1. What is affordable housing?

Affordable housing is housing that is made available at a reduced cost to individuals or families who

meet specific income guidelines. The purpose is to ensure that low- to moderate-income families have

access to safe, affordable living options. At The Oaks Communities, we provide housing designed to meet

these needs, ensuring rent is set at a level proportionate to household income.

2. What is the maximum income limit?

The maximum income limits are based on household size, and they are set by the Texas Department of

Housing and Community Affairs (TDHCA). These limits are reviewed and updated annually. The current

limits are as follows: (Subject to change without notice)

Frequently Asked Questions (FAQ)

1. What is affordable housing?

Affordable housing is housing that is made available at a reduced cost to individuals or families who

meet specific income guidelines. The purpose is to ensure that low- to moderate-income families have

access to safe, affordable living options. At The Oaks Communities, we provide housing designed to meet

these needs, ensuring rent is set at a level proportionate to household income.

2. What is the maximum income limit?

The maximum income limits are based on household size, and they are set by the Texas Department of

Housing and Community Affairs (TDHCA). These limits are reviewed and updated annually. The current

limits are as follows: (Subject to change without notice)

Income Limits by County

Galveston County:

1 person: $56,650 | 2 people: $64,750 | 3 people: $72,850 | 4 people: $80,900 | 5 people: $87,400 | 6 people: $93,850 | 7 people: $100,350 | 8 people: $106,800

Fayette County:

1 person: $57,200 | 2 people: $65,400 | 3 people: $73,550 | 4 people: $81,700 | 5 people: $88,250 | 6 people: $94,800 | 7 people: $101,350 | 8 people: $107,850

Nueces County:

1 person: $46,350 | 2 people: $52,950 | 3 people: $59,550 | 4 people: $66,150 | 5 people: $71,450 | 6 people: $76,750 | 7 people: $82,050 | 8 people: $87,350

Guadalupe County:

1 person: $54,150 | 2 people: $61,850 | 3 people: $69,600 | 4 people: $77,300 | 5 people: $83,500 | 6 people: $89,700 | 7 people: $95,900 | 8 people: $102,050

Washington County:

1 person: $55,800 | 2 people: $63,800 | 3 people: $71,750 | 4 people: $79,700 | 5 people: $86,100 | 6 people: $92,500 | 7 people: $98,850 | 8 people: $105,250

**Please note that these limits may change as determined by TDHCA. Some of our communities offer

homes for extremely low income families**

3. What is the deposit amount, and when is it due?

The deposit for reserving a home at The Oaks is $1,200. Once your application has been accepted, a

minimum of $400 is due within 72 hours to take the home off the market. The remaining portion must be

paid in full before move-in. This deposit cannot be used as the last month’s rent.

Page 1

FAQ 1/20264. Do we accept pets?

Yes, we accept pets with the following conditions:

• A non-refundable $250 pet fee

• A $250 pet deposit

• Maximum of 2 pets per household

5. Do we conduct background checks?

Yes, background checks are conducted on all individuals over the age of 18. While we do not have a

minimum credit score requirement, we do require favorable current or prior rental history and no

evictions within the past 7 years. Criminal background checks are assessed on a case-by-case basis,

with the exception of any violent criminal activity within the past 7 years, which will result in

disqualification. Additionally, applicants generally must have an income of at least 2x the rent, unless

participating in a Section 8 voucher program.

6. What are the occupancy requirements?

Minimum and maximum occupancy requirements do apply

• 3-bedroom, 3 people minimum, 6 people maximum

• 4-bedroom, 4 people minimum, 8 people maximum

7. How long does the application process take?

The application process typically takes 5-7 business days to verify eligibility once all required documents

have been submitted (as outlined in the introductory email/letter). However, for affordable housing

programs, applicants may be placed on a waiting list if no units are currently available. Applicants on the

waiting list will be notified when a unit becomes available and we are ready to proceed. Additionally, the

timeframe may vary based on factors such as the availability of units and the time it takes to obtain

verification documents from third parties or complete required checks.

Note: While we specialize in Affordable Housing, we also offer homes at conventional rates for those who

do not qualify for our Affordable Housing program. Currently, conventional rentals are only available in

Galveston County. Conventional rental rates are as follows:

• 3-bedroom, 2-bath, 2-car garage homes starting at $1,775

• 4-bedroom, 2-bath, 2-car garage homes starting at $1,875

If you are interested in leasing a home at the conventional rate, please note that this requires a

separate application. Additionally, some of the documentation required for affordable housing (such as

income certifications or student eligibility forms) is not necessary for conventional rentals. Please

contact us for more information or to request the conventional application.

