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Families
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Floor plans
Exclusively 1-Bedroom
Total Units
24
Assisted
16
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This property includes 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.
To qualify for these apartments at JAMES VALLEY APTS, your total household income must fit the local Area Median Income (AMI) limits for Menno and the 57045 zip code. The exact rules can vary by program and by household size.
This property includes 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)
$77,875
Local Median (4-Person)
$111,250
Based on the latest 2024 census data, the figures above show the local median earnings for this area.
Not explicitly confirmed. Call ahead to verify elevator availability and doorway widths before applying.
Management Company
STEFFENSEN, SARAH
Property Owner
JAMES VALLEY APARTMENTS INC
Non-Profit
You must be of qualifying age. Your income must fall within HUD's Area Median Income (AMI) limits for Menno.
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.
Rural Housing Rights:USDA Rural Development properties offer rental assistance and have specific tenant grievance procedures. Read the full guide
Income limits are calculated against the Area Median Income (AMI) for the 57045 zip code. Based on recent Census data, the local median income is $77,875 for a single person, and $111,250 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.
James valley 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 menno.
No. USDA Section 515 housing is open to anyone who meets the income limits for menno. You do not need to be a farmworker or work in agriculture to qualify for these affordable 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.
This page currently shows 1 vacant unit 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.
Data Provenance
Sourced from USDA Section 515 Directory. Last updated: Jun 17, 2026.Read our methodology.
