Low-Income Renters Can’t Get the Housing Vouchers They Need,” reads the stark conclusion of a study by Zillow, which analyzed U.S. Census Bureau and HUD data from 2023. The study found that a fraction of rent-burdened households receive Section 8 vouchers — and many who do may not even be able to use them.
As home values ballooned in the wake of the pandemic, the typical American renter became rent burdened — meaning 30 percent of the median U.S. income was required to pay the average rent. Millions more are “severely” rent burdened, paying more than 50 percent of their annual income in rent.
Demand Skyrockets While Vouchers Lag
Subsidized housing vouchers issued by the Department of Housing and Urban Development (HUD) — known as Section 8 — are a critical tool for Americans struggling to keep up. But the available vouchers are lagging far behind demand.
The study revealed that there were almost 17 million more rent-burdened households than there were available vouchers. Overall, the total number of vouchers increased only slightly after the pandemic — from 2.53 million in 2020 to 2.65 million in 2023 — even as the demand for rentals escalated.
Where the Gaps Are Widest
Researchers examined the 100 largest U.S. metro areas to find the widest gaps between rent-burdened households and available Section 8 vouchers. Topping the list were Orlando, Fla., Austin, Texas, Phoenix, Lakeland, Fla., and Houston.
In both Orlando and Austin, households that were rent burdened numbered about 200,000. In Orlando, 7,401 vouchers were available; in Austin, it was 8,572 vouchers.
In the New York-Newark-Jersey City metro area, there were 1.76 million rent-burdened households and just 267,588 vouchers.
The chart below outlines the number of severely rent-burdened households per voucher in select metro areas:
Highest Gaps:
- Orlando, Fla. – 12.9
- Austin, Texas – 9.9
- Phoenix – 9.0
- Lakeland, Fla. – 8.4
- Las Vegas – 7.7
- Cape Coral, Fla. – 7.7
- Houston – 7.7
Lower, But Still Concerning:
- Bakersfield, Calif. – 7.4
- Colorado Springs – 7.4
- Raleigh, N.C. – 6.7
- Madison, Wis. – 6.5
- North Port, Fla. – 6.4
- Riverside, Calif. – 6.3
- Tucson, Ariz. – 6.2
Even With a Voucher, Tenants May Still Struggle
Section 8 vouchers come with strict requirements, so not every low-income renter is eligible. And crucially, even people who get one may not be able to use it: Voucher recipients are not protected under the Fair Housing Act, meaning landlords can automatically reject applications from voucher holders.
Looming Cuts May Worsen the Problem
Now, as the Trump administration aims to cut the HUD budget, there is concern that the gap will only grow. In New York, which directs the largest Section 8 program in the country under the New York City Housing Authority, officials are gauging how cuts might affect residents. A NYCHA official said the group is working “to evaluate the potential impact of cuts to vital resources.
