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East Wareham, Massachusetts

Brandy Hill

Brandy Hill is a low-income housing tax credit (Section 42) property at 12 State Street, East Wareham, MA 02538 with 132 income-restricted apartments out of 132, placed in service in 2017.

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 Listings come from HUD's database and may be out of date.

132Apartments
132Income-restricted
2017Placed in service
about 2031Compliance period ends

Property facts

Address
12 State Street, East Wareham, MA 02538 (map)
Apartments
132
Income-restricted apartments
132
Bedrooms
72 one-bedrooms, 48 two-bedrooms, 12 three-bedrooms
Who it serves (HUD)
Families
Placed in service
2017
Credits allocated
2017
Construction
Acquisition and rehab
Credit type
4% (30% present value credit)
Nonprofit sponsor
No
Census tract (2020)
25023545400
HUD project ID
MAB20170002

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

HUD's record for this property doesn't name a county that matches HUD's FY2026 income limit areas, so the limits aren't shown here. Find the county on the income limits page.

How long the units stay affordable

15-year compliance period: 2017 to about 2031. 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 2032 (IRC 42(f)(1), 42(i)(1)). It is still running in 2026.

Extended use: 2046 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, 25023545400, is not a Qualified Census Tract on HUD's 2027 list.

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 East Wareham

All 5 properties in East Wareham. Nearby cities: New Bedford (24), Taunton (8), Fall River (17), Brockton (15), Quincy (6), Mattapan (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.