Fall 2026 NOFA and Applications

Fall 2026
CITY OF ST. LOUIS
AFFORDABLE HOUSING TRUST FUND
RENTAL HOUSING PRODUCTION PROGRAM
GUIDELINES

CITY OF ST. LOUIS
AFFORDABLE HOUSING TRUST FUND
RENTAL HOUSING PRODUCTION PROGRAM
The information enclosed contains the Program Guidelines and eligibility requirements for the
Affordable Housing Trust Fund Rental Housing Production Program administered by the City of
St. Louis' Affordable Housing Commission (AHC).
AHC DEVELOPMENT FUNDING APPLICATION IS AN EXCEL WORKBOOK
AHC's funding applications for development projects (Rental and For-Sale Housing) are in the
form of an Excel workbook found at: www.affordablehousingcommissionstl.org. Download
the file and complete the following worksheets in the order corresponding to their numbering: 1)
Application, 2) Development Budget, 3) Construction Costs, 4) Sources & Uses Summary, 5)
Utilities, 6) Units & Revenue, 7) Operating Budget, 8) Cash Flow, 9) MVA, 10) Priorities, 11)
Living Wage, 12) SIS (Sustainability Impact Statement) and 13) 1099.
HOW TO ASSEMBLE & SUBMIT
Submit three (3) copies of the completed Excel workbook and include all documents and
exhibits listed in the Application Checklist (Worksheet 1, Section XI).
1) One copy must be in a three-ring binder with tabs corresponding to each number in the
Application Checklist.
2) Two copies must be assembled without tabs and secured with a binder clip.
3) A complete copy of the application and all exhibits on: a labeled USB flash drive.
4) Email the entire file to: hinerl@stlouis-mo.gov.
HELP IS AVAILABLE
If you have any questions about your project, AHC's funding requirements or procedures, or the
Excel workbook, please call Loretta Hiner at 314-657-3883 well before the deadline. Incomplete
applications will be rejected.
Applications must be submitted to the Affordable Housing Commission offices at 1520
Market Street, Suite 2080, St. Louis, Missouri, 63103 by 4:00 p.m. of October 23, 2026.
Early proposal submissions are encouraged.

CITY OF ST. LOUIS
AFFORDABLE HOUSING TRUST FUND
RENTAL HOUSING PRODUCTION PROGRAM
GUIDELINES
PROGRAM DESCRIPTION
The City of St. Louis Affordable Housing Trust Fund (the "Trust Fund") was created by Ordinance
Number 65132 for the purposes of encouraging the development and preservation of affordable and
accessible housing. Under this ordinance, the Affordable Housing Commission (the
"Commission") is charged with the authority to establish and provide funding for a development
loan program. The Commission is authorized to make low interest and no interest loans to housing
developers for the rehabilitation, modification, construction and preservation of affordable and
accessible housing in the City of St. Louis.
Private builders, property owners, developers and not-for-profit community groups are eligible to
apply for financing. Applicants must demonstrate that they have appropriate housing development
experience and sufficient financial capacity to undertake the development.
Developers may apply for a long-term loans (20 - 40 year amortization), bearing low or no-interest for
the construction or preservation of housing that is dedicated to serving households earning at or below
20% of the Area Median Income. The Affordable Housing Commission will offer forgivable loans for
projects that are dedicated to serving households earning at or below 20% of the Area Median Income.
The Trust Fund will accept a first, second or more subordinate mortgage position. AHC endeavors to
partner with successful projects therefore, AHC encourages developers to propose loan repayment
terms that will work while expanding affordable rental housing opportunities for low- and moderate-
income families.
PRIORITIES FOR 2026 FALL FUNDING ROUND
The Affordable Housing Commission will provide priority consideration for high quality applications that:
* Propose housing, shelter, or housing services for persons and families with incomes at or below 20%
of the area median income.
* Propose permanent supportive housing for special needs and vulnerable populations with incomes at
or below 30% of the area median income.
* Provide assistance or initiatives that prevent homelessness for households or individuals earning at
or below 80% AMI.
* Provide affordable housing services (grant program) while advancing ten or more objectives outlined
in the City's Sustainability Plan, or create affordable housing units (loan program) while advancing
fifteen or more objectives outlined in the City's Sustainability Plan.
