Low Income Housing Tax Credits (LIHTC)
The Low Income Housing Tax Credit (LIHTC) program is a sophisticated tax incentive program which allows for private investment into affordable housing. Investors in LIHTC projects receive tax credits from the Federal Government in return for their investment in the project. The investor purchases the tax credits, known as tax credit equity, at a price that is determined by appetites for a rate of return.
The price per credit was yielding $.78-$.85 in the late 1990s and over $1.00 before the credit crisis struck in 2008. This resulted in a shrinking investor pool and therefore less demand for the credits. Today, prices are lower than $.70 per credit and investors are extremely picky. In response to this crisis, the ARRA bill of 2009 included a tax credit assistance program to assist LIHTC projects with major funding gaps.
There are 2 types of LIHTC, notably the 9% tax credit and the 4% tax credit. The percentage represents the amount of depreciation that will be calculated as a your tax credit allocation. The 9% credit is a competitive credit and typically states have 1 or 2 rounds a year depending on the state. The 4% credit is an acquisition/rehabilitation credit and is not allocated on a competitive basis. Typically, the 4% credit is allocated along with Tax Exempt Bonds.
This program has been highly successful since it's inception in 1986 and has generated thousands of units nationwide. Additionally, it has helped many smaller developers realize a larger portfolio with inclusion of the private investments stimulated through the sale of credits.
This program comes with significant compliance regulations where non-compliance can lead to stiff penalties including recapture of tax credits. Prospective investors should consult experienced developers, accountants and property management firms when considering this program.
To find out more about how you can use Low Income Housing Tax Credits and other government programs for your deals, pick up a copy of Government Deal Funding for Real Estate Investors and Developers.
The price per credit was yielding $.78-$.85 in the late 1990s and over $1.00 before the credit crisis struck in 2008. This resulted in a shrinking investor pool and therefore less demand for the credits. Today, prices are lower than $.70 per credit and investors are extremely picky. In response to this crisis, the ARRA bill of 2009 included a tax credit assistance program to assist LIHTC projects with major funding gaps.
There are 2 types of LIHTC, notably the 9% tax credit and the 4% tax credit. The percentage represents the amount of depreciation that will be calculated as a your tax credit allocation. The 9% credit is a competitive credit and typically states have 1 or 2 rounds a year depending on the state. The 4% credit is an acquisition/rehabilitation credit and is not allocated on a competitive basis. Typically, the 4% credit is allocated along with Tax Exempt Bonds.
This program has been highly successful since it's inception in 1986 and has generated thousands of units nationwide. Additionally, it has helped many smaller developers realize a larger portfolio with inclusion of the private investments stimulated through the sale of credits.
This program comes with significant compliance regulations where non-compliance can lead to stiff penalties including recapture of tax credits. Prospective investors should consult experienced developers, accountants and property management firms when considering this program.
To find out more about how you can use Low Income Housing Tax Credits and other government programs for your deals, pick up a copy of Government Deal Funding for Real Estate Investors and Developers.
Want to Find Out About All The Top Government Funding Sources?
Pick a copy of our Free Program Guide by entering your first name and email below. We'll email you the program guide so please enter an email address you have access to right now.
* We hate spam as much as you do which is why we don't sell, share or rent our list. :)