Finding affordable housing in South Dakota can feel overwhelming, especially when rent keeps climbing across the state. The Section 8 Housing Choice Voucher (HCV) program is a federal rental assistance program that helps eligible low-income families, seniors, and individuals with disabilities afford safe housing in the private market. If you live in South Dakota and need help covering rent, this guide walks you through the full application process, eligibility rules, income limits, and what to expect after you apply.
Not sure if you qualify for Section 8 or other assistance programs? Check your eligibility for free with our benefits screener to see all the programs available to you.
What Is the Section 8 Program?
Section 8, officially called the Housing Choice Voucher Program, is funded by the U.S. Department of Housing and Urban Development (HUD) and administered locally by Public Housing Authorities (PHAs). The program pays a portion of your rent directly to your landlord. You are responsible for paying the difference, which is typically around 30% of your monthly adjusted household income.
Unlike public housing, where you live in a government-owned building, Section 8 vouchers let you choose your own rental unit in the private market. You can rent a house, apartment, townhouse, or even a mobile home, as long as the unit passes a housing quality inspection and the rent falls within the local payment standard.
In South Dakota, the Section 8 program is managed by more than 30 local housing authorities spread across the state. Each PHA maintains its own waiting list and application process.
Who Is Eligible for Section 8 in South Dakota?
To qualify for a Housing Choice Voucher in South Dakota, you must meet several requirements set by HUD and your local housing authority:
Income requirements: Your total household income must fall below 50% of the Area Median Income (AMI) for your county. Most housing authorities give priority to applicants earning 30% or less of the AMI, which HUD classifies as "extremely low income." By law, at least 75% of new vouchers must go to households at or below 30% of AMI.
Citizenship or immigration status: At least one member of your household must be a U.S. citizen or have eligible immigration status.
Background screening: Housing authorities conduct criminal background checks. Applicants with recent drug-related convictions or violent criminal offenses may be denied. Each PHA has its own screening policies, so the specifics can vary.
Rental history: Your past rental history will be reviewed. Outstanding debts to previous landlords or a history of eviction may affect your eligibility, though some PHAs consider the circumstances.
Family composition: The program serves families with children, elderly individuals (age 62 and older), and people with disabilities. Single adults without dependents may also apply, though they may receive lower priority depending on the PHA.
Section 8 Income Limits in South Dakota
Income limits vary by county and household size because they are based on each area's median income. HUD updates these limits each year, typically in April. The table below shows the 2025 income limits for the Sioux Falls metro area as a reference point. Your local limits may be slightly different.
Sioux Falls Metro Area Income Limits (2025)
| Household Size | 30% AMI (Extremely Low) | 50% AMI (Very Low) | 80% AMI (Low) |
|---|---|---|---|
| 1 Person | $23,600 | $39,300 | $62,850 |
| 2 People | $26,950 | $44,900 | $71,800 |
| 3 People | $30,300 | $50,500 | $80,800 |
| 4 People | $33,650 | $56,100 | $89,750 |
| 5 People | $36,350 | $60,600 | $96,950 |
| 6 People | $39,050 | $65,100 | $104,150 |
| 7 People | $41,750 | $69,600 | $111,300 |
| 8 People | $44,450 | $74,100 | $118,500 |
Source: HUD Income Limits, effective April 2025. These figures are specific to the Sioux Falls, SD Metro Area. Income limits for rural counties and other metro areas may differ. Contact your local housing authority or visit HUD's income limits page for exact figures in your area.
To qualify for Section 8, your household income generally must be at or below the 50% AMI level ("very low income"). However, the vast majority of vouchers go to families at or below the 30% AMI level because HUD requires that PHAs prioritize extremely low-income applicants.
How Much Rent Does Section 8 Cover?
The amount of rental assistance you receive depends on three factors: your household income, the size of your voucher (based on family size), and the local payment standard set by your housing authority.
Here is how it works in practice:
- Your housing authority calculates your "total tenant payment," which is roughly 30% of your monthly adjusted gross income.
