LIHTC: 9% Credits vs 4% Credits

The Section 42 federal low income housing tax credit (LIHTC) program includes two different development funding tracks: (a) competitive tax credits and (b) tax credits available through tax-exempt bonds (also known as private activity bonds.) There are three kinds of federal tax credits: 9% credits (aka 70% present value credits) for the new construction and rehabilitation of competitive tax credit projects 4% credits (aka 30% present value credits) for the acquisition of existing buildings…

Understanding the LIHTC (Low Income Housing Tax Credit)

Introducing the LIHTC The Section 42 Low Income Housing Tax Credit (LIHTC) program is a federal tax incentive that encourages private sector investors, developers and lenders to finance, construct and operate affordable housing. Since the program’s founding in 1986, LIHTC tax credits have been allocated for the construction and rehabilitation of more than three million housing units. About one of every six units of new rental housing built in the…

How to Calculate the Low Income Housing Tax Credit (LIHTC)

A property’s low income housing tax credits (Section 42 LIHTC) can be calculated by using a three-step process: 1. Determine the “eligible basis” (the total cost basis that is eligible for consideration in the calculation of the “qualified basis.”) 2. Calculate the “applicable fraction” and “qualified basis” (the percentage of the property that is dedicated to affordable housing, and the total cost basis that is eligible for credits based upon…

LIHTC Applicable Federal Rate (AFR) Update

The Applicable Federal Rate (AFR) is used as the Low Income Housing Tax Credit (LIHTC) “Applicable Percentage” that determines the eligible basis of tax credit properties. The AFR is reported monthly by the Internal Revenue Service for both the 9% and 4% tax credits. AFR’s for Section 42 tax credit properties since the year 2000 are listed below. (Please note the comments below re: legislative changes to the 9% credit.)…