Manistee, Michigan · Manistee County
Century Terrace and Harborview Apartments
Century Terrace and Harborview Apartments is a low-income housing tax credit (Section 42) property at 237-275 Sixth Avenue, Manistee, MI 49660 with 162 income-restricted apartments out of 167, placed in service in 2022. In 2026 a household of four qualifies for a 60% unit here with income up to $51,300, and a 60% two-bedroom can charge at most $1,155 a month in gross rent.
HUD lists it as "CENTURY TERRACE AND HARBORVIEW APTS".
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 Listings come from HUD's database and may be out of date.
Property facts
- Address
- 237-275 Sixth Avenue, Manistee, MI 49660 (map)
- County
- Manistee County
- Apartments
- 167
- Income-restricted apartments
- 162
- Bedrooms
- 157 one-bedrooms, 10 two-bedrooms
- Who it serves (HUD)
- Seniors, families, people with disabilities, people experiencing homelessness
- Placed in service
- 2022
- Credits allocated
- 2020
- Construction
- Acquisition and rehab
- Credit type
- Both 4% and 9%
- Nonprofit sponsor
- No
- Rental assistance
- Federal project-based assistance
- Census tract (2020)
- 26101000900
- HUD project ID
- MIA20221006
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 Manistee County
To rent an income-restricted apartment here in 2026, a household's income has to be at or under the unit's limit: $35,940 for one person or $51,300 for four at 60% of area median, $29,950 or $42,750 at 50%. HUD's FY2026 median family income for the area (Manistee County, MI) is $85,500.
HUD's record lists the property's elected income test as 60% of area median (the 40/60 test).
Income limits by household size, 2026
| Level | 1 person | 2 people | 3 people | 4 people |
|---|---|---|---|---|
| 50% AMI | $29,950 | $34,200 | $38,500 | $42,750 |
| 60% AMI | $35,940 | $41,040 | $46,200 | $51,300 |
Maximum gross monthly rent by unit size, 2026
| Level | Studio | 1 BR | 2 BR | 3 BR | 4 BR |
|---|---|---|---|---|---|
| 50% AMI | $748 | $801 | $962 | $1,111 | $1,240 |
| 60% AMI | $898 | $962 | $1,155 | $1,334 | $1,488 |
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 Manistee County, every level from 20% to 80%.
How long the units stay affordable
15-year compliance period: 2022 to about 2036. 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 2037 (IRC 42(f)(1), 42(i)(1)). It is still running in 2026.
Extended use: 2051 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, 26101000900, is not a Qualified Census Tract on HUD's 2027 list. Manistee County is not a 2027 nonmetropolitan Difficult Development Area.
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 Manistee
- Hillcrest Apartments107 Short Street · 45 restricted units
- Manistee Place297 Fifth Ave · 46 restricted units
- Cherry Hill Apartments579 Ramsdell Rd · 48 restricted units
- Horizon Pointe305 Care Ctr Dr · 39 restricted units
- Reitz Park90 Park Ave · 48 restricted units
All 6 properties in Manistee. Nearby cities: Cadillac (6), Traverse City (19), Big Rapids (5), Fremont (5), Muskegon (13), Harrison (5).
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.