Lincoln City, Oregon · Lincoln County
Spyglass Apartments - Beaver State
Spyglass Apartments - Beaver State is a low-income housing tax credit (Section 42) property at 950 SE 32nd St, Lincoln City, OR 97367 with 40 income-restricted apartments out of 40, placed in service in 2011. In 2026 a household of four qualifies for a 60% unit here with income up to $51,780, and a 60% two-bedroom can charge at most $1,165 a month in gross rent.
HUD lists it as "SPYGLASS APTS - BEAVER STATE".
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 Listings come from HUD's database and may be out of date.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
- 950 SE 32nd St, Lincoln City, OR 97367 (map)
- County
- Lincoln County
- Apartments
- 40
- Income-restricted apartments
- 40
- Placed in service
- 2011
- Census tract (2020)
- 41041950401
- HUD project ID
- ORA20119065
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 Lincoln County
To rent an income-restricted apartment here in 2026, a household's income has to be at or under the unit's limit: $36,300 for one person or $51,780 for four at 60% of area median, $30,250 or $43,150 at 50%. HUD's FY2026 median family income for the area (Lincoln County, OR) is $82,200.
Income limits by household size, 2026
| Level | 1 person | 2 people | 3 people | 4 people |
|---|---|---|---|---|
| 50% AMI | $30,250 | $34,550 | $38,850 | $43,150 |
| 60% AMI | $36,300 | $41,460 | $46,620 | $51,780 |
Maximum gross monthly rent by unit size, 2026
| Level | Studio | 1 BR | 2 BR | 3 BR | 4 BR |
|---|---|---|---|---|---|
| 50% AMI | $756 | $810 | $971 | $1,122 | $1,252 |
| 60% AMI | $907 | $972 | $1,165 | $1,347 | $1,503 |
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 Lincoln County, every level from 20% to 80%.
How long the units stay affordable
15-year compliance period: 2011 to about 2025. 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 2026 (IRC 42(f)(1), 42(i)(1)). It ended in 2025 or ends in 2026, depending on when the credit period began.
Extended use: 2040 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, 41041950401, is not a Qualified Census Tract on HUD's 2027 list. Lincoln County is 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 and in a nonmetropolitan DDA, 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 Lincoln City
- Ridge Apartments3232 SE Harbor Dr · 80 restricted units
- Jetty Senior Apartments426 SE Jetty Ave · 33 restricted units
- West Devil's Lake Apartments3109 NE 26th St · 50 restricted units
- Wecoma Place (Lincoln Dhc)2133 NE 29th Street · 44 restricted units
- Lincoln Village - Oregon 12530 NE 31st St · 38 restricted units
- Beacon Crest Apartments2897 NE 47th St · 41 restricted units
All 7 properties in Lincoln City. Nearby cities: Tillamook (6), Mcminnville (7), Corvallis (5), Salem (23), Albany (7), Forest Grove (6).
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.