Wisconsin’s housing affordability crisis is defined by a growing gap between stagnant wage growth and rising rents in its major cities, combined with a severe affordable housing shortage that stretches from Milwaukee’s North Side to the tourist-economy communities of the Northwoods and Door County.
Milwaukee — the state’s largest city and one of the most racially segregated cities in the United States — has seen concentrated poverty and housing instability compound for decades in neighborhoods shaped by discriminatory lending, white flight, and disinvestment, while simultaneously experiencing rapid gentrification in neighborhoods like Brewer’s Hill, Walker’s Point, and the Riverwest corridor that has displaced long-established low-income communities.
Madison, Wisconsin’s capital and home to the University of Wisconsin flagship campus, has one of the tightest rental vacancy rates in the Midwest — driven by student demand, a thriving tech and biotech sector, and an influx of remote workers priced out of coastal markets. Green Bay, Kenosha, Racine, and Appleton each face their own versions of an affordability gap driven by manufacturing economy wages that have not kept pace with housing costs.
Wisconsin also has 11 federally recognized tribes, several of which operate significant housing programs for tribal members both on and off reservation. For low-income families, seniors, individuals with disabilities, veterans, and working Wisconsinites priced out of the private market, Section 8 housing vouchers in Wisconsin provide critical monthly rent relief.
This complete guide covers everything you need to know about Section 8 housing in Wisconsin — including who qualifies, Wisconsin-specific income limits by region, Fair Market Rents, a full directory of Wisconsin Public Housing Authorities, a step-by-step application guide, and answers to the most frequently asked questions.
What Is Section 8 Housing in Wisconsin?
Section 8 — officially called the Housing Choice Voucher (HCV) Program — is a federally funded rental assistance program administered by the U.S. Department of Housing and Urban Development (HUD).
In Wisconsin, the program is managed by local Public Housing Authorities (PHAs) across the state’s counties and cities. The most important PHAs are the Housing Authority of the City of Milwaukee (HACM), the Madison Community Development Authority (MCDA), and several county housing authorities including the Dane County Housing Authority and Waukesha County Housing Authority.
The Wisconsin Housing and Economic Development Authority (WHEDA) at (608) 266-7884 — wheda.com — serves as the statewide housing finance agency, administering LIHTC, HOME, and other programs that expand the supply of affordable rental housing across Wisconsin.
Wisconsin Context: Wisconsin has no statewide source-of-income (SOI) protection law. However, Madison and Milwaukee each have local SOI ordinances — details below. Most Wisconsin landlords outside these two cities can legally decline Section 8 vouchers, making landlord outreach a critical part of the housing search for most Wisconsin voucher holders.
Wisconsin Source-of-Income Laws: What Voucher Holders Need to Know
Wisconsin has no statewide SOI protection law. However, two major cities have enacted local protections:
- Madison: Madison’s Equal Opportunities Ordinance (MGO 39.03) prohibits housing discrimination based on source of income — including Section 8 vouchers — citywide. File complaints with the Madison Equal Opportunities Commission at (608) 266-4910.
- Milwaukee: Milwaukee’s Fair Housing Ordinance prohibits source-of-income discrimination in rental housing citywide. File complaints with the Milwaukee Equal Rights Commission at (414) 286-3545.
Outside Madison and Milwaukee, Wisconsin landlords can legally decline Section 8 participation. For fair housing complaints on federal and state protected characteristics (race, disability, familial status, etc.) anywhere in Wisconsin, contact Wisconsin’s Fair Housing agencies — including the Metropolitan Milwaukee Fair Housing Council at (414) 278-1240 and Wisconsin Department of Agriculture, Trade and Consumer Protection (DATCP) at (608) 224-4960. Legal Action of Wisconsin at (414) 278-7722 provides free housing legal assistance in Milwaukee and statewide.
Who Qualifies for Section 8 Housing Vouchers in Wisconsin?
1. Income Limits
Wisconsin’s income limits vary significantly — the Madison metro has the state’s highest AMIs, while rural northern Wisconsin counties are considerably lower.