- The PHA sets a payment standard based on HUD Fair Market Rents for your area.
- The voucher covers the gap between your tenant payment and the approved rent amount, up to the payment standard.
If you choose a unit with rent higher than the payment standard, you pay the extra amount out of pocket. However, your total housing cost cannot exceed 40% of your adjusted monthly income at the time you sign the lease.
Average Fair Market Rents in South Dakota (FY 2025)
| Unit Size | Statewide Average FMR |
|---|---|
| Studio | $638 |
| 1 Bedroom | $729 |
| 2 Bedroom | $920 |
| 3 Bedroom | $1,215 |
| 4 Bedroom | $1,440 |
Source: HUD Fair Market Rent data, FY 2025. Actual FMRs vary by county. For example, a 2-bedroom FMR ranges from approximately $872 in rural counties to $1,119 in the Rapid City metro area.
Step-by-Step: How to Apply for Section 8 in South Dakota
Step 1: Find Your Local Housing Authority
Section 8 applications in South Dakota are handled at the local level. You must apply through the PHA that serves your area. South Dakota has over 30 housing authorities. Here are some of the largest:
- Sioux Falls Housing and Redevelopment Commission: siouxfallshousing.org | (605) 332-0704
- Pennington County Housing and Redevelopment Commission (Rapid City area): pchrc.com | (605) 394-5325
- Aberdeen Housing Authority: (605) 226-2237
- Brookings County Housing and Redevelopment Commission: (605) 697-8461
- Huron Housing Authority: huronhousing.org | (605) 352-5685
- Mitchell Housing Authority: (605) 996-7567
- Pierre Housing Authority: (605) 224-7847
- Watertown Housing Authority: (605) 886-3049
- Yankton Housing Authority: (605) 665-2244
You can also search for your local PHA at HUD.gov or apply to multiple housing authorities across the state to improve your chances.
Step 2: Check if the Waiting List Is Open
Most housing authorities in South Dakota maintain waiting lists because demand for vouchers exceeds the available supply. Some waiting lists are open year-round, while others open only during specific enrollment periods.
Before filling out an application, contact your local PHA by phone or check their website to find out if the waiting list is currently accepting new applicants. In South Dakota, waiting lists have historically remained open for extended periods compared to many other states, so you may have more opportunities to apply.
Step 3: Complete the Pre-Application
When the waiting list is open, you will need to submit a pre-application (sometimes called a preliminary application). This is a shorter form that collects basic information to place you on the waiting list. You will typically provide:
- Full legal names of all household members
- Dates of birth and Social Security numbers
- Current address and contact information
- Total household income (from all sources)
- Whether any household members are elderly, disabled, or veterans
Many PHAs now accept pre-applications online. For example, the Pennington County Housing Commission requires online submissions through their website.
Step 4: Wait for Your Name to Be Called
After submitting your pre-application, you are placed on the waiting list. Wait times in South Dakota vary widely depending on your location and priority status. In larger cities like Sioux Falls and Rapid City, the wait can be a year or longer. In smaller or rural communities, the wait may be shorter.
Some applicants receive priority placement based on factors such as:
- Being homeless or at imminent risk of homelessness
- Paying more than 50% of income toward rent
- Living in substandard housing
- Being a veteran (through HUD-VASH vouchers)
- Having a household member who is elderly or disabled
Step 5: Complete the Full Application
When your name reaches the top of the waiting list and funding is available, the housing authority will contact you to complete a full application. At this stage, you will need to provide detailed documentation, including:
- Proof of identity: Government-issued photo ID, birth certificates for all household members
- Proof of income: Pay stubs, tax returns, Social Security award letters, bank statements
- Proof of citizenship or eligible immigration status: U.S. passport, birth certificate, or immigration documents
- Rental history: Contact information for previous landlords (typically the last 3 to 5 years)
- Background information: Consent forms for criminal background and credit checks
Step 6: Attend a Briefing and Find Housing
Once approved, you will attend a voucher briefing session where the PHA explains program rules, your responsibilities as a tenant, and how to search for housing. You will then receive your voucher and typically have 60 days to find a qualifying rental unit.
