Mitchell-Lama NYC: how to apply and find open waitlists
The cheapest apartments in NYC hide behind waiting lists.
Some of the cheapest apartments in New York City never appear on a listings site. They sit behind waiting lists for buildings in a state program from 1955 called Mitchell-Lama.
What Mitchell-Lama is
Mitchell-Lama is a New York State affordable housing program for moderate- and middle-income households. Participating buildings offer rents (or purchase prices) far below market in exchange for tax breaks the developers received. There are two kinds:
- Mitchell-Lama rentals. You rent the apartment at a below-market, regulated rent.
- Mitchell-Lama co-ops. You buy a share in the building (a one-time purchase price, typically $10,000 to $40,000 depending on size) and then pay a monthly maintenance charge instead of rent. This is not market-rate buying: the share price is fixed by the program.
Some developments are supervised by the city (HPD), others by the state (Homes and Community Renewal). The rules are similar either way.
The part most people get wrong
There is no single Mitchell-Lama application. Each development keeps its own waiting list, and you apply to each building separately. Applying to one building does nothing for your chances at another. You can apply to as many open developments as you qualify for.
When a building opens its waiting list, it usually runs a lottery just to order the waitlist. Getting picked puts you in line; it does not mean a unit is available. The wait after that can be years.
What it costs to apply
The application fee for a new Mitchell-Lama waitlist applicant is $75, non-refundable. (It was capped at up to $200 before August 2019.) If you withdraw, you can request a refund minus a $50 administrative fee, in writing, to the managing agent.
For co-ops, budget beyond the fee: the share purchase price plus monthly maintenance, and stricter financial review than a rental application.
Income limits
Limits depend on the development, your household size, and whether the building is federally assisted. As a rough 2026 reference, city-supervised maximums run from about $90,000 for a one-person household in a federally assisted rental up to roughly $267,000 for larger households in co-ops or non-federally-assisted buildings. Always confirm the current figure for the specific development before applying; the numbers track federal HUD schedules and get revised.
Who gets preference
Veterans (and surviving spouses) get preference at developments with open waiting lists. Some buildings have additional preferences spelled out in their own materials.
How to find open waitlists
- Mitchell-Lama Connect (NYC HPD's portal): create an account and sign up for email notifications when waiting-list lotteries open.
- HPD's open-waitlist lists: HPD publishes lists of Mitchell-Lama developments with open and short waiting lists, with managing-agent contact info.
- NYS Homes and Community Renewal: the state's own list of developments, for state-supervised buildings.
Openings are irregular and announced with little fanfare. When a well-known building opens its list, housing news sites cover it and the window can be short.
How this relates to re-rentals
Mitchell-Lama waitlists and re-rentals solve different problems. A waitlist is a years-long queue. A re-rental is an affordable unit available right now, first come first served. If you need a place this year rather than in five years, re-rentals are the faster path.
Last reviewed: 2026-10-14.
Want the faster path too? Set up a free ReRentalAlert with your bedrooms, boroughs, household size, and income, and apply the day a match posts. These move fast: first come, first served for qualified applicants.
Frequently asked questions
How long is the Mitchell-Lama wait?
Often several years, sometimes much longer. It depends on the development and turnover.
Can I apply to multiple Mitchell-Lama buildings?
Yes. Each development requires a separate application, and you may apply to every open one you qualify for.
Do I have to live in NYC to apply for Mitchell-Lama?
Requirements vary by development. Check the specific building's materials.
What happens if my income rises after I move into a Mitchell-Lama unit?
Income limits and surcharges are rechecked over time. Know your development's status before you apply.