Buyer’s Guide | Understanding the APCHA Program: What Buyers Need to Know

As a prospective homebuyer in Aspen or the surrounding Pitkin County area, you may have come across listings that note “APCHA approval required”, or “subject to APCHA approval”, or something similar. Understanding the local housing market is crucial—especially when it comes to affordable housing programs like those offered by the Aspen-Pitkin County Housing Authority (APCHA).

Here’s a breakdown of what you need to know about qualifying for APCHA housing, the rules that govern it, and how you can navigate the process:

1. Eligibility Requirements
   To qualify for APCHA housing, you must meet 3 main requirements:

• Employment: You need to work full-time in Pitkin County (at least 1,500 hours annually) and earn at least 75% of your income within Pitkin County

• Property Restrictions: You cannot own other property in the designated Ownership Exclusion Zone, which includes all of the Roaring Fork Valley, some areas north and south, an in the Colorado River Valley.

• Residency: You must live in the unit at least 9 months per year.

2. Priority System
   APCHA uses a priority system for both rentals and ownership units. For rentals, there are preferences based on work history, and for ownership units, the longer you’ve worked in the county, the more chances you get in the lottery for available properties.

3. Income & Asset Limits
   There are income and asset limits to qualify, and these vary by the unit type. Renters need to re-qualify every two years, while ownership units are typically not re-evaluated unless the owner wants to buy or sell another unit.

4. Renting Out Units
   If you own an APCHA unit, you can rent out a room to another qualified employee, but all rental arrangements must be approved by APCHA and meet their guidelines.

5. The Lottery Process
   For deed-restricted properties, APCHA runs a lottery system to determine who gets the chance to purchase a unit. The lottery is based on work history, with more chances given the longer you’ve been employed in the county.

Navigating the APCHA program can be complex, but it’s an invaluable resource for local workers looking to find affordable housing in this highly competitive market. If you’re interested in learning more or want help finding available units, reach out to APCHA directly at apcha.org or use my contact information below so I may help guide you through the process as your local real estate agent.