidized rents are still in effect.
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.
As a LIHTC property, Arbors apts requires your household income to fall below a set percentage of the Area Median Income (AMI) for the local area. Based on 2024 data for the 68776 zip code, the local median income is $55,878 for a single person and $79,826 for a 4-person household. The exact income ceiling isn't recorded here — ask management directly for the current income limit table for your household size.
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 (Arbors apts was placed in service around 1998, so rent restrictions are secured at least until ~2028). 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. Layering multiple housing subsidy programs is common and often allows properties to offer deeper affordability or better amenities than LIHTC alone.
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.
HUD records indicate this property may no longer be actively monitored under the LIHTC compliance program (reason: 1). This does not necessarily mean it is market-rate — some properties voluntarily maintain affordability after the compliance period ends. Call management directly to confirm the current rent structure and any remaining income restrictions.
Data Provenance
Sourced from LIHTC Database. Last updated: Jun 30, 2026.Read our methodology.