Below are the approximate [Current_year] income limits for a family of four in major Wisconsin areas:
| Wisconsin Area | Extremely Low (30% AMI) | Very Low (50% AMI) | Low Income (80% AMI) |
|---|---|---|---|
| Madison / Dane County | ~$38,900 | ~$64,850 | ~$103,750 |
| Milwaukee / Milwaukee County | ~$30,050 | ~$50,100 | ~$80,100 |
| Waukesha County (Milwaukee suburb) | ~$39,150 | ~$65,250 | ~$104,400 |
| Ozaukee County (Milwaukee suburb) | ~$39,150 | ~$65,250 | ~$104,400 |
| Washington County (Milwaukee suburb) | ~$39,150 | ~$65,250 | ~$104,400 |
| Green Bay / Brown County | ~$30,150 | ~$50,250 | ~$80,400 |
| Appleton / Outagamie County | ~$33,350 | ~$55,600 | ~$88,950 |
| Racine / Racine County | ~$31,800 | ~$53,000 | ~$84,800 |
| Kenosha / Kenosha County | ~$34,750 | ~$57,900 | ~$92,650 |
| Oshkosh / Winnebago County | ~$27,800 | ~$46,350 | ~$74,150 |
| Eau Claire / Eau Claire County | ~$27,150 | ~$45,200 | ~$72,350 |
| La Crosse / La Crosse County | ~$27,750 | ~$46,300 | ~$74,050 |
| Wausau / Marathon County | ~$26,950 | ~$44,950 | ~$71,900 |
| Sheboygan / Sheboygan County | ~$28,600 | ~$47,650 | ~$76,250 |
| Rural Northern WI (Iron / Florence / Forest / Vilas) | ~$20,500 | ~$34,200 | ~$54,700 |
Note: Waukesha, Ozaukee, and Washington counties (the WOW suburbs of Milwaukee) share higher income limits than Milwaukee County itself — reflecting their wealthy suburb status. Kenosha County’s $57,900 Very Low limit reflects its position as a commuter county for the Chicago metro. Rural northern Wisconsin counties have some of the lowest income limits in the Midwest. Always verify at huduser.gov or with your local Wisconsin PHA or WHEDA at (608) 266-7884.
2. Citizenship or Eligible Immigration Status
At least one household member must be a U.S. citizen or eligible non-citizen. Milwaukee has significant Hmong, Latino (particularly Mexican and Puerto Rican), Somali, and Southeast Asian communities. Wausau has one of the highest concentrations of Hmong residents per capita of any city in the United States. Green Bay has a growing Latino community. Wisconsin also has 11 federally recognized tribal nations.
3. Family Composition
Section 8 is open to single individuals, couples, families with children, elderly persons (age 62+), and persons with disabilities.
4. Criminal Background and 5. No Outstanding PHA Debt
Federal mandatory bars apply. Individual Wisconsin PHAs set their own additional screening criteria. Any unpaid PHA debt must be resolved before approval.
How Much Rent Assistance Will You Receive in Wisconsin?
| Wisconsin Area | 1 Bedroom | 2 Bedroom | 3 Bedroom | 4 Bedroom |
|---|---|---|---|---|
| Madison / Dane County | ~$1,350 | ~$1,700 | ~$2,200 | ~$2,700 |
| Milwaukee / Milwaukee County | ~$1,000 | ~$1,250 | ~$1,600 | ~$2,000 |
| Waukesha / Ozaukee / Washington Counties | ~$1,150 | ~$1,450 | ~$1,900 | ~$2,350 |
| Kenosha County | ~$1,100 | ~$1,350 | ~$1,750 | ~$2,150 |
| Racine County | ~$1,000 | ~$1,250 | ~$1,600 | ~$2,000 |
| Green Bay / Brown County | ~$900 | ~$1,100 | ~$1,450 | ~$1,800 |
| Appleton / Outagamie County | ~$900 | ~$1,100 | ~$1,450 | ~$1,800 |
| Eau Claire County | ~$850 | ~$1,050 | ~$1,350 | ~$1,700 |
| La Crosse County | ~$850 | ~$1,050 | ~$1,350 | ~$1,700 |
| Wausau / Marathon County | ~$800 | ~$1,000 | ~$1,300 | ~$1,600 |
| Rural Northern Wisconsin | ~$700 | ~$850 | ~$1,100 | ~$1,350 |
Note: Madison FMRs are Wisconsin’s highest, driven by UW-Madison’s student housing market and a technology/biotech sector that has tightened rental vacancy rates significantly. Confirm current payment standards with your local Wisconsin PHA or WHEDA at (608) 266-7884.
