PHA code GA285 · Medium PHA · Georgia
Northwest Georgia Housing Authority
Northwest Georgia Housing Authority has closed 6 RAD conversions covering 423 public housing units, with 11 more (485 units) between CHAP and closing. It still has 608 public housing units in 14 projects that HUD's May 2026 rents tool prices for RAD.
- Converted 423
- In the pipeline 485
- Still public housing 608
Of the closed deals, 5 went to project-based vouchers (PBV) and 1 to project-based rental assistance (PBRA). 6 used low-income housing tax credits and 2 carried FHA-insured debt.
Conversions
| Development | Type | RAD units | Status | Closed | Tax credits | FHA | Hard cost / unit |
|---|---|---|---|---|---|---|---|
| Floyd Street ApartmentsSec. 18 blendnew construction | PBRA | 20 | Closed | Aug 2026 | 9% | $220,820 | |
| Joe Wright Village | PBRA | 24 | CHAP awarded | CHAP 2026 | |||
| Charles Hight Home | PBRA | 202 | CHAP awarded | CHAP 2026 | Both | ||
| Main High Apartments | PBRA | 64 | CHAP awarded | CHAP 2026 | Both | ||
| Maple Avenue Renaissance | PBRA | 6 | CHAP awarded | CHAP 2026 | |||
| Village Green | PBRA | 10 | CHAP awarded | CHAP 2026 | Both | ||
| Westview Homes D | PBRA | 70 | CHAP awarded | CHAP 2026 | Both | ||
| Charles Hight at Ave B | PBRA | 8 | CHAP awarded | CHAP 2026 | |||
| Jackson Square | PBRA | 16 | CHAP awarded | CHAP 2026 | |||
| Pennington Place | PBRA | 2 | CHAP awarded | CHAP 2026 | |||
| Willingham at Division | PBRA | 27 | CHAP awarded | CHAP 2026 | |||
| Elm Street Apartments | PBV | 41 | Closed | Sep 2025 | 9% | $262,888 | |
| Willingham Village Cnew construction | PBV | 66 | Closed | Jun 2020 | 9% | $214,843 | |
| Charles Hight Home | PBV | 100 | Closed | Jul 2019 | 4% | Yes | $65,325 |
| Park Homes | PBV | 100 | Closed | Jul 2019 | 4% | Yes | $81,510 |
| John Graham Homes ASec. 18 blendnew construction | PBRA | 56 | Financing Plan in | CHAP 2019 | 9% | $253,496 | |
| Willingham Village - Phase 1 | PBV | 96 | Closed | Apr 2015 | 4% | $55,174 |
Still public housing: 2026 RAD rents
HUD's rents tool sets a 2026 RAD contract rent for each unconverted project from its 2024 public housing funding, inflated by the 2025 and 2026 OCAF. Across GA285's remaining units that averages $987 a month, against a weighted PBV cap of $1,240 (110% of fair market rent, before the utility allowance). Where the RAD rent is below the cap, a Section 18 blend can raise the rent and the debt it carries. 1 of GA285's 14 projects are already at or above the PBV cap.
| Project | Units | 2026 RAD rent | PBV cap | PBRA cap | 60/40 blend | Rent check |
|---|---|---|---|---|---|---|
| Charles Hight Home GA285100104 | 202 | $977 | $954 | $1,041 | $1,000 | Debt |
| John Graham Homes GA285200102 | 149 | $1,063 | $1,514 | $1,652 | $1,315 | Debt |
| Westview Homes GA285500011 | 90 | $1,034 | $1,195 | $1,303 | $1,127 | Debt |
| Park Homes GA285300104 | 64 | $1,054 | $1,533 | $1,673 | $1,333 | Debt |
| Willingham at Division GA285600006 | 27 | $796 | $1,327 | $1,447 | $1,099 | Debt |
| Floyd Street Apartments GA285000016 | 20 | $899 | $1,218 | $1,328 | $996 | Debt |
| Jackson Square GA285800010 | 10 | $739 | $1,020 | $1,113 | $894 | Debt |
| Village Green GA285900009 | 10 | $810 | $1,618 | $1,765 | $1,271 | Debt |
| Joe Wright Village GA285000012 | 9 | $890 | $1,157 | $1,262 | $1,031 | Debt |
| Charles Hight at Ave B GA285800008 | 8 | $784 | $1,311 | $1,430 | $1,029 | Debt |
| Jackson Square Phase II GA285000011 | 6 | $718 | $942 | $1,028 | $825 | Debt |
| Maple Avenue Renaissance GA285000013 | 6 | $789 | $1,375 | $1,500 | $1,033 | Debt |
| Joe Wright Village Phase II GA285000014 | 5 | $712 | $1,252 | $1,366 | $1,013 | Debt |
| Pennington Place GA285700007 | 2 | $848 | $1,311 | $1,430 | $1,062 | Debt |
Rents are monthly per unit, weighted across each project's bedroom mix. The caps are shown before HUD's estimated utility allowance. HUD calls the blend figures estimates. Project names are as reported to HUD.
Financing the next one
Send the deal to the commercial mortgage desk at Janover Capital LLC: debt for a conversion (FHA 223(f) or 221(d)(4), bank or bond), a Section 18 blend, or a refinance of a property that has already converted. Tell us where it stands, and a person at Janover Capital will reply.
Janover Capital LLC is not HUD, the RAD Resource Desk or a housing authority, and is not affiliated with or endorsed by any of them. Nothing here is legal advice or an offer of credit.
Sources: RAD Resource Desk Component 1 property export, downloaded ; HUD RAD Contract Rents Look-Up Tool, May 2026. Hard cost per unit divides reported hard construction costs by RAD plus non-RAD units; blank where HUD's export reports none. About the data.