You can use the South Dakota Housing Search tool at sdhousingsearch.com to look for available rentals. The unit you choose must pass a Housing Quality Standards (HQS) inspection conducted by the housing authority before the PHA begins paying the landlord.
Tips to Strengthen Your Application
- Apply to multiple housing authorities. You are not limited to one PHA. Applying to several across the state increases your chances of receiving a voucher sooner.
- Keep your contact information current. If the PHA cannot reach you when your name comes up, you may lose your spot on the list.
- Respond quickly to all correspondence. Housing authorities often set tight deadlines for returning paperwork. Missing a deadline can result in removal from the waiting list.
- Gather documents early. Collect your identification, income records, and rental history before you need them so you are ready when called.
- Be honest on your application. Providing false information is grounds for denial and can disqualify you from future assistance.
Other Housing Assistance Programs in South Dakota
Section 8 is not the only option for affordable housing help in South Dakota. Consider looking into these programs as well:
- Public Housing: Government-owned rental units with income-based rent. Contact your local PHA for availability.
- LIHEAP (Low Income Energy Assistance Program): Helps pay heating bills. Apply through the South Dakota Department of Social Services.
- USDA Rural Development Rental Assistance: Subsidized housing in rural areas. Visit rd.usda.gov for more information.
- South Dakota Housing Development Authority (SDHDA): Offers various programs including down payment assistance and affordable rental developments. Visit sdhousing.org.
- HUD-VASH Vouchers: Specifically for veterans experiencing homelessness. Contact your local VA Medical Center.
For a complete look at all the benefits you might qualify for in South Dakota, visit our South Dakota Benefits Overview page or use our free screener tool to check your eligibility in minutes.
Frequently Asked Questions
How long is the Section 8 waiting list in South Dakota?
Wait times depend on your location and priority status. In larger cities like Sioux Falls and Rapid City, the wait is often one year or longer. Rural housing authorities may have shorter wait times. South Dakota waiting lists have historically stayed open for longer periods than many other states, which gives applicants more opportunities to get on the list.
Can I transfer my Section 8 voucher to or from South Dakota?
Yes. The Housing Choice Voucher program includes "portability," meaning you can transfer your voucher between PHAs in different cities or states. If you currently have a voucher from another state, you can move to South Dakota and use it here, subject to the receiving PHA's policies. Similarly, if you receive a voucher in South Dakota, you can use it in another state after an initial period (usually 12 months in your original PHA's jurisdiction).
What happens if my income changes after I receive a voucher?
You must report income changes to your housing authority. If your income goes up, your portion of the rent will increase and the subsidy will decrease. If your income goes down, your rent portion will decrease. Annual recertification reviews ensure your voucher amount stays accurate.
Can I use a Section 8 voucher to rent any type of housing?
You can use your voucher for apartments, houses, townhouses, or mobile homes, as long as the landlord agrees to participate in the program and the unit passes an HQS inspection. You cannot use a voucher for units owned by a close family member unless approved by the PHA.
What if I get denied for Section 8?
If your application is denied, the housing authority must provide a written explanation and inform you of your right to an informal hearing. Common reasons for denial include income that exceeds the limits, a disqualifying criminal record, or poor rental history. You can request a hearing to present additional information or dispute the decision.
Is there a minimum income to qualify for Section 8?
No. There is no minimum income requirement for the Section 8 program. Even households with zero income may apply and qualify. Your rent portion would be calculated based on whatever income you have.
How do I check if a waiting list is open near me?
Visit affordablehousingonline.com/open-section-8-waiting-lists/South-Dakota for a current list of open waiting lists in the state, or contact your local housing authority directly.
This article is for informational purposes only and does not constitute legal or financial advice. Eligibility requirements and income limits are subject to change. Always verify current information with your local housing authority or visit HUD.gov for the most up-to-date program details. Last updated March 2026.
