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Valparaiso, Indiana · Porter County

Colonial Courts Apartments

Colonial Courts Apartments is a low-income housing tax credit (Section 42) property at 1205 Chicago St, Valparaiso, IN 46383 with 53 income-restricted apartments out of 65, placed in service in 2001. In 2026 a household of four qualifies for a 60% unit here with income up to $60,540, and a 60% two-bedroom can charge at most $1,363 a month in gross rent.

HUD lists it as "COLONIAL COURTS APTS".

Check whether your household income qualifies

Equal housing opportunity. Fair Housing Act protections apply, and tax credit properties can't turn down a Housing Choice voucher. Report discrimination to HUD at 1‑800‑669‑9777. LIHTC Atlas doesn't own, manage or rent these apartments.

Full fair housing notice

Tax credit properties must follow the Fair Housing Act, which bars discrimination because of race, color, religion, sex, disability, familial status or national origin, and they may not refuse an applicant because the applicant holds a Housing Choice (Section 8) voucher (IRC 42(h)(6)(B)(iv)). Properties HUD lists as senior housing may limit who lives there by age only as the Fair Housing Act's housing-for-older-persons exemption allows. To report housing discrimination, call HUD at 1‑800‑669‑9777.

LIHTC Atlas does not own, manage or rent these apartments and does not take applications. Contact each property's management for availability, rents and income rules. Listings come from HUD's database and may be out of date.

65Apartments
53Income-restricted
2001Placed in service
about 2015Compliance period ends

Property facts

Address
1205 Chicago St, Valparaiso, IN 46383 (map)
County
Porter County
Apartments
65
Income-restricted apartments
53
Bedrooms
6 studios, 17 one-bedrooms, 30 two-bedrooms, 12 three-bedrooms
Placed in service
2001
Credits allocated
2000
Credit type
Both 4% and 9%
Tax-exempt bond financing
No
Nonprofit sponsor
No
Census tract (2020)
18127050802
HUD project ID
INA20010025

Source: HUD's national LIHTC database (LIHTCPUB, revised May 28, 2026; projects placed in service through 2024), as the state allocating agency reported it. HUD lists the property as still monitored for compliance. Contact the property's management for current rents, availability and income rules.

2026 income limits and rents in Porter County

To rent an income-restricted apartment here in 2026, a household's income has to be at or under the unit's limit: $42,420 for one person or $60,540 for four at 60% of area median, $35,350 or $50,450 at 50%. HUD's FY2026 median family income for the area (Gary, IN HUD Metro FMR Area) is $100,900.

Income limits by household size, 2026

Level1 person2 people3 people4 people
50% AMI$35,350$40,400$45,450$50,450
60% AMI$42,420$48,480$54,540$60,540

Maximum gross monthly rent by unit size, 2026

LevelStudio1 BR2 BR3 BR4 BR
50% AMI$883$946$1,136$1,311$1,463
60% AMI$1,060$1,136$1,363$1,574$1,756

Source: HUD FY2026 MTSP income limits (files dated March 27, 2026). Rents are ceilings, gross of the utility allowance for tenant-paid utilities, computed by the IRS Publication 5913 method (30% of the limit for 1 person in a studio or 1.5 people per bedroom, over 12, rounded down); the rent the property charges can be lower. A project's limits can't fall below those of earlier years (IRC 142(d)(2)(E)), so a property already in service may use higher figures. All 2026 limits for Porter County, every level from 20% to 80%.

How long the units stay affordable

15-year compliance period: 2001 to about 2015. It starts with the first year of the credit period, which is the year the building was placed in service or, if the owner elects, the next year, so it can run a year later, through 2016 (IRC 42(f)(1), 42(i)(1)). It has ended.

Extended use: 2030 at the earliest. The extended use agreement keeps the units income-restricted for at least 15 years after the compliance period, 30 years in all; that is the federal minimum, and many state agencies require longer (IRC 42(h)(6)(D)).

After year 14 an owner can ask the state agency to find a buyer at the "qualified contract" price; if none is found, the extended use period can end early, with three more years of protection for existing tenants, unless the agreement waives that right, as many states require (IRC 42(h)(6)(E)-(F)). The recorded agreement governs; ask the state agency for this property's terms.

QCT and DDA status

Its 2020 census tract, 18127050802, is not a Qualified Census Tract on HUD's 2027 list. ZIP code 46383 doesn't match a 2027 Small Difficult Development Area ZCTA.

For the year it was placed in service, HUD's record puts the property not in a Qualified Census Tract, on that year's tract boundaries.

The 2027 lists (HUD, Federal Register Doc. 2026-20390) govern allocations made after 2026, such as a resyndication; the property's original basis boost depended on the lists in force when it received credits. A ZIP code and its ZCTA usually match but not always. Check an exact address with the QCT and DDA lookup.

Other tax credit properties in Valparaiso

All 8 properties in Valparaiso. Nearby cities: Michigan City (5), Gary (25), East Chicago (6), Hammond (7), South Bend (18), Mishawaka (8).

How tax credit apartments work

Rent in an income-restricted unit is capped by the unit's size, not set by your income, and you qualify if your household earns at or under the unit's limit, usually 50% or 60% of the area median. You can apply with a Housing Choice voucher. How to qualify, step by step.