* Develop affordable housing within one half-mile of public transportation.
* Comprehensively rehabilitate housing units (for-sale & rental) to a national green building standard
(LEED, Enterprise Green, NGBS, etc.), or have an energy audit with a HERS of 85 or less.

* Proposes housing featuring three or more bedrooms and serves households earning at or below 80%
of the area median income.
FUNDING SOURCES INCLUDED IN THE FALL 2026 FUNDING ROUND
Affordable Housing Trust Fund - $5,729,591
APPLICATION THRESHOLD REQUIREMENTS
The proposed project must conform to the Housing Trust fund's occupancy and rent restrictions.
Maximum rent levels are listed on page 6 and Income Limits are listed on page 7.
* The application must be complete with all required exhibits.
* All applications should include a letter of support dated within the last six (6)
months from the alderman representing the area in which the facility to be
assisted is located or where services to be provided will be delivered. The
applicant should submit evidence that representatives of the neighborhood in
which the proposed project will be located have been contacted. This includes
elected officials, neighborhood/community organizations and/or social service
providers in order to make them aware of the proposed project, and to seek their
suggestions and support.
* The applicant must show evidence of site control and the ability to keep site
control over the property(ies) that is/are proposed for development for 180 days
from the application date.
* The applicant must show evidence regarding the property's current zoning
designation and what, if any steps are in process to obtain proper zoning and/or
site plan approval for the proposed development. The application must contain
minutes of any public hearing on zoning considerations.
* The application must contain enough financial information including financing
commitments to assess the probability of economic feasibility.
GENERAL PROJECT REQUIREMENTS
Each project eligible for funding must be sponsored by a housing or neighborhood organization
operating in the immediate project area. All loan proceeds must be used for approved eligible
construction costs actually incurred and not for administrative project costs such as developer
overhead, development fees or other expenses.
DEVELOPMENT FACTORS AND QUALIFICATIONS
Construction projects will be evaluated by the Affordable Housing Commission and Commission staff,
using a variety of criteria, including but not limited to: need for the type of development to be
constructed, community support, costs, amount of AHC subsidy requested, feasibility, and anticipated
impact. The following is a more extensive but not exhaustive list of criteria that will be used in the
analysis:
* Development leverages the Trust Fund investment with other sources of funding (both
private sector and other public sector funding commitments will be considered).
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* Community development potential of the proposed project. Will the proposed
development anchor an otherwise stable block? Will the selected site(s) for redevelopment
have a significant impact on the immediate area in which the proposed development is
located? Does the proposed development have the potential to leverage additional
community investments?
* Suitability of the site or building for development, including site control, proper zoning,
and availability of utilities.
* Proximity of the proposed development to employment opportunities and other amenities
such as accessible shopping, transportation, parks and recreational facilities, health care and
day care.
* Developments that create mixed-income housing environments.
* Development team experience and qualifications including the experience and financial
capacity to undertake, complete, maintain and manage the proposed development.
* The Affordable Housing Commission prefers to fund projects that will commence
promptly and will be complete within 16 months from January 2027.
* The development uses the 2024 MVA, (https://www.stlouis-
mo.gov/data/dashboards/market-value-analysis/index.cfm) toward a strategy in which
Trust Fund dollars are invested into a housing development that is part of an equitable
plan that improves life for low and moderate-income households.
* AHC encourages developers rehabilitating housing to exceed energy efficiency
standards by installing EnergyStar appliances and to utilize as many energy-saving
features and sustainable construction practices as possible.
* All new construction projects must be designed and built to a national green building
standard (LEED, Enterprise Green, NGBS, or EnergyStar with a RESNET energy
auditor). The development is not required to receive formal certification.
* The development shows a commitment to recycling and waste reduction during
construction and for residents after completion.
* Satisfactory evidence the development is ready to proceed as indicated by debt and equity
commitments.
* Lowest intermediary (soft) costs. Development budget contains a lower percentage of soft
costs to total development cost, as compared with other similar types of developments.
Intermediary (soft) costs are considered to be, but are not limited to, developer fees,
attorney fees, engineering fees, architect fees and contractor fees.
* Participation of Local Tax-Exempt Organization. Development will be owned or
sponsored by a nonprofit developer.
