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Best fit
Income-qualified renters
Rent
Est. $1341 - $3201/mo
Based on local HUD estimates
Floor plans
1 Bed • 2 Bed
Total Units
32
Year Built / Opened
1989
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
Brookshire Food Store 79, about 1.13 miles away
School
Farmersville H S, about 0.73 miles away
What this means for you
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 75442 zip code is $111,989 (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 SHADY OAKS APTS, your total household income must fit the local Area Median Income (AMI) limits for Farmersville and the 75442 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)
$78,392
Local Median (4-Person)
$111,989
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 | $1,341 | $1,490 | $1,639 |
| 1 BR | $1,395 | $1,550 | $1,705 |
| 2 BR | $1,638 | $1,820 | $2,002 |
| 3 BR | $2,061 | $2,290 | $2,519 |
| 4 BR | $2,619 | $2,910 | $3,201 |
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.
Rent-Restricted Units
32 of 32 total
income-restricted tax credit apartments
Rent-Restricted Until
~1989
Minimum 30-year LIHTC legal commitment
LIHTC compliance period may have ended
Reason recorded: 1. Call management to confirm whether income restrictions and subsidized rents are still in effect.
Shady oaks apts is a Low Income Housing Tax Credit (LIHTC) apartment community in Farmersville, Texas. 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 Farmersville. Based on 2024 data, the local AMI for the 75442 zip code is $78,392 for a single person and $111,989 for a 4-person household. These figures make Farmersville 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. Shady oaks apts was placed in service around 1989, keeping rents income-restricted at least through ~1989.
You must be of qualifying age. Your income must fall within HUD's Area Median Income (AMI) limits for Farmersville. Based on the 75442 zip code AMI (2024), this property's 50% income limit is approximately $39,196/yr for 1 person / $55,995/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 75442 zip code. Based on recent Census data, the local median income is $78,392 for a single person, and $111,989 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.
For 75442, the reported fair market rent amounts are Studio $1,490 ($1,341 / $1,639); 1 BR $1,550 ($1,395 / $1,705); 2 BR $1,820 ($1,638 / $2,002); 3 BR $2,290 ($2,061 / $2,519); 4 BR $2,910 ($2,619 / $3,201). 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 | $1,341 | $1,490 | $1,639 |
| 1 BR | $1,395 | $1,550 | $1,705 |
| 2 BR | $1,638 | $1,820 | $2,002 |
| 3 BR | $2,061 | $2,290 | $2,519 |
| 4 BR | $2,619 | $2,910 | $3,201 |
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.
Brookshire Food Store 79 is about 1.13 miles away from Shady oaks apts.
Farmersville H S is about 0.73 miles away from Shady oaks apts.
This record reports: 1 Bed • 2 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.
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As a LIHTC property, Shady oaks 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 75442 zip code, the local median income is $78,392 for a single person and $111,989 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 (Shady oaks apts was placed in service around 1989, so rent restrictions are secured at least until ~2019). 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 1989. 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.
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 27, 2026.Read our methodology.
