PHA code TN033 · Medium PHA · Tennessee
Highlands Residential Services
Highlands Residential Services has closed 3 RAD conversions covering 289 public housing units, with 5 more (290 units) between CHAP and closing. It still has 313 public housing units in 3 projects that HUD's May 2026 rents tool prices for RAD.
- Converted 289
- In the pipeline 290
- Still public housing 313
Of the closed deals, 0 went to project-based vouchers (PBV) and 3 to project-based rental assistance (PBRA). 1 used low-income housing tax credits and 0 carried FHA-insured debt.
Conversions
| Development | Type | RAD units | Status | Closed | Tax credits | FHA | Hard cost / unit |
|---|---|---|---|---|---|---|---|
| Celina | PBRA | 34 | Closed | Feb 2026 | $2,323 | ||
| Oak Tree Towers | PBRA | 50 | CHAP awarded | CHAP 2024 | |||
| Huddleston/holladay/sid | PBRA | 207 | Closed | Oct 2022 | $272 | ||
| Huddleston/holladay/sid - Toanew construction | PBRA | 48 | Closed | Sep 2022 | 9% | $231,052 | |
| Gainsboro | PBRA | 45 | CHAP awarded | CHAP 2022 | |||
| Putnam One | PBRA | 104 | CHAP awarded | CHAP 2022 | |||
| Putnam Twonew construction | PBRA | 61 | CHAP awarded | CHAP 2022 | |||
| Willow Heights | PBRA | 30 | CHAP awarded | CHAP 2022 |
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 TN033's remaining units that averages $803 a month, against a weighted PBV cap of $1,125 (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.
| Project | Units | 2026 RAD rent | PBV cap | PBRA cap | 60/40 blend | Rent check |
|---|---|---|---|---|---|---|
| Huddleston/holladay/sid TN033000001 | 233 | $865 | $1,197 | $1,306 | $1,047 | Debt |
| Oak Tree Towers TN033000011 | 50 | $612 | $900 | $982 | $763 | Debt |
| Willow Heights TN033000002 | 30 | $641 | $943 | $1,029 | $798 | 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.