* All projects recommended for funding by the Commission must also receive approval by
the Community Development Administration (CDA).
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DEVELOPMENT REQUIREMENTS
ELIGIBLE PROPERTIES
Only units receiving Trust Fund monies are considered "Trust Fund Assisted Units." Trust Fund rental
developments may be:
* one or more buildings on a single site that are under common ownership,
management and financing,
- OR -
* scattered on more than one site as long as the sites are within 4 blocks of each
other, are under common ownership, management and financing, and receive
Trust Fund assistance as part of a single undertaking.
PROPERTY STANDARDS
All developments to be funded by the Trust Fund must at the time of completion, at a minimum,
comply with all local building codes, rehabilitation standards, ordinances, zoning and State and Federal
regulations regarding hazardous materials. The goal is to provide "decent, safe, sanitary and
accessible" housing at an affordable cost to lower income families. Beyond these minimum standards
the Trust Fund encourages developments built with the same quality and amenities as market rate
developments within the same market area.
UNIVERSAL DESIGN (UD) REQUIREMENTS
All new construction proposals submitted must adhere to the Commission's Universal Design
Requirements. In general, universal design means the new construction includes a variety of
features that allow the unit to be used optimally by the greatest number of people (young and old,
short and tall, with and without physical limitations), and allow the unit to be accessible to, and
used by, people with mobility limitations.
The Universal Design Requirements are available in hard copy from the Commission and also on
the Internet at: www.affordablehousingcommissionstl.org.
MANAGEMENT AND MAINTENANCE SERVICE STANDARDS
Developments financed in whole or in part by the Trust Fund are required to provide management and
maintenance services for the housing provided. The developer may be required to submit a
Management Plan and Agreement prior to the issuance of a Firm Commitment.
SPONSORED BY A HOUSING OR NEIGHBORHOOD ORGANIZATION
AHC requires (by ordinance) all development projects be sponsored by a housing or neighborhood
organization. This is to ensure that all Commission-assisted developments be sensitive to local needs and
serve a public purpose. The developer and the selected housing or neighborhood organization are free
to determine the parameters and the role of the sponsor. The developer and the sponsor should be aligned
on common goals for the development. Sponsors usually support the development (in the form of support
letter(s).
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SUPPORT SERVICES
Trust Fund assistance may include provisions for support services to promote the development and
preservation of affordable and accessible housing in the City of St. Louis.
RELOCATION ASSISTANCE
Developments financed by the Trust Fund must comply with all Federal, State and local real property
acquisition and relocation requirements, and, at a minimum, must comply with the real property
acquisition and relocation requirements of the City of St. Louis Relocation Policy adopted by
Ordinance Number 62481, a copy of which is available upon request.
CONTRACTOR PROFIT AND DEVELOPER FEE STANDARDS
Contractor Profit and Developer Fees may not exceed the standards set by the Missouri Housing
Development Commission in the most recent MHDC Qualified Allocation Plan for MHDC
Multifamily Programs.
The Developer Fee is the sum of the developer fee plus consultant fees. The following consultant fees
are included in the Developer Fee: development and/or credit, application, and historic consultants.
Development costs paid by a previous owner are not considered when calculating the developer fee,
even if the cost of the previous work is included in the sales/purchase contract
For 9% Applications
New Construction - are limited to the lesser of:
a) 4,000,000; or
b) $45,000 per unit; or
c) 13% of total development costs (excluding Developer/Consultant Fee category, MHDC fees, and
all reserves).
Acquisition-Rehabilitation Developments - are limited to the lesser of:
a) 6,000,000; or
b) 35% of Hard Costs; or
c) 13% of total development costs (excluding Developer/Consultant Fee category, MHDC fees, and
all reserves).
Combination Developments with both New Construction and Rehabilitation are limited to the
lesser of the above calculations.
For 4% Applications
New Construction - are limited to the lesser of:
a) $45,000 per unit; or
b) 13% of total development costs (excluding Developer/Consultant Fee category, MHDC fees, and
all reserves).
Acquisition-Rehabilitation Developments - are limited to the lesser of:
a) 35% of Hard Costs; or
b) 13% of total development costs (excluding Developer/Consultant Fee category, MHDC fees, and
all reserves).
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Combination Developments with both New Construction and Rehabilitation are limited to the
lesser of the above calculations.
