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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, USDA Section 515.
Best fit
Seniors 62+ and people with disabilities · Seniors
Rent
Est. $828 - $1881/mo
Based on local HUD estimates
Floor plans
Exclusively 1-Bedroom
Total Units
32
Assisted
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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
Honeoye Falls Marketplace, about 3.23 miles away
School
Lima Elementary School, about 0.46 miles away
What this means for you
This property includes LIHTC tax credit, 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 14485 zip code is $99,057 (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 LIMA MANOR, your total household income must fit the local Area Median Income (AMI) limits for Lima and the 14485 zip code. The exact rules can vary by program and by household size.
This property includes LIHTC tax credit, 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)
$69,339
Local Median (4-Person)
$99,057
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 | $828 | $920 | $1,012 |
| 1 BR | $936 | $1,040 | $1,144 |
| 2 BR | $1,161 | $1,290 | $1,419 |
| 3 BR | $1,395 | $1,550 | $1,705 |
| 4 BR | $1,539 | $1,710 | $1,881 |
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.
2 accessible units reported.
Management Company
ODS MGMT INC
Property Owner
LIMA MANOR ASSOCIATION
Limited Profit
Rent-Restricted Units
32 of 32 total
income-restricted tax credit apartments
Designated For
Elderly
May have preference policies — confirm with management
Additional Financing Sources
Lima manor is a Low Income Housing Tax Credit (LIHTC) apartment community in Lima, New York. 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 Lima. Based on 2024 data, the local AMI for the 14485 zip code is $69,339 for a single person and $99,057 for a 4-person household. These figures make Lima 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.
You must be of qualifying age. Your income must fall within HUD's Area Median Income (AMI) limits for Lima. Based on the 14485 zip code AMI (2024), this property's 50% income limit is approximately $34,670/yr for 1 person / $49,529/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 14485 zip code. Based on recent Census data, the local median income is $69,339 for a single person, and $99,057 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.
LIHTC compliance period may have ended
Reason recorded: 1. Call management to confirm whether income restrictions and subsidized rents are still in effect.
For 14485, the reported fair market rent amounts are Studio $920 ($828 / $1,012); 1 BR $1,040 ($936 / $1,144); 2 BR $1,290 ($1,161 / $1,419); 3 BR $1,550 ($1,395 / $1,705); 4 BR $1,710 ($1,539 / $1,881). 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 | $828 | $920 | $1,012 |
| 1 BR | $936 | $1,040 | $1,144 |
| 2 BR | $1,161 | $1,290 | $1,419 |
| 3 BR | $1,395 | $1,550 | $1,705 |
| 4 BR | $1,539 | $1,710 | $1,881 |
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.
Honeoye Falls Marketplace is about 3.23 miles away from Lima manor.
Lima Elementary School is about 0.46 miles away from Lima manor.
Lima manor 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 lima.
No. USDA Section 515 housing is open to anyone who meets the income limits for lima. You do not need to be a farmworker or work in agriculture to qualify for these affordable apartments.
This property is designated as Elderly/Disabled rural housing. Generally, the head of household must be at least 62 years old, or have a qualifying disability, and meet the strict USDA income limits for the county to qualify for these income restricted apartments.
This record reports: Exclusively 1-Bedroom. 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.
As a LIHTC property, Lima manor 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 14485 zip code, the local median income is $69,339 for a single person and $99,057 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. 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.
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 elderly residents. 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.
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 USDA Section 515 Directory. Last updated: Oct 4, 2026.Read our methodology.