Page 2

FAQ 1/2026

Galveston County Fayette County Nueces County Guadalupe County Washington County

1 person: $56,650 $57,200 $46,350 $54,150 $55,800

2 people: $64,750 $65,400 $52,950 $61,850 $63,800

3 people: $72,850 $73,550 $59,550 $69,600 $71,750

4 people: $80,900 $81,700 $66,150 $77,300 $79,700

5 people: $87,400 $88,250 $71,450 $83,500 $86,100

6 people: $93,850 $94,800 $76,750 $89,700 $92,500

7 people: $100,350 $101,350 $82,050 $95,900 $98,850

8 people: $106,800 $107,850 $87,350 $102,050 $105,250

**Please note that these limits may change as determined by TDHCA. Some of our communities offer

homes for extremely low income families**

3. What is the deposit amount, and when is it due?

The deposit for reserving a home at The Oaks is $1,200. Once your application has been accepted, a

minimum of $400 is due within 72 hours to take the home off the market. The remaining portion must be

paid in full before move-in. This deposit cannot be used as the last month’s rent.

Page 1

FAQ 1/20264. Do we accept pets?

Yes, we accept pets with the following conditions:

• A non-refundable $250 pet fee

• A $250 pet deposit

• Maximum of 2 pets per household

5. Do we conduct background checks?

Yes, background checks are conducted on all individuals over the age of 18. While we do not have a

minimum credit score requirement, we do require favorable current or prior rental history and no

evictions within the past 7 years. Criminal background checks are assessed on a case-by-case basis,

with the exception of any violent criminal activity within the past 7 years, which will result in

disqualification. Additionally, applicants generally must have an income of at least 2x the rent, unless

participating in a Section 8 voucher program.

6. What are the occupancy requirements?

Minimum and maximum occupancy requirements do apply

• 3-bedroom, 3 people minimum, 6 people maximum

• 4-bedroom, 4 people minimum, 8 people maximum

7. How long does the application process take?

The application process typically takes 5-7 business days to verify eligibility once all required documents

have been submitted (as outlined in the introductory email/letter). However, for affordable housing

programs, applicants may be placed on a waiting list if no units are currently available. Applicants on the

waiting list will be notified when a unit becomes available and we are ready to proceed. Additionally, the

timeframe may vary based on factors such as the availability of units and the time it takes to obtain

verification documents from third parties or complete required checks.

Note: While we specialize in Affordable Housing, we also offer homes at conventional rates for those who

do not qualify for our Affordable Housing program. Currently, conventional rentals are only available in

Galveston County. Conventional rental rates are as follows:

• 3-bedroom, 2-bath, 2-car garage homes starting at $1,775

• 4-bedroom, 2-bath, 2-car garage homes starting at $1,875

If you are interested in leasing a home at the conventional rate, please note that this requires a

separate application. Additionally, some of the documentation required for affordable housing (such as

income certifications or student eligibility forms) is not necessary for conventional rentals. Please

contact us for more information or to request the conventional application.

Page 2

FAQ 1/2026

I. Introduction

Gulf Coast Palms Property Management (hereinafter referred to as “Management”) is committed

to providing affordable housing to low-income households in compliance with all applicable

federal, state, and local laws and program regulations.

This Tenant Selection Plan (TSP) outlines the criteria and procedures used to evaluate and select

applicants for affordable housing units. The purpose of this policy is to ensure a fair, consistent,

non-discriminatory, and transparent selection process.

II. Fair Housing and Non-Discrimination Policy

Management complies fully with the Fair Housing Act, Section 504 of the Rehabilitation Act,

the Americans with Disabilities Act (ADA), and all applicable federal, state, and local fair

housing laws.

Discrimination based on race, color, religion, sex, national origin, familial status, disability, or

any other protected class under applicable law is strictly prohibited.

III. Reasonable Accommodations Policy

Management is committed to ensuring individuals with disabilities have equal access to housing.

Reasonable accommodations or modifications will be provided when necessary to afford equal

opportunity to use and enjoy the dwelling.

Requests for accommodations may be made verbally or in writing and will be reviewed promptly

in accordance with applicable law. Documentation may be requested when permitted by law.

Examples include, but are not limited to:• Providing documents in accessible formats

• Adjusting policies or procedures

• Approving assistance animals

• Making physical modifications as required

IV. Violence Against Women Act (VAWA) Protections

Management complies with the Violence Against Women Act (VAWA), which protects

applicants and tenants who are victims of domestic violence, dating violence, sexual assault, or

stalking.

An applicant will not be denied housing, nor will a tenant be evicted or have assistance

terminated solely because they are a victim of such acts.

All information provided under VAWA protections will be kept confidential except when

disclosure is required by law.

V. Eligibility Requirements

1. Income Limits

Applicants must meet income limits as established by the U.S. Department of Housing and

Urban Development (HUD) for the applicable area and household size.

2. Citizenship / Eligible Immigration Status

At least one household member must be a U.S. citizen or have eligible immigration status as

defined by HUD regulations.

Management verifies eligibility strictly in accordance with federal housing program requirements

and does not inquire into or report immigration matters beyond those required for program

compliance.

3. Background Screening

Criminal background, rental history, and credit history will be reviewed as part of the application

process.

Criminal background reviews will consider the nature, severity, and recency of offenses.

Convictions involving violent criminal activity, drug manufacturing or distribution, sexualoffenses, or crimes that pose a direct threat to persons or property may result in denial in

accordance with HUD guidance and applicable law.

4. Occupancy Standards

Units will be assigned based on household size to prevent overcrowding and under-utilization in

accordance with HUD guidelines and property standards.

Minimum and Maximum Occupancy Standards:

• 3-Bedroom Unit: Minimum 3 persons / Maximum 6 persons

• 4-Bedroom Unit: Minimum 4 persons / Maximum 8 persons

Exceptions may be considered as reasonable accommodations in accordance with Fair Housing

and Section 504 requirements.

5. Student Eligibility

Households in which all members are full-time students must meet specific HUD exceptions to

qualify, such as being married, having dependents, participating in certain government assistance

programs, or other qualifying criteria under federal regulations.

VI. Application Process

1. Submission of Application

Applicants must complete and submit a written application along with all required

documentation. Applications will not be processed until all required documentation is received.

2. Required Documentation

Applicants must provide:

• Proof of income (pay stubs, tax returns, benefit letters, etc.)

• Identification for all household members (driver’s license, birth certificates, etc.)

• Bank statements

• Verification of other income sources (child support, Social Security, etc.)

Management reserves the right to request additional documentation necessary to verify

eligibility.

3. Application FeeA processing fee may be required for background and credit screening as permitted by law.

4. Interview

Applicants may be required to participate in an in-person or virtual interview to verify

information and eligibility.

VII. Tenant Selection Criteria

1. Income Eligibility

Priority will be given to households meeting income targets required under the affordable

housing program guidelines.

2. Rental History

Applicants must demonstrate a history of timely rent payments and compliance with lease terms.

Prior evictions, lease violations, unpaid balances to previous landlords, or documented

disturbances may result in denial.

3. Credit History

Credit history will be reviewed as part of the overall evaluation. Management may consider

documented extenuating circumstances.

4. Criminal Background

Decisions will be based on the nature, severity, and recency of offenses and whether the conduct

poses a direct threat to persons or property.

VIII. Transfer Policy

1. Eligibility for Transfer

Tenants may request a transfer due to changes in household size, reasonable accommodation

needs, or other approved circumstances.

2. Transfer Request

Tenants must submit a written request with supporting documentation.3. Approval Process

Transfers are subject to unit availability and continued eligibility.

4. Priority Transfers

Transfers required due to reasonable accommodations or verified emergencies will receive

priority consideration.

IX. Annual Income Recertification

1. Verification Process

All tenants must provide updated income and household information annually.

2. Documentation Requirements

Tenants must submit pay stubs, tax returns, bank statements, and any other required

documentation to verify continued eligibility.

3. Notification

Tenants will receive written notice of recertification requirements in accordance with program

guidelines.

Failure to provide required documentation may result in lease non-renewal or termination in

accordance with applicable regulations.

X. Waiting List Management

1. Establishment of Waiting List

Eligible applicants will be placed on the waiting list in the order complete applications are

received and determined eligible.

2. Preferences

Preferences may be applied in accordance with program requirements, including elderly

households, persons with disabilities, or disaster-displaced households when applicable.3. Maintaining Waiting List Status

Applicants are responsible for maintaining current contact information. Failure to respond within

the specified timeframe may result in removal from the waiting list.

XI. Offer of Housing

When a unit becomes available, the next eligible household will be contacted.

Applicants must respond within the specified timeframe or risk removal from the waiting list.

Approved applicants must execute the lease agreement and pay the required deposit within the

designated timeframe.

XII. Appeals Process

Applicants who are denied housing may submit a written appeal within 14 days of the denial

notice.

An independent review will be conducted, and the final decision will be provided in writing.

XIII. Misrepresentation, Fraud, and False Information

Policy

All information provided by applicants and tenants must be complete, accurate, and truthful at all

times.

Providing false, incomplete, misleading, or fraudulent information during application, move-in,

recertification, or tenancy may result in:

• Denial of the application

• Removal from the waiting list

• Lease termination or non-renewal

• Repayment of improperly received benefits

• Referral to appropriate authorities when required

Examples include, but are not limited to:• Failure to disclose all household members

• Failure to disclose income or assets

• Submission of altered or falsified documents

• Providing inaccurate rental or criminal history

• Unauthorized occupants residing in the unit

• Failure to report required changes in income or household composition

Management reserves the right to independently verify all information provided.

XIV. Policy Updates

Management reserves the right to amend this Tenant Selection Plan as required by changes in

federal, state, or program regulations.

XV. Contact Information

Gulf Coast Palms Property Management

Email: oaks@gulfcoastpalms.com

Phone: 409-245-8899

Download our Tenant Selection Plan

Download The Oaks at Hitchcock Brochure (PDF)