Auburn University’s Rural Studio – Housing
Information Program
Pam Dorr, Outreach Fellow 2003-4
807 Otts St
Greensboro, Al 36744
334-624-5616
pameladorr1@yahoo.com
Housing Overview
Hale County
Preface: There are many Federal, State and
Local housing programs available in Alabama.
This overview is intended to highlight a few options avail to very low,
low and moderate-income families.
Income
Limits:
Approx 2004 Rural Development Annual Income Limits, Hale
County
1 2 3 4 5 6 7
Moderate 45,500 52,000 58,500 65,000 70,150 75,350 80,550
Low Income 22,200 25,350 28,500 31,700 34,200 36,750 39,300
Very Low Income 13,850
15,850 17,800 19,800
21,400 22,950
24,550
Home Ownership – There are many private home ownership programs avail on the market for 1st time homebuyers. They are available through local banks and mortgage brokers for low to moderate-income families. Please contact them directly. Some Federal and State Programs are listed below. Theses programs are helpful if applicants have excellent credit for the past 12 months. If not, applicant can work to improve credit.
a) Rural Dev 502 Program – Very Low & Low Income. Interest rate varies but is low (currently 6.125%), 33yr max loan, max of 25% of adjusted gross income should go to housing, taxes and insurance or 1% of borrowed amount. Should be 19 or over (18 if married), have ability to repay loan, good credit rating 620-660 in last 12 months or request waiver, citizen. Rural Dev may pay portion of payment as subsidy for very low income. Subsidy is subject to recapture. Pre-qualification is available. Actual application is made through your local Rural Dev office.
New, Manufactured Home – Purchased from approved Alabama dealer/contractor that comes with 1yr warranty. Term 30 years.
Existing House – Max 100% of appraised value up to 94,000 for Hale County. Must be free of lead paint. Term 33 years
New Home – Money can go towards purchase of lot & building home. May also own surveyed lot.
b) Rural Dev Guaranteed Rural Housing Loan – for Moderate Income. Must have credit of 620-660. Apply through approved lenders. No PMI, no down payment. Can be used for new construction or existing home purchase. No max but just an ability to repay loan amount. Can sometimes roll repair costs into loan. Up to 100% of appraised value can be financed. Not just for first time homebuyers.
c) AHFA Ramp Program – Low Income. Don’t have to be a 1st time homebuyer. Shared program between USDA & AHFA. For use in rural areas where when 30yr fixed mortgages may be hard to find. Apply through approved lender.
d) AHFA First Step –Low to Moderate Income. Lower than market mortgage interest rates to 1st time and low-income homebuyers. Up to $2,000 Down payment assistance is avail in form of a soft 2nd. Special loans are avail for people with disabilities. Apply through approved lender.
e) AHFA Step UP – Moderate Income. A down payment assistance program for moderate-income home-buyers. Apply through approved lender..
f) AHFA MCC Program – new in April 2004, allows people that fit First Step requirements to receive an annual tax credit up front to help make mortgage payments. Apply through approved lender.
Home Repair -
a) Loan – Rural Dev 504 Program - Very Low Income. Must show ownership interest if under $7,500 but if > than must show clear title. Maximum Loan is $20,000 but can be reissued once paid off. 1% interest, term 20 yrs or less. No lifetime cap. Can be made on manufactured home. Loan/grant combo works best for quick funding. Pre-qualification is available over the phone through HERO/Pam Dorr. Actual application is made through Rural Dev (take proof of inc and deed to apt)
b) Grant – Rural Dev 504 Program - Very Low Income. Max grant is $7500,lifetime cap. Must show ownership interest (can be letter for unrelated neighbor, tax rcpt). Must be >62 yrs old. Must not have repayment ability. Funds can be used to make house handicap access of fix health hazards such as new windows, insulation, storm windows, storm doors, wiring, central heat & air, plumbing, roof, septic. To do septic, it must pass perc test. 1-2 yr wait for grant money so loan/grant combo works best. Pre-qualification is available over the phone through HERO/Pam Dorr. Actual application is made through Rural Dev. (take proof of inc and deed to apt)
c) Volunteer Help – Akron & Sawyerville only. Helena Methodist Church and participating local churches are just beginning their 2nd year of providing monthly work parties in the northern areas of Hale to repair homes. Work schedules are prioritized based on need with elderly first. No income limits.
d) Weatherization – Very Low Income only. Community Service Programs – Call CSP to apply. CSP has own income limits. Be sure to have verification of income when applying. They will come out to assess housing situation to reduce airflow around doors, windows, roofs and floors.
e) HPG Program - Very Low Income only. Community Service Programs – Call CSP to apply. This housing preservation grant program allows CSP to repair one home in Hale County a year. CSP has own income limits. Be sure to have verification of income when applying.
Rental Assistance – Low and Very Low-Income. Participants normally pay no more than 30% of adjusted monthly income towards rent and utilities for these programs.
