Learn About Housing in Truckee
Eligibility for housing programs and affordable housing units is frequently determined based on a household's income comparison to the county's area median income (AMI). These income caps are typically dictated by each affordable housing project's federal and state grant funding agreements.
Area median income, or AMI, is the income for the middle (median) household in a region. At the beginning of each year, the U.S. Department of Housing and Urban Development (HUD) releases updated income calculations based on household size for every region in the country. Then, the California Department of Housing and Community Development (HCD) makes minor adjustments to these numbers based on regional factors before publishing.
AMI is used regularly to determine a household's eligibility for housing programs. For example, nearly all affordable housing in California restricts qualifiable tenant income to 80% AMI or below. Definitions applicable to income categories, criteria, and geographic areas sometimes differ depending on the funding source and program, resulting in some programs using other income limits.
The county's median income is set according to a 4-person household's annual income. To determine a household's income eligibility for a specific program, the AMI is then adjusted according to the number of persons in the household.
Nevada County Area Median Income, May 2025
| Number of Persons in Household | 1 | 2 | 3 | 4 | 5 | 6 |
|---|---|---|---|---|---|---|
| 15 % AMI (Acutely Low Income) | $13,100 | $14,950 | $16,850 | $18,700 | $20,200 | $21,700 |
| 30% AMI (Extremely Low Income) | $23,950 | $27,350 | $30,750 | $34,150 | $37,650 | $43,150 |
| 50% AMI (Very Low Income) | $39,850 | $45,500 | $51,200 | $56,900 | $61,450 | $66,000 |
| 60% AMI | $52,320 | $59,820 | $67,290 | $74,760 | $80,730 | $86,730 |
| 80% AMI (Low Income) | $63,700 | $72,800 | $81,900 | $91,000 | $98,300 | $105,600 |
| 100% AMI (Median Income) | $87,200 | $99,700 | $112,150 | $124,600* | $134,550 | $144,550 |
| 120% AMI (Moderate Income) | $104,650 | $119,600 | $134,550 | $149,500 | $161,450 | $173,400 |
| 150% AMI | $130,800 | $149,550 | $168,225 | $186,900 | $201,825 | $216,825 |
| 180% AMI | $156,960 | $179,460 | $201,870 | $224,280 | $242,190 | $260,190 |
| 245% AMI | $213,640 | $244,265 | $274,768 | $305,270 | $329,648 | $354,148 |
Please note: The source for the calculations above 120% AMI (rows 150%, 180%, and 245%) is based on the HUD methodology but not sourced or attributed to HUD. The Town and Mountain Housing Council expanded upon the AMI levels set by HUD in order to determine how best to serve households in the region above the traditional lower income levels (80% and below).
*$124,600 - Nevada County's AMI
How Much Can You Afford to Spend on Housing
The United States Department of Housing and Urban Development (HUD) determines housing to be affordable when households spend no greater than 30% of their income on housing. Spending less than 30% of income on housing allows households to have sufficient funds to cover other essential costs. For renters, this includes rent and utility costs, and, for homeowners, this includes mortgage principal and interest payments, property taxes, and hazard insurance, but excludes utility costs.
If a household spends more than 30% on housing, they are considered cost-burdened, and an extreme housing cost burden is costs that exceed 50% of monthly income. In the Truckee/North Tahoe area, 22% of households are cost burdened and 23% are extremely cost burdened.
See the Defining Housing Affordability Article for more information on the % income standard for housing affordability.