Contractor Fees
Contractor fees are limited for general requirements, overhead, and builder's profit and cannot
exceed 14% of the total construction costs less the sum of general requirements, overhead, and
builder's profit. Bonding costs and permit costs shall not be included in the calculation of contractor
fee limits for general requirements, overhead, and builder's profit.
Builder's Profit maximum 6% of construction costs;
Builder's Overhead 2% of construction costs
General Requirements 6% of construction costs.
MAXIMUM ALLOWABLE TRUST FUND DEVELOPMENT RENTS
All financing from the Trust Fund must be made for the benefit of households earning at or below
80% of the St. Louis Area Median Income (AMI), and at least 40% of the gross annual expenditures
from the Trust Fund must be made for the benefit of households earning at or below 20% of the
Area Median Income.
All Trust Fund-assisted rental units must have rents that do not exceed the lesser of:
* Section 8 Fair Market Rents (FMRs) minus tenant paid utilities
- OR -
* 30% of the annual income of a family whose income equals 80% of area
median income minus tenant paid utilities.
The following chart shows allowed rent by number of bedrooms. When calculating rent, the tenant is
not to pay more than 30% of household adjusted income. If utilities are not included in the rent, you
need to subtract the utility allowance from the total rent. Utility allowances should be entered on a per
unit basis and can be estimated using a market study or by referring to the Utility Allowance Schedules
on St. Louis Housing Authority's website at: www.slha.org/for-partners/owners/forms/.
2026 Fair Market Rents By Unit Bedrooms
2026 Fair Market Rents By Unit Bedrooms
Final FY
2026 One- Two- Three- Four-
FMR Efficiency Bedroom Bedroom Bedroom Bedroom
$955 $995 $1,218 $1,568 $1,812
Source: https://www.huduser.gov/portal/datasets/fmr/fmrs/FY2026_code/2026state_summary.odn, July 2026
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All rental projects are required to be affordable to persons earning at or below 80% of the Area Median
Income (AMI). The Affordable Housing Commission utilizes Table 1: 2026 Area Median Income
Guidelines to determine income eligibility by family size.
Table 1 2026 Area Median Income (AMI) Guidelines
City of St. Louis Income Limits for Applicable Programs
Family
Size 1 2 3 4 5 6 7 8
20% $15,890 $18,160 $20,430 $22,700 $24,516 $26,332 $28,148 $29,982
30% $23,850 $27,250 $30,650 $34,050 $38,680 $44,360 $50,040 $55,720
40% $31,780 $36,320 $40,860 $45,400 $49,032 $52,664 $56,296 $59,964
50% $39,750 $45,400 $51,100 $56,750 $61,300 $65,850 $70,400 $74,950
60% $47,670 $54,480 $61,290 $68,100 $73,548 $78,996 $84,444 $89,946
65% $51,643 $59,020 $66,398 $73,775 $79,677 $85,579 $91,481 $97,442
70% $55,615 $63,560 $71,505 $79,450 $85,806 $92,162 $98,518 $104,938
80% $63,600 $72,650 $81,750 $90,800 $98,100 $105,350 $112,600 $119,900
St. Louis Area (MO-IL) Median Family Income (AMI) for year 2026 is $113,500.
Source: HUD Income Limits, huduser.gov/portal/datasets, June 2026.
Some applicants may be familiar with Federal Poverty Levels (FPL) for federal program eligibility.
Table 2: 2026 Federal Poverty Level by Family Size is for comparison only.
