Stanislaus County, California · Year 15 and Year 30
Year 15 and Year 30 tax credit properties in Stanislaus County, California
19 monitored tax credit properties in Stanislaus County (1,041 low-income units) reach the end of the 15-year compliance period between 2022 and 2034, and 17 (1,293 low-income units) reach the 30-year federal minimum for extended use. The busiest Year 15 is 2027, with 4. Most are in Modesto, Oakdale, Turlock.
36 properties.
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Year 15 window compliance period ends 2022 to 2034 (19)
| Property | City | Low-income / total units | Placed in service | Compliance period ends | Credit | Bonds | HUD notes |
|---|---|---|---|---|---|---|---|
| Oakridge Apartments | Oakdale | 40 / 41 | 2010 | 2024 | TCEP | Yes | |
| Riverbank Family Apartments | Riverbank | 64 / 65 | 2010 | 2024 | 9% | No | |
| Newman Family Apartments | Newman | 67 / 68 | 2011 | 2025 | 9% | No | nonprofit sponsor |
| Heritage Oak Senior Apartments | Oakdale | 49 / 50 | 2012 | 2026 | 4% | Yes | nonprofit sponsor |
| Waterford Gardens | Waterford | 50 / 50 | 2012 | 2026 | 9% | No | nonprofit sponsor |
| Archway Commons | Modesto | 75 / 76 | 2013 | 2027 | 9% | No | nonprofit sponsor |
| Avena Bella Apartments | Turlock | 79 / 80 | 2013 | 2027 | 9% | No | nonprofit sponsor |
| Garden Apartments | Oakdale | 41 / 41 | 2013 | 2027 | 9% | No | nonprofit sponsor |
| Riverbank Senior Apartments | Riverbank | 19 / 20 | 2013 | 2027 | 9% | No | nonprofit sponsor |
| Casa Grande Apartments | Ceres | 99 / 100 | 2014 | 2028 | 4% | Yes | nonprofit sponsor |
| Patterson Place Apartments | Patterson | 39 / 40 | 2014 | 2028 | 4% and 9% | No | |
| Riverview Garden | Riverbank | 41 / 42 | 2014 | 2028 | |||
| Riverview Garden Apartments | Riverbank | 41 / 42 | 2014 | 2028 | 4% and 9% | No | |
| Oakdale Apartments | Oakdale | 41 / 42 | 2016 | 2030 | 4% and 9% | No | |
| Tower Park Senior Housing | Modesto | 49 / 50 | 2017 | 2031 | 9% | No | nonprofit sponsor |
| Avena Bella, Phase 2 | Turlock | 60 / 61 | 2020 | 2034 | 9% | nonprofit sponsor | |
| Cameron Villa Apartments | Modesto | 67 / 68 | 2020 | 2034 | 9% | nonprofit sponsor | |
| Oak Leaf Meadows | Oakdale | 55 / 56 | 2020 | 2034 | 9% | nonprofit sponsor | |
| Stonegate Village I | Patterson | 65 / 66 | 2020 | 2034 | 4% | nonprofit sponsor |
Year 30 window 30-year minimum extended use ends 2022 to 2034 (17)
| Property | City | Low-income / total units | Placed in service | 30-year minimum ends | Credit | Bonds | HUD notes |
|---|---|---|---|---|---|---|---|
| Oakdale Senior Center | Oakdale | 80 / 80 | 1993 | 2022 | 9% | No | |
| Sherwood Manor Senior Apartments | Modesto | 37 / 38 | 1994 | 2023 | 9% | No | |
| Gateway Village (Modesto) | Modesto | 47 / 48 | 1997 | 2026 | |||
| Western Heights Apartments | Waterford | 40 / 40 | 1997 | 2026 | 9% | No | |
| Ashwood Village Apartments | Modesto | 119 / 119 | 1998 | 2027 | 4% | Yes | |
| Lake Park Apartments | Turlock | 103 / 104 | 1999 | 2028 | 4% | Yes | |
| Parkwood Apartments | Turlock | 178 / 180 | 2000 | 2029 | 4% | Yes | |
| Standiford Gardens | Modesto | 249 / 250 | 2000 | 2029 | 4% | Yes | |
| Westside Village (Newman) | Newman | 39 / 40 | 2000 | 2029 | 4% | Yes | |
| Sunrise Vista Apartments | Waterford | 57 / 58 | 2001 | 2030 | 9% | No | |
| Woodstone Apartments | Modesto | 55 / 56 | 2001 | 2030 | 4% | Yes | |
| Cherry Tree Village | Turlock | 82 / 104 | 2002 | 2031 | 9% | No | |
| Almond Terrace | Ceres | 45 / 46 | 2003 | 2032 | 9% | No | |
| Whitmore Oaks Apartments | Ceres | 52 / 53 | 2003 | 2032 | 9% | No | |
| Rolling Hills Village | Newman | 51 / 52 | 2004 | 2033 | 9% | No | |
| River Crest | Ceres | 35 / 36 | 2005 | 2034 | 9% | No | |
| Willow Point Apartments | Riverbank | 24 / 25 | 2005 | 2034 | 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 17; 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 Stanislaus County's 15 qualified census tracts on HUD's 2027 list (check an address).
More Stanislaus County data
- Stanislaus 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 Stanislaus County buyouts and resyndications.