Nixa, Missouri · Christian County
Nixa Apartments
Nixa Apartments is a low-income housing tax credit (Section 42) property at 408 S Fairway Ave, Nixa, MO 65714 with 20 income-restricted apartments out of 20, placed in service in 1988. In 2026 a household of four qualifies for a 60% unit here with income up to $54,840 ($57,180 under HUD's HERA Special limits, which a property placed in service by 2008 can use), and a 60% two-bedroom can charge at most $1,287 a month in gross rent.
HUD lists it as "NIXA 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 Listings come from HUD's database and may be out of date.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
- 408 S Fairway Ave, Nixa, MO 65714 (map)
- County
- Christian County
- Apartments
- 20
- Income-restricted apartments
- 20
- Bedrooms
- 20 two-bedrooms
- Placed in service
- 1988
- Credits allocated
- 1988
- Construction
- New construction
- Tax-exempt bond financing
- No
- Nonprofit sponsor
- No
- Census tract (2020)
- 29043020204
- HUD project ID
- MOA19880685
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 Christian County
To rent an income-restricted apartment here in 2026, a household's income has to be at or under the unit's limit: $38,400 for one person or $54,840 for four at 60% of area median, $32,000 or $45,700 at 50%. HUD's FY2026 median family income for the area (Springfield, MO HUD Metro FMR Area) is $91,400.
Income limits by household size, 2026
| Level | 1 person | 2 people | 3 people | 4 people |
|---|---|---|---|---|
| 50% AMI | $32,000 | $36,600 | $41,150 | $45,700 |
| 60% AMI | $38,400 | $43,920 | $49,380 | $54,840 |
Maximum gross monthly rent by unit size, 2026
| Level | Studio | 1 BR | 2 BR | 3 BR | 4 BR |
|---|---|---|---|---|---|
| 50% AMI | $800 | $857 | $1,028 | $1,188 | $1,326 |
| 60% AMI | $960 | $1,029 | $1,234 | $1,426 | $1,591 |
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 Christian County, every level from 20% to 80%.
HERA Special limits. Christian County is a HUD hold-harmless impacted area, and projects placed in service there by December 31, 2008 use HUD's higher HERA Special limits: $40,080 for one person and $57,180 for four at 60%, with a 60% two-bedroom at up to $1,287. HUD dates this property to 1988, so it can use them where they are higher.
How long the units stay affordable
15-year compliance period: 1988 to about 2002. 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 2003 (IRC 42(f)(1), 42(i)(1)). It has ended.
Extended use: HUD dates this property's allocation to 1988. Credits allocated before 1990 came without the federal extended use requirement, which began with allocations after 1989; any longer restriction would come from the state agency or other financing.
QCT and DDA status
Its 2020 census tract, 29043020204, is not a Qualified Census Tract on HUD's 2027 list. ZIP code 65714 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 Nixa
- Stone Meadow Estates412 S Fairway Ave · 76 restricted units
- Nixa Heights Apartments404 S Fairway Ave · 40 restricted units
- Abbey Orchard Apartments II202 S Truman Blvd · 56 restricted units
- Branson/christian Co202 S Truman Blvd · 48 restricted units
- Branson Christian County II LP252 S Truman Blvd · 56 restricted units
- The Villas at Forest Park944 W Arrow Wood Ln · 40 restricted units
All 13 properties in Nixa. Nearby cities: Ozark (7), Republic (5), Springfield (45), Branson (14), Marshfield (6), Bolivar (12).
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.