How to find and apply for BMR housing

Step 1 — Understand BMR housing

Below Market Rate (BMR) housing refers to rental units that are deed-restricted, meaning the owner is legally required by the city to rent them below market rate to income-qualified households. These restrictions typically last 55 years and run with the land — they don't go away if the building is sold.

BMR units exist because cities require developers to set aside a percentage of units in new buildings as affordable. In exchange, developers often receive density bonuses or other incentives. This is called inclusionary zoning.

Step 2 — Calculate your AMI eligibility

Area Median Income (AMI) is the midpoint income for a household in the Bay Area. The federal government calculates it annually for each metro area. Your eligibility for BMR housing depends on your household's income as a percentage of AMI.

Bay Area AMI tiers (2026 estimates, 4-person household)

• Extremely low income — up to 30% AMI (~$43,000/year)
• Very low income — 30–50% AMI (~$43,000–$72,000/year)
• Low income — 50–80% AMI (~$72,000–$115,000/year)
• Moderate income — 80–120% AMI (~$115,000–$173,000/year)

AMI limits change based on household size — a 2-person household has lower limits than a 4-person household. Use our AMI calculator to get your specific numbers.

Step 3 — Gather required documents

Every BMR application requires documentation. Gather these before you start applying — having them ready can be the difference between getting a spot and losing it.

Income documents

• Last 2 years of tax returns (federal and state)
• Last 3 months of pay stubs for all working household members
• Social Security or disability award letters (if applicable)
• Bank statements for last 3 months
• If self-employed: profit/loss statement and bank statements

Identity and household documents

• Government-issued photo ID for all adults
• Social Security numbers for all household members
• Birth certificates for children
• Current lease or proof of address
• Proof of residency or employment in the city (if preference applies)

Step 4 — Understand waitlists and lotteries

Most BMR units are not vacant — they have waitlists that can range from several months to several years. When a unit becomes available, the property manager selects the next eligible applicant from the waitlist.

Some properties use lotteries instead of first-come-first-served waitlists. During an open application period, everyone who applies gets entered into a lottery and positions are assigned randomly. Your application date doesn't matter — what matters is being eligible and applying during the open window.

Key strategies

• Apply to every property you qualify for — you can always decline
• Check properties in multiple cities, not just where you currently live
• Re-apply when waitlists reopen — being removed for inactivity is common
• Keep your contact info updated with every property manager

Step 5 — Preference points

Many Bay Area cities give preference points that move you higher on waitlists. Common preferences include:

• Live/work preference — you currently live or work in the city where the unit is located
• Veteran preference — active military or honorably discharged veterans
• Displacement preference — you were displaced from your home due to no-fault eviction, redevelopment, or natural disaster
• Overcrowded housing preference — your current household is overcrowded per HUD standards
• Disability preference — for accessible or adapted units

Additional resources

• Doorway Housing Portal — regional portal with application submissions for some properties
• AC Housing Choices — Alameda County affordable housing listings
• ECHO Housing — free counseling, mediation, and tenant support
• 211 Bay Area — call 2-1-1 for free referrals to housing resources