Wisconsin Housing Authorities: Complete Directory
Milwaukee Metro
| PHA Name | City/County | Phone | Service Area |
|---|---|---|---|
| Housing Authority of the City of Milwaukee (HACM) | Milwaukee | (414) 286-5000 | City of Milwaukee — largest PHA in WI |
| Housing Authority of Racine County | Racine | (262) 637-3991 | Racine County (Racine / Caledonia / Mount Pleasant) |
| Kenosha Housing Authority | Kenosha | (262) 658-7746 | Kenosha County |
| Waukesha County Housing Authority | Waukesha | (262) 548-7885 | Waukesha County (Waukesha / Brookfield / Pewaukee / Menomonee Falls) |
Madison / Dane County
| PHA Name | City/County | Phone | Service Area |
|---|---|---|---|
| Madison Community Development Authority (MCDA) | Madison | (608) 267-8700 | City of Madison — SOI ordinance applies citywide |
| Dane County Housing Authority | Madison | (608) 266-4675 | Dane County outside City of Madison |
Green Bay / Fox Valley / Northeast Wisconsin
| PHA Name | City/County | Phone | Service Area |
|---|---|---|---|
| Green Bay Housing Authority | Green Bay | (920) 448-3485 | Brown County (Green Bay / De Pere / Ashwaubenon) |
| Appleton Housing Authority | Appleton | (920) 832-6100 | Outagamie County (Appleton / Neenah / Menasha) |
| Oshkosh Housing Authority | Oshkosh | (920) 236-5000 | Winnebago County (Oshkosh / Neenah / Menasha) |
| Sheboygan Housing Authority | Sheboygan | (920) 459-3380 | Sheboygan County |
Western / Central Wisconsin
| PHA Name | City/County | Phone | Service Area |
|---|---|---|---|
| Eau Claire Housing Authority | Eau Claire | (715) 839-4943 | Eau Claire County |
| La Crosse Housing Authority | La Crosse | (608) 784-1814 | La Crosse County |
| Wausau Housing Authority | Wausau | (715) 261-6650 | Marathon County (Wausau / Rothschild / Weston) |
| Wisconsin Rapids Housing Authority | Wisconsin Rapids | (715) 421-2700 | Wood County |
Tip: In the Milwaukee metro, HACM serves only the City of Milwaukee — apply separately to Waukesha County, Racine County, and Kenosha County housing authorities for suburban coverage. In Madison, apply to both MCDA (City of Madison) and the Dane County Housing Authority simultaneously. Contact WHEDA at (608) 266-7884 or wheda.com for statewide affordable housing information and referrals.
How to Apply for Section 8 Housing Vouchers in Wisconsin
Step 1: Apply to Every PHA in Your Region Simultaneously
In Milwaukee, apply to HACM at (414) 286-5000 plus Waukesha County, Racine County, and Kenosha County housing authorities simultaneously. In Madison, apply to both MCDA at (608) 267-8700 and the Dane County Housing Authority at (608) 266-4675.
Step 2: Check for Open Waitlists and Apply
- Contact each PHA directly — Wisconsin PHAs vary significantly in waitlist status
- Visit wheda.com for statewide affordable housing program updates
- Contact Legal Action of Wisconsin at (414) 278-7722 for housing program guidance in Milwaukee
- Dial 211 for local housing referrals statewide, 24/7
Step 3: Maintain Your Position and Complete the Application
HACM (Milwaukee) waits typically run 3 to 7+ years. MCDA (Madison) runs approximately 4 to 8 years. Smaller Wisconsin PHAs — Green Bay, Appleton, Eau Claire, La Crosse — often run 1 to 3 years when open. Document priority preferences: homeless status, DV survivor, veteran, elderly (62+), and disability.
