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Affordable Housing Density Bonus Calculator
Including affordable housing unlocks density bonuses that can make projects pencil.
Project value lift
$4,750,000
Total units
125
Net project value
$42,750,000
How the math works
Total = base × (1 + bonus). Value = market × $market + affordable × $affordable.
100 × 1.25 = 125 total. 100 × $380k + 25 × $190k = $38M + $4.75M = $42.75M.
How to Use
- Enter base unit count.
- Enter affordable % set-aside.
- Enter density bonus %.
- Enter value per market rate unit.
- Enter value per affordable unit.
- Read net project value.
Frequently Asked Questions
Density bonus value?
California SB35: up to 35% density bonus for affordable housing set-aside. DC IZ: 20-35% bonus. SF: up to 50% bonus for specific site types. Denver: 15-25%. Key: density bonus ABOVE base entitlement. Land cost basis is fixed; additional units at same land price = high marginal yield.
Economics?
100-unit base × 20% affordable = 80 market + 20 affordable. Density bonus 25% