Merced County, California · Year 15 and Year 30
Year 15 and Year 30 tax credit properties in Merced County, California
10 monitored tax credit properties in Merced County (645 low-income units) reach the end of the 15-year compliance period between 2022 and 2034, and 14 (983 low-income units) reach the 30-year federal minimum for extended use. The busiest Year 15 is 2027, with 3. Most are in Merced, Los Banos, Livingston.
24 properties.
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Year 15 window compliance period ends 2022 to 2034 (10)
| Property | City | Low-income / total units | Placed in service | Compliance period ends | Credit | Bonds | HUD notes |
|---|---|---|---|---|---|---|---|
| Los Banos Family Apartments I | Los Banos | 103 / 105 | 2008 | 2022 | 4% | Yes | |
| Los Banos Family Apartments II | Los Banos | 79 / 80 | 2010 | 2024 | 9% | No | nonprofit sponsor |
| Los Banos Apartments | Los Banos | 66 / 66 | 2012 | 2026 | 9% | No | |
| Woodbridge Place | Merced | 74 / 75 | 2012 | 2026 | 4% | Yes | |
| Gateway Terrace | Merced | 65 / 66 | 2013 | 2027 | 4% | Yes | nonprofit sponsor |
| Gateway Terrace | Merced | 65 / 66 | 2013 | 2027 | |||
| Orchards on Newcastle | Livingston | 48 / 49 | 2013 | 2027 | |||
| Gustine Garden Apartments | Gustine | 33 / 34 | 2015 | 2029 | 9% | nonprofit sponsor | |
| Overland Court Apartments | Los Banos | 69 / 70 | 2017 | 2031 | 9% | nonprofit sponsor | |
| Harvest Garden Apartments | Livingston | 43 / 44 | 2020 | 2034 | 9% | nonprofit sponsor |
Year 30 window 30-year minimum extended use ends 2022 to 2034 (14)
| Property | City | Low-income / total units | Placed in service | 30-year minimum ends | Credit | Bonds | HUD notes |
|---|---|---|---|---|---|---|---|
| Childs Avenue Apartments | Merced | 27 / 27 | 1993 | 2022 | 9% | No | |
| Le Grand Apartments | Le Grand | 34 / 35 | 1993 | 2022 | 9% | No | |
| Willowbrook Apartments II | Merced | 22 / 96 | 1993 | 2022 | 4% | Yes | |
| Almond Garden Elderly Apartments | Delhi | 33 / 34 | 1994 | 2023 | 9% | No | |
| Alamar Apartments I | Merced | 24 / 24 | 1996 | 2025 | 9% | No | |
| Alamar Apartments II | Merced | 79 / 80 | 1996 | 2025 | 9% | No | |
| Sierra Meadows Apartments | Merced | 99 / 99 | 1998 | 2027 | 4% | Yes | |
| Carrington Pointe | Los Banos | 79 / 80 | 1999 | 2028 | 4% | Yes | |
| Casa Del Sol | Planada | 53 / 54 | 2000 | 2029 | 9% | No | |
| Laurel Glen | Merced | 127 / 128 | 2000 | 2029 | 4% | Yes | |
| Casitas Del Sol | Livingston | 35 / 36 | 2001 | 2030 | 9% | No | |
| Grove Apartments | Merced | 202 / 204 | 2004 | 2033 | 4% | Yes | |
| Heritage Village Apartments | Los Banos | 49 / 50 | 2004 | 2033 | 4% | Yes | |
| Sunnyside Apartments | Merced | 120 / 121 | 2004 | 2033 | 9% | No |
Source: HUD's national LIHTC database (LIHTCPUB, revised May 28, 2026), monitored properties placed in service 2008-2020 and 1993-2005. "Compliance period ends" is the placed-in-service year + 14 and "30-year minimum ends" is + 29; both are a year later if the owner deferred the credit period, and HUD reports one year per project. For Year 30 properties HUD reports a longer affordability term for 0 of 14; check the recorded extended use agreement for the rest.
Using this list
Properties past Year 15 have no recapture exposure left, so investor exits, general partner buyouts, rights of first refusal and resyndications with 4% credits cluster here. The rent and income restrictions stay in place for the extended use period. Estimate a qualified contract price with the qualified contract tool, and read the Year 15 exits guide for the rules. A resyndication can take the 130% basis boost if the site is in one of Merced County's 13 qualified census tracts on HUD's 2027 list (check an address).
More Merced County data
- Merced County 2026 income and rent limitsHUD MTSP
- California Year 15 and Year 30 listall counties
- QCT and DDA lookup2027 lists
- All statescompare
Buying or recapitalizing a Year 15 property?
Acquisition, bond, bridge and permanent debt for Merced County buyouts and resyndications.