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Florence, Oregon · Lane County

Oak Manor Apartments

Oak Manor Apartments is a low-income housing tax credit (Section 42) property at 3944 Oak Street, Florence, OR 97439 with 24 income-restricted apartments out of 24, placed in service in 2024. In 2026 a household of four qualifies for a 60% unit here with income up to $59,040, and a 60% two-bedroom can charge at most $1,329 a month in gross rent.

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 Listings come from HUD's database and may be out of date.

24Apartments
24Income-restricted
2024Placed in service
about 2038Compliance period ends

Property facts

Address
3944 Oak Street, Florence, OR 97439 (map)
County
Lane County
Apartments
24
Income-restricted apartments
24
Bedrooms
6 one-bedrooms, 11 two-bedrooms, 7 three-bedrooms
Who it serves (HUD)
Families
Placed in service
2024
Credits allocated
2023
Credit type
9% (70% present value credit)
Nonprofit sponsor
No
Rental assistance
None reported
Census tract (2020)
41039000706
HUD project ID
ORA20240010

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 Lane County

To rent an income-restricted apartment here in 2026, a household's income has to be at or under the unit's limit: $41,340 for one person or $59,040 for four at 60% of area median, $34,450 or $49,200 at 50%. HUD's FY2026 median family income for the area (Eugene-Springfield, OR MSA) is $96,900.

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

Level1 person2 people3 people4 people
50% AMI$34,450$39,400$44,300$49,200
60% AMI$41,340$47,280$53,160$59,040

Maximum gross monthly rent by unit size, 2026

LevelStudio1 BR2 BR3 BR4 BR
50% AMI$861$923$1,107$1,279$1,427
60% AMI$1,033$1,107$1,329$1,535$1,713

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 Lane County, every level from 20% to 80%.

How long the units stay affordable

15-year compliance period: 2024 to about 2038. 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 2039 (IRC 42(f)(1), 42(i)(1)). It is still running in 2026.

Extended use: 2053 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)).

HUD's record says the state agency set an affordability period of 60 years for this property, which would run to about 2083.

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, 41039000706, is not a Qualified Census Tract on HUD's 2027 list. ZIP code 97439 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 Florence

All 8 properties in Florence. Nearby cities: Eugene (30), Springfield (8), Corvallis (5), Roseburg (11), Albany (7), Lincoln City (7).

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.