Gather photo IDs, birth certificates, Social Security cards, proof of income (including Wisconsin TANF — Wisconsin Works / W-2 — award letters), bank statements, rental history, and Wisconsin Medicaid (BadgerCare Plus) award letters. If approved, you have 60 to 120 days to find housing. Because most of Wisconsin has no SOI protections outside Milwaukee and Madison, ask your PHA immediately for its current landlord participation list.
Wisconsin Section 8 Housing: Frequently Asked Questions
How long is the Section 8 waitlist in Wisconsin?
HACM (Milwaukee) typically runs 3 to 7+ years. MCDA (Madison) runs approximately 4 to 8 years. Green Bay, Appleton, and Eau Claire often run 1 to 3 years when open. Apply simultaneously to every PHA in your region — smaller Wisconsin city PHAs are a key strategy for faster access with portability to Milwaukee or Madison after 12 months.
Are there housing resources for Milwaukee’s Black community facing concentrated poverty?
Yes. Milwaukee is consistently ranked among the most racially segregated cities in the United States — a legacy of redlining, blockbusting, and discriminatory housing policies that concentrated Black households in specific North Side neighborhoods that have seen persistent disinvestment and housing abandonment. Concentrated poverty in neighborhoods like Harambee, Lindsay Heights, and Metcalfe Park is severe, and housing instability is compounded by mass incarceration, employment discrimination, and an underfunded public school system.
Key resources include HACM at (414) 286-5000 for HCV and public housing; Milwaukee Urban League at (414) 374-5850 for housing, employment, and civil rights services; Housing Resources Inc. (HRI) at (414) 271-2022 for affordable housing development in Milwaukee neighborhoods; Legal Action of Wisconsin at (414) 278-7722 for free housing legal assistance including eviction defense; and the Metropolitan Milwaukee Fair Housing Council at (414) 278-1240 for fair housing complaint assistance.
Are there housing resources for Wausau’s large Hmong community?
Yes. Wausau has one of the highest concentrations of Hmong residents per capita of any city in the United States — a community with roots in the Hmong refugee resettlement waves following the Vietnam War’s Secret War in Laos. The Wausau Hmong community has built deep roots over four decades, but continues to face housing challenges driven by language barriers, multigenerational household sizes that don’t fit standard rental unit configurations, and discrimination.
Key resources include Wausau Housing Authority at (715) 261-6650; Marathon County Hmong Mutual Assistance Association at (715) 842-0364 for housing navigation and tenant support; Community Action Rib River Area at (715) 845-5214 for housing and emergency assistance in Marathon County; and Legal Action of Wisconsin at (414) 278-7722 for free housing legal assistance statewide.
Are there housing resources for Wisconsin’s 11 federally recognized tribes?
Yes. Wisconsin has 11 federally recognized tribal nations — the Ojibwe (Chippewa) bands, the Oneida Nation, the Menominee, the Ho-Chunk, the Stockbridge-Munsee, the Brothertown, and others. Each tribe operates its own housing authority with federal Indian Housing Block Grant (IHBG) funding. Examples include Oneida Housing Authority at (920) 496-5900, Menominee Tribal Housing at (715) 799-3321, Ho-Chunk Housing and Community Development Authority at (715) 284-9343, and Red Cliff Housing Authority at (715) 779-3702. Tribal members living off-reservation are eligible for regular HCV through their local PHA. The Great Lakes Inter-Tribal Council (GLITC) at (715) 588-3324 provides regional referrals.
Are there housing resources for Kenosha and Racine residents near Chicago?
Yes. Kenosha and Racine counties sit directly on the Illinois state line and have substantial Puerto Rican and Mexican communities — communities that are also a significant presence in Chicago’s northern suburbs and who have historically sought affordable housing in these Wisconsin border counties. Kenosha’s proximity to Chicago has driven significant rent growth in recent years.
Key resources include Kenosha Housing Authority at (262) 658-7746 and Racine County Housing Authority at (262) 637-3991; United Migrant Opportunity Services (UMOS) at (414) 671-5700 for Latino housing services statewide; Centro Hispano of Racine at (262) 637-8000; and Casa Esperanza (Kenosha) at (262) 652-9971 for Latino community housing navigation. A Wisconsin HCV can be ported to Illinois after 12 months if desired.