Monthly Amount Available for Housing Based on AMI for Nevada County Residents, May 2025
| Number of Persons in Household | 1 | 2 | 3 | 4 | 5 | 6 |
|---|---|---|---|---|---|---|
| 15% AMI (Acutely Low Income) | $328 | $374 | $421 | $468 | $505 | $543 |
| 30% AMI (Extremely Low Income) | $599 | $684 | $769 | $854 | $941 | $1,079 |
| 50% AMI (Very Low Income) | $996 | $1,138 | $1,280 | $1,423 | $1,536 | $1,650 |
| 60% AMI | $1,308 | $1,496 | $1,682 | $1,869 | $2,018 | $2,168 |
| 80% AMI (Low Income) | $1,593 | $1,820 | $2,048 | $2,275 | $2,458 | $2,640 |
| 100% AMI (Median Income) | $2,180 | $2,493 | $2,804 | $3,115 | $3,364 | $3,614 |
| 120% AMI (Moderate Income) | $2,616 | $2,990 | $3,364 | $3,738 | $4,036 | $4,335 |
| 150% AMI | $3,270 | $3,739 | $4,206 | $4,673 | $5,046 | $5,421 |
| 180% AMI | $3,924 | $4,487 | $5,047 | $5,607 | $6,055 | $6,505 |
| 245% AMI | $5,341 | $6,107 | $6,869 | $7,632 | $8,241 | $8,854 |
Affordable Home Purchase Price Based on AMI for Nevada County Residents, May 2025
| Number of Persons in Household | 1 | 2 | 3 | 4 | 5 | 6 |
|---|---|---|---|---|---|---|
| 15% AMI (Acutely Low Income) | $49,701 | $56,720 | $63,929 | $70,948 | $76,639 | $82,330 |
| 30% AMI (Extremely Low Income) | $90,866 | $103,766 | $116,666 | $129,565 | $142,844 | $163,711 |
| 50% AMI (Very Low Income) | $151,191 | $172,627 | $194,253 | $215,879 | $233,141 | $250,404 |
| 60% AMI | $198,502 | $226,957 | $255,298 | $283,639 | $306,290 | $329,054 |
| 80% AMI (Low Income) | $241,678 | $276,203 | $310,729 | $345,245 | $372,950 | $400,646 |
| 100% AMI (Median Income) | $330,837 | $378,262 | $425,497 | $472,732 | $510,483 | $548,423 |
| 120% AMI (Moderate Income) | $397,042 | $453,762 | $510,483 | $567,203 | $612,541 | $657,880 |
| 150% AMI | $496,255 | $567,393 | $638,246 | $709,099 | $765,724 | $822,634 |
| 180% AMI | $595,506 | $680,871 | $765,895 | $850,918 | $918,869 | $987,161 |
| 245% AMI | $810,550 | $926,741 | $1,042,468 | $1,158,194 | $1,250,683 | $1,343,636 |
To learn more about the methodology used for these calculations, read the Affordability Gap Between Income Levels and Housing Prices. Please note, that AMI by county is updated by HUD and the California Department of Housing and Community Development (HCD) in April of each year. The Town of Truckee will update these charts as new data becomes available.
2040 General Plan
The 2040 General Plan establishes a framework for maintaining and enhancing Truckee's unique identity over the next two decades. The purpose of this General Plan is to guide the development and conservation of valued resources in Truckee through 2040 by establishing a policy basis for decision-making. The General Plan articulates a vision for the Town's long-term physical form and development through the General Plan Land Use Diagram and Circulation Diagram and through guiding principles, goals, policies, and actions. While this General Plan establishes a 20-year planning horizon, it is intended that periodic updates will occur as needed to reflect changing conditions and to keep the General Plan current with state law and the community's vision and values. The 2040 General Plan was adopted in spring 2023. Click here to learn more about the 2040 General Plan. The 2040 General Plan has eight elements - Land Use, Community Character, Mobility, Housing, Economic Development, Conservation and Open Space, Safety and Noise, and the Climate Action Plan. While housing is related to all of these topics, the Housing Element and Land Use Element have the most specific information related to housing in Truckee.
Housing Element - 2019 - 2027
The Housing Element identifies goals, strategies, and actions that address the housing needs of present and future residents. The 2019 Housing Element drives the Town's Housing Program strategies.
Download the 2019 to 2027 Town of Truckee Housing Element (PDF).