2004 Fair Market Rents for Hale County
Unit size (#bedrooms) 0 1 2 3 4
Fair
Market Rent $261 $311 $370 $480 $550
There are 3 rental assistance options:
a) HUD
Section 8 Housing Choice Voucher – allows qualified applicant to rent
subsidized housing in the community from willing approved landlord. To get an
application for Hale County, please call the Uniontown Housing
Authority, 334-628-2051..
b) HUD Section 8 Rental Assistance – apply direct. Allows qualified applicant to live in a low income development w/ subsidized payment.
East Ridge Apartments
Main Street (just ˝ North of 61)
Greensboro
Manager: Mary Williams
624-4617
Notes: 50 units in 13 buildings. 0-1bdrm, 22- 2bdrm, 22-3bdrm, 4-4bdrm & 2 handicapped apts. Sliding-scale security deposit. Laundry facility, central heat/air
Magnolia Village
Blount St (Main St to Blount North)
Greensboro
Manager: Maggie Howard
624-4388
Notes: 12 separate apt buildings w/ 8-1bdrm units & 2-2bdrm units. Sliding-scale security deposit. Walk in closets, W/D hook ups, patios/balconies. 3 on waiting list now.
Walnut Creek Apartments
250 County Rd 28
Greensboro
Manager: Eulayer Warner
624-9944
Notes: 4 buildings w/ 32 units. 8-1bdrm, 24-2bdrm. 3 handicapped units. Security deposit $150.00 required. Shared laundry facility. 15 on waiting list now.
Greensboro Housing Authority
101 Centerville
Greensboro
Manager: Diane Banks
624-7728
Notes: Detached single family homes and duplexes. 66 Units. 10-1bdrm, 10-2bdrm, 10-3bdrm, 5-4bdrm, 4-5bdrm, 5 handicapped units. Security deposit $100.00 required. W/D hookups. Water, sewer, garbage included in rent. Extensive waiting list.
Moundville
Plaza Apartments
270 Alabama Ave #501
Moundville
Manager: Sheila Kennedy (Mon, Wed & Frid 8-4)
205-371-9009
Notes: 6 buildings, 24 units, 8- 1bdrm, 16-2bdrm, 2
handicapped, 1 on waiting list: Security deposit $150.00 required. W/D hook up and shared laundry facility
Moundville
Garden Apartments
270 Alabama Ave #501
Moundville
Manager: Sheila Kennedy (Mon, Wed & Frid 8-4)
205-371-9009
Notes: Elderly and handicapped only. 8 buildings, 24 units, 1 & 2 bdrm apts, Security deposit $150.00 required. W/d hook up and shared laundry facility, waiting list of approx 2
c) Rural Dev Rental Assistance – apply direct. Allows qualified applicant to live in a low income development w/ subsidized payment
Canterbury Manor Apartments
Hwy 14 (just East of 61)
Manager: Gloria Cole
624-0770
Notes: For disabled & elderly only. 1 large structure w/ interior apts, 41-1bdrm, 4-2bdrm. Security deposit of $150.00 required. Utilities are less since they are internal apts. Shared laundry facility. 3 empty apts now
Carriage Hills A -Rural Development
Hwy 14 (just East of 61)
Manager: Katherine Tingle
624-4843
Notes: For disabled & elderly only. Duplex units with porches/yards, W/D hookups. Utility costs more so rent is less. 6 on waiting list. Security deposit of $150.00 required.
Griffin
Manager: Lillian Wideman (m-f 8-12)
624-5675
Notes: 3 buildings, 30 units, 10-1bdrm, 10-2bdrm, 10-3bdrm w/ 2 handicapped. Security deposit $200.00, W/D hookup. Extensive waiting list (25 people)
Legal Assistance
Elderly – Legal Counsel for the Elderly, 800-452-9036, Ora Brown - help with wills, power of attorney, Social Security, Medicare, Medicaid.
Disabled – ADAPT, 800-826-1675
Land
Owners - The Federation of Southern Cooperative’s Land Assistance Fund can
provide legal referrals on land-related concerns 404-765-0991. Their attorney Miessha
Thomas isn’t licensed in
Contacts
Community Service Programs (CSP) At Sawyerville Headstart Program
Hwy 17
Sawyerville, Al
334-624-4035
Contact: Wanda Marrow
Available: Tues & Thurs
Programs: Applications for Utility Assistance, Weatherization and HPG
Head office
–
Rural Development
205-553-1733x4
Contacts: Phillip Cross, Sandy Jones, Carolyn Smalley
Program: Rural Dev 502, 504
(broker to handle mod inc program & other mortgage products: Leslie Musumecci 205-759-5335. Other brokers are avail in phone book)
HUD Rental Assistance & Home Ownership Programs
See previous pages for contacts
Other HUD Programs are avail on-line: www.hud.gov
AHFA – Alabama Housing Finance Authority – see website for contacts: www.ahfa.com
Program: AHFA and other mortgage products-
Broker, Becky Hess 800-239-6929. Other brokers avail in phone book.
Contact Byron Vance
205-663-0111
Program: Volunteer work parties in Akron/Sawyerville
Pam Dorr,
334-624-5616
Program: Able to help w/ info for all programs listed