LIHTC Atlas
Menu

San Marcos, Texas · Hays County

Country Oaks Apartments

Country Oaks Apartments is a low-income housing tax credit (Section 42) property at 1951 Aquarena Springs Dr, San Marcos, TX 78666 with 80 income-restricted apartments out of 80, placed in service in 1996. In 2026 a household of four qualifies for a 60% unit here with income up to $80,640 ($82,980 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 $1,867 a month in gross rent.

HUD lists it as "COUNTRY OAKS APTS".

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 Listings come from HUD's database and may be out of date.

80Apartments
80Income-restricted
1996Placed in service
about 2010Compliance period ends

Property facts

Address
1951 Aquarena Springs Dr, San Marcos, TX 78666 (map)
County
Hays County
Apartments
80
Income-restricted apartments
80
Bedrooms
16 one-bedrooms, 64 two-bedrooms
Placed in service
1996
Credits allocated
1987
Construction
New construction
Credit type
9% (70% present value credit)
Tax-exempt bond financing
No
Nonprofit sponsor
No
Census tract (2020)
48209010305
HUD project ID
TXA19960060

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 Hays County

To rent an income-restricted apartment here in 2026, a household's income has to be at or under the unit's limit: $56,460 for one person or $80,640 for four at 60% of area median, $47,050 or $67,200 at 50%. HUD's FY2026 median family income for the area (Austin-Round Rock-San Marcos, TX MSA) is $134,400.

Income limits by household size, 2026

Level1 person2 people3 people4 people
50% AMI$47,050$53,800$60,500$67,200
60% AMI$56,460$64,560$72,600$80,640

Maximum gross monthly rent by unit size, 2026

LevelStudio1 BR2 BR3 BR4 BR
50% AMI$1,176$1,260$1,512$1,747$1,950
60% AMI$1,411$1,512$1,815$2,097$2,340

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

HERA Special limits. Hays 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: $58,140 for one person and $82,980 for four at 60%, with a 60% two-bedroom at up to $1,867. HUD dates this property to 1996, so it can use them where they are higher.

How long the units stay affordable

15-year compliance period: 1996 to about 2010. 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 2011 (IRC 42(f)(1), 42(i)(1)). It has ended.

Extended use: HUD dates this property's allocation to 1987. 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, 48209010305, is a Qualified Census Tract on HUD's 2027 list. ZIP code 78666 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 San Marcos

All 13 properties in San Marcos. Nearby cities: Austin (142), Cedar Park (5), Pflugerville (6), San Antonio (136), Round Rock (8), Boerne (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.