Land Use Element
The Land Use Element seeks to fulfill the Vision for Truckee by providing a framework for orderly patterns of growth and development in Truckee and ensuring an appropriate distribution and balance of land uses. It designates land that can accommodate a variety of housing types, provides for a diverse range of economic activities, and supports critical public, open space, and recreation uses. The Element also provides for mixed-use designations intended to bring housing near services and employment opportunities, create walkable neighborhood centers, and provide an active river-oriented district.
Download the Land Use Element of the Truckee 2040 General Plan (PDF).
Article VII of the Development Code
Article VII of the Town of Truckee's Development Code details the requirements, incentives, waivers, bonuses, and concessions that pertain to housing development in Truckee. Article VII also details inclusionary housing requirements for new residential development and workforce housing requirements for commercial, industrial, and other non-residential development.
Read the Article VII of the Development Code (PDF).
The Development Code outlines land use policies, zoning requirements, and other regulations for development in Truckee. To access the full Town of Truckee Development Code, visit the Development Code page.
Policies & Incentives to Support Affordable Housing
The Town has a number of policies in place to support the production of affordable housing as well as provide incentives for developers to build homes that the workforce can afford to rent and/or buy.
To view a summary of incentives, concessions, waivers, and reductions that certain housing projects qualify for, please visit the Development Code Housing Incentives page.
Highlights from the Town's Affordable Housing Policies and Code:
- Inclusionary Housing Ordinance: Requires all new residential housing developments to include affordable units in perpetuity (15% of the total unit count must be affordable).
- Workforce Housing Ordinance: Requires new Commercial projects to build housing for a certain percentage of their employees.
- Density Bonus Ordinance: Provides density bonuses, concessions, and incentives for projects that construct low and moderate-income housing.
Below Market Rate Loans
On a case-by-case basis, the Town provides below-market-rate loans to deed-restricted, affordable, and workforce housing projects.
Streamlined Development Review Process
The Town offers a prioritized review process and building inspection during construction for projects serving 100% low to moderate-income levels (up to 80% AMI).
Mountain Housing Council of Tahoe Truckee
The Mountain Housing Council of Tahoe Truckee (MHC) is a project of the Tahoe Truckee Community Foundation and brings together 27 diverse partners to accelerate solutions to achievable local housing. The MHC's goal is to build on the needs identified in the 2016 Truckee North Tahoe Regional Workforce Housing Needs Assessment and tackle the unique and pressing challenges of housing in the North Tahoe-Truckee region, including availability, variety, and affordability.
Visit the Mountain Housing Council website for more details.
Truckee North Tahoe Regional Workforce Housing Needs Assessment
As a widely recognized domestic and international tourism destination, the Truckee North Tahoe region faces a broad spectrum of complex housing issues. As in many resort and visitor-oriented communities, large seasonal fluctuations in retail and service-oriented employment, as well as a visitor-oriented real estate market, create a disconnect between the needs of the regional labor force and the housing resources that are made available by the market.
- Read the Workforce Housing Needs Assessment Overview, updated June of 2021.
- Read the original North Tahoe Truckee Housing Assessment Report - August 1, 2016 (PDF).
Truckee Tahoe Workforce Housing Agency
As home prices continue to surge, local community service professionals struggle to access and afford housing. The Truckee Tahoe Workforce Housing Agency (TTWHA) is a Joint Powers Authority that was formed to support the development of workforce housing for the 2,300 public employees of the seven-member agencies by acquiring, developing, and leasing workforce housing, and supporting housing programs for agency employees. TTWHA member agencies include the County of Nevada, County of Placer, Tahoe Forest Health System, Tahoe Truckee Unified School District, Truckee Tahoe Airport, Truckee Donner Public Utility District, and the Town of Truckee.
Visit the TTWHA website to learn more.
Fair Housing
Fair Housing Laws apply to all of the housing programs in the Town of Truckee. The Law prohibits discrimination in housing based on: Race, Color, National origin, Religion, Sex, and more. For more information, visit FairHousingNorCal.org.