Can I use my Wisconsin Section 8 voucher in another state?
Yes. After living in your initial Wisconsin-assisted unit for at least 12 months, you can port your voucher to another state. Kenosha and Racine voucher holders occasionally port to Illinois. Contact your Wisconsin PHA to initiate portability well in advance.
What other programs help with housing in Wisconsin besides Section 8?
Wisconsin’s Wisconsin Works (W-2) program (TANF) can provide emergency housing assistance through county DHHS offices. BadgerCare Plus (Wisconsin Medicaid) documents income eligibility. The End Domestic Abuse Wisconsin coalition at (608) 255-0539 coordinates emergency housing for DV survivors statewide. WHEDA‘s LIHTC portfolio includes hundreds of affordable housing properties across Wisconsin — contact WHEDA at (608) 266-7884 for referrals. Dial 211 for immediate local referrals anywhere in Wisconsin.
Additional Housing Resources in Wisconsin
- Wisconsin Housing and Economic Development Authority (WHEDA): wheda.com — statewide LIHTC, HOME, and rental assistance; (608) 266-7884
- 2-1-1 Wisconsin: Dial 211 — emergency housing, shelter, utility assistance statewide, 24/7
- Metropolitan Milwaukee Fair Housing Council: mmfhc.org — fair housing complaint assistance; (414) 278-1240
- Legal Action of Wisconsin: legalaction.org — free housing legal assistance statewide; (414) 278-7722
- Housing Resources Inc. (HRI) Milwaukee: housingresourcesinc.org — affordable housing development; (414) 271-2022
- Milwaukee Urban League: mulum.org — housing, employment, and civil rights; (414) 374-5850
- UMOS (United Migrant Opportunity Services): umos.org — Latino housing services statewide; (414) 671-5700
- End Domestic Abuse Wisconsin: endabusewi.org — emergency housing for DV survivors statewide; (608) 255-0539
- Great Lakes Inter-Tribal Council (GLITC): glitc.org — tribal housing referrals; (715) 588-3324
- HUD-VASH for Veterans: Contact Clement J. Zablocki VA Medical Center (Milwaukee) at (414) 384-2000 or William S. Middleton VA (Madison) at (608) 256-1901
- Wisconsin Department of Veterans Affairs: dva.wi.gov — veteran housing referrals statewide; (800) 947-8387
- USDA Rural Development Wisconsin: rd.usda.gov — rural housing programs; (715) 345-7614
- HUD-Approved Housing Counselors: hud.gov/housingcounseling
Final Thoughts: Getting Section 8 Housing in Wisconsin
Securing a Section 8 housing voucher in Wisconsin requires applying simultaneously to every relevant city and county PHA, understanding Milwaukee’s and Madison’s local SOI ordinances, and using WHEDA and Legal Action of Wisconsin as key navigational resources.
- Milwaukee residents: apply to HACM and all surrounding county PHAs simultaneously — Waukesha, Racine, and Kenosha county housing authorities are separate from HACM with independent waitlists
- Madison residents: apply to both MCDA and Dane County Housing Authority simultaneously — separate agencies with separate waitlists
- Milwaukee and Madison SOI ordinances protect voucher holders citywide — report violations to Milwaukee Equal Rights Commission at (414) 286-3545 or Madison Equal Opportunities Commission at (608) 266-4910
- Outside Milwaukee and Madison, Wisconsin has no SOI law — ask your PHA for its current landlord participation list upon receiving your voucher
- Apply to smaller Wisconsin city PHAs — Green Bay, Appleton, Eau Claire, La Crosse — for shorter waits with portability to Milwaukee or Madison after 12 months
- Dial 211 for immediate help with housing, emergency rental assistance, and other urgent needs while you wait
Disclaimer: This article is provided for informational purposes only and does not constitute legal or financial advice. Income limits, Fair Market Rents, payment standards, and program rules are updated annually by HUD. Wisconsin state and local housing laws are also subject to change. Always verify current information with your local Wisconsin PHA or WHEDA before applying.