Table 2
2026 Federal Poverty Level
Annual Income
Family
Size 100% 125% 130% 133% 135% 138% 150% 175% 180% 185%
1 $15,960 $19,950 $20,748 $21,227 $21,546 $22,025 $23,940 $27,930 $28,728 $29,526
2 $21,640 $27,050 $28,132 $28,781 $29,214 $29,863 $32,460 $37,870 $38,952 $40,034
3 $27,320 $34,150 $35,516 $36,336 $36,882 $37,702 $40,980 $47,810 $49,176 $50,542
4 $33,000 $41,250 $42,900 $43,890 $44,550 $45,540 $49,500 $57,750 $59,400 $61,050
5 $38,680 $48,350 $50,284 $51,444 $52,218 $53,378 $58,020 $67,690 $69,624 $71,558
6 $44,360 $55,450 $57,668 $58,999 $59,886 $61,217 $66,540 $77,630 $79,848 $82,066
7 $50,040 $62,550 $65,052 $66,553 $67,554 $69,055 $75,060 $87,570 $90,072 $92,574
8 $55,720 $69,650 $72,436 $74,108 $75,222 $76,894 $83,580 $97,510 $100,296 $103,082
9 $61,400 $76,750 $79,820 $81,662 $82,890 $84,732 $92,100 $107,450 $110,520 $113,590
10 $67,080 $83,850 $87,204 $89,216 $90,558 $92,570 $100,620 $117,390 $120,744 $124,098
11 $72,760 $90,950 $94,588 $96,771 $98,226 $100,409 $109,140 $127,330 $130,968 $134,606
12 $78,440 $98,050 $101,972 $104,325 $105,894 $108,247 $117,660 $137,270 $141,192 $145,114
13 $84,120 $105,150 $109,356 $111,880 $113,562 $116,086 $126,180 $147,210 $151,416 $155,622
14 $89,800 $112,250 $116,740 $119,434 $121,230 $123,924 $134,700 $157,150 $161,640 $166,130
Source: https://aspe.hhs.gov/topics/poverty-economic-mobility/poverty-guidelines, June 2026.
DEFINITION OF INCOME
The Trust Fund uses the same definitions of annual income as the Section 8 Housing Programs.
Section 8 definitions are found in the Code Federal Regulations, Title 24, Part 813 (24 CFR 813).
Annual income is the gross amount of income that is anticipated to be received by all adults in a family
during the twelve months following the effective date of the determination.
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AFFORDABILITY PERIOD OF TRUST FUND ASSISTED UNITS
Units to be developed with Trust Fund assistance must be tenant income and rent controlled for the
useful economic life of the building, defined as 30 years from the date that a certificate of occupancy is
issued for the property under development. All Trust Fund assisted units will be subject to Land Use
Restriction Agreements (LURAs) that specify that the units will be used for affordable and/or
accessible housing.
NONDISCRIMINATION AGAINST RENTAL ASSISTANCE SUBSIDY HOLDERS
The owner cannot refuse to lease Trust Fund assisted units to a certificate or voucher holder under 24
CFR Part 982 - Section 8 Tenant-Based Assistance: Unified Rule for Tenant-Based Assistance under
the Section 8 Rental Certificate Program and the Section 8 Rental Voucher Program or to the holder of
a comparable document evidencing participation in a tenant-based rental assistance program because
of the status of the prospective tenant as a holder of such certificate, voucher, or comparable tenant-
based assistance document.
HEALTH, SAFETY, AND ENVIRONMENTAL REQUIREMENTS
All recipients of loans from the Trust Fund must comply with all applicable Federal, State and local
laws relating to health and safety, and the environment. Developers must comply with all laws,
ordinances, and requirements concerning occupational safety, zoning, building codes, hazardous
materials, product safety, and the City's Lead Safe requirements. The new construction and gut
rehabilitation of buildings must conform to the 2018 International Residential Code (IRC) in the
City of St. Louis. Chapter 11 of the IRC covers energy efficiency. Moderate rehabilitation of
buildings is covered in the IRC's Appendix J.
NEW CONSTRUCTION PROJECTS MUST BUILD TO A NATIONAL GREEN
BUILDING STANDARD
All new construction projects must build to a national green building standard (LEED, Enterprise
Green, NGBS, or EnergyStar with a RESNET energy auditor). The development is not required to
receive formal certification.
PRIORITY CONSIDERATION FOR COMPREHENSIVE REHABILITATION
PROJECTS
AHC gives priority consideration for comprehensive retrofits that are designed and built to a
national green building standard (see Funding Priorities). Moderate rehabilitation projects are
encouraged to include the following sustainable features.
- Sealed combustion furnace (if gas) greater or equal to 92% AFUE, properly sized
- Staged electric furnace (if electric), properly sized
- Caulk and seal package
- Energy Star bath exhaust fan with a timer
- All newly installed appliances should be ENERGY STAR Certified
- 90% of lights should be LED
- Low VOC paint & flooring
- WaterSense certified plumbing fixtures
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