South Huntington Beach, often referred to as the Southeast neighborhood of Huntington Beach, California, is a tranquil coastal enclave bordering Newport Beach to the south. Known for its quieter residential streets, expansive state beaches like Huntington State Beach, and proximity to natural reserves, this area offers a laid-back lifestyle with easy access to the Pacific Ocean, parks, and local amenities. With its family-friendly vibe, excellent schools, and outdoor recreation opportunities—such as biking along the Santa Ana River Trail or enjoying Bolsa Chica Ecological Reserve—South Huntington Beach appeals to those seeking a balance between suburban serenity and beachside excitement. However, like much of Orange County, the housing market here is competitive and expensive. As of 2025, average rents for a one-bedroom apartment in Huntington Beach hover around $2,500 to $3,000 per month, while home prices often exceed $1 million, making it challenging for low- to moderate-income residents to afford living in this desirable location.
Affordable housing plays a crucial role in maintaining the diversity and vibrancy of South Huntington Beach. It ensures that essential workers, seniors, families, and individuals with disabilities can remain in the community without facing housing instability. In this blog post, we’ll explore the various affordable housing options available in South Huntington Beach and the broader Huntington Beach area, with a focus on those accessible to southern residents. We’ll cover rental programs, homeownership assistance, government subsidies, challenges, tips for applicants, and upcoming developments. Whether you’re a long-time local or new to the area, this guide aims to provide actionable insights to help you navigate the affordable housing landscape. By leveraging resources from the City of Huntington Beach, Orange County Housing Authority (OCHA), and nonprofit developers, many opportunities exist—though patience and preparation are key due to high demand and waiting lists.
Understanding Affordable Housing in South Huntington Beach
Affordable housing refers to residences where the cost—whether rent or mortgage—does not exceed 30% of a household’s gross income, typically targeted at those earning 80% or less of the Area Median Income (AMI). In Orange County for 2025, the AMI for a four-person household is $136,600. This breaks down as follows:
- Extremely Low Income: 30% of AMI or less (e.g., $40,980 for a family of four).
- Very Low Income: 31-50% of AMI (e.g., up to $68,300).
- Low Income: 51-80% of AMI (e.g., up to $109,280).
- Moderate Income: 81-120% of AMI (e.g., up to $163,920).
These thresholds adjust by household size; for instance, a single person at 80% AMI might qualify with an income up to $76,500. Programs often prioritize vulnerable groups like seniors, veterans, the disabled, and formerly homeless individuals. In South Huntington Beach (primarily ZIP code 92646), affordable options are somewhat limited compared to central or northern parts of the city, as the area features more single-family homes and fewer large apartment complexes. However, inclusionary housing requirements in new developments and portable subsidies like Section 8 vouchers allow flexibility for residents to live here.
The City of Huntington Beach’s Community Enhancement Division oversees local programs, including tenant-based rental assistance for homeless families, veterans, domestic violence survivors, and mobile home seniors facing rising space rents. Additionally, the Orange County Housing Authority (OCHA) manages federal programs like Housing Choice Vouchers (Section 8), which can be used in private rentals across the county, including South Huntington Beach.
Rental Affordable Housing Options
Rental options dominate affordable housing in Huntington Beach, with many properties offering income-restricted units through Low-Income Housing Tax Credits (LIHTC), inclusionary zoning, or nonprofit development. While not all are exclusively in South Huntington Beach, several are nearby or accessible via vouchers. Waiting lists can be long—often 1-3 years—so applying early is essential. Below is a table summarizing key complexes, focusing on those in or near ZIP 92646 where possible.
| Property Name | Address | ZIP Code | Unit Types | Number of Affordable Units | Income Eligibility | Target Group | Contact & Notes |
|---|---|---|---|---|---|---|---|
| Elan Huntington Beach | 18504 Beach Blvd | 92646 | Studio, 1BR, 2BR | 110 low-income, 164 moderate-income (total 274 units) | Very Low to Moderate (30-120% AMI) | Families, General | (714) 962-5525; Amenities include pool, fitness center. Waiting list varies; inclusionary housing. |
| Beach & Ocean | 19891 Beach Blvd | 92648 | 1BR, 2BR | Moderate-income units available | Moderate (81-120% AMI) | General | (714) 536-9090; Partnered with City for affordable program. Requires income certification; heated pool, clubroom. Close to South HB border. |
| Oceana (AMCAL) | 18151 Beach Blvd | 92648 | 1BR, 2BR, 3BR | All units affordable | 30-60% AMI | Families | (657) 845-9200; LEED Gold building with playground, community room, on-site services. Spacious floor plans; barbecue areas. Accessible to South HB residents. |
| Beach Grove | Address varies (contact for details) | 92646 (South HB) | 2BR | 80 low-income | Very Low to Low (30-80% AMI) | Families | Managed by local nonprofit; family-oriented with off-site management. Long waiting list. |
| Pelican Harbor | 18431 Beach Blvd | 92648 | 1BR | 42 (including 33 one-bedroom) | Very Low (30-50% AMI) | Seniors 62+, Formerly Homeless | (714) 831-3808; New construction (opened 2025); services for homeless seniors. 3-year waiting list possible. |
| Sher Lane Apartments | Contact OCHA for address | Varies | 1BR, 2BR | 66 subsidized | Very Low to Low | Families, Seniors | Bridge America Foundation; 6-month to 1-year wait. Family and senior focus. |
These properties often include amenities like community rooms, laundry facilities, and on-site support services. For example, Oceana emphasizes sustainability with energy-efficient designs, reducing utility costs for residents. In South Huntington Beach, Elan and Beach Grove stand out for their location, offering proximity to schools like Edison High School and shopping at Seacliff Village. If no units are available, OCHA’s Section 8 program allows voucher holders to rent from private landlords in the area, provided the rent meets fair market standards (around $2,200 for a 1BR in 2025). The voucher waiting list is currently closed but reopens periodically—check ochousing.org for updates.
Homeownership Opportunities
For those looking to buy, affordable homeownership programs help bridge the gap in a market where median home prices in South Huntington Beach exceed $1.2 million. The City partners with organizations to offer down payment assistance and below-market-rate homes.
Key programs include:
- Middle-Income Down Payment Assistance Program: Grants up to $50,000 for first-time buyers earning 80-140% AMI. Requires a $10,000 personal contribution; first-come, first-served with $10 million allocated for 2025.
- Mortgage Credit Certificate (MCC) Program: Tax credit on mortgage interest for first-time buyers; income and price limits apply. Contact Orange County at (714) 480-2900.
- Affordable Housing Clearinghouse: Zero-down, credit-flexible loans with homebuyer education. Ideal for low-moderate income families; call (877) 990-5626.
- Inclusionary Housing Program: City-administered for moderate/lower-income households to own in new developments, like upcoming projects in South HB.
Nonprofits like Habitat for Humanity Orange County build homes for needy families, requiring sweat equity. Contact (714) 434-6200. In South Huntington Beach, look for resale units in inclusionary developments near the Newport border.
Government and Support Programs
OCHA is the primary resource for federal aid, administering Section 8 vouchers and project-based assistance. Vouchers cover the difference between 30% of income and rent, portable to South Huntington Beach. The program prioritizes veterans and the disabled; apply via ochousing.org when lists open.
Local city programs include rehabilitation grants for low-income homeowners to fix code violations or improve accessibility. The Affordable Housing Viewer GIS tool on the city’s website maps units citywide, helpful for identifying South HB options.
Challenges and Tips for Securing Affordable Housing
Demand far outstrips supply in Huntington Beach, with waiting lists common. Challenges include strict income verification, credit checks, and competition from higher-income applicants. In South Huntington Beach, the residential focus means fewer multi-family units, pushing renters to use vouchers.
Tips:
- Prepare Documents: Gather pay stubs, tax returns, and ID early.
- Apply Widely: Use sites like affordablehousing.com or apartments.com for listings.
- Seek Assistance: Contact nonprofits like Families Forward for application help.
- Monitor Updates: Follow city newsletters for waitlist openings.
- Consider Nearby: Options in adjacent Newport Beach may be commutable.
Future Outlook: New Developments on the Horizon
Exciting projects promise more options. The Magnolia Tank Farm redevelopment, approved in 2024, could bring up to 800 homes, including affordable units, plus parks and a hotel on 29 acres near PCH in South Huntington Beach. Essex + Gage, a 129-unit townhome community, broke ground in 2025 but focuses on market-rate; watch for inclusionary requirements. Pelican Harbor’s 2025 opening added senior units, signaling ongoing investment.
In conclusion, while affordable housing in South Huntington Beach requires persistence, a mix of rentals, ownership programs, and subsidies makes it achievable. By staying informed and proactive, you can secure a stable home in this beautiful coastal gem. For personalized advice, visit huntingtonbeachca.gov or call OCHA at (714) 480-2700. Let’s work toward a more inclusive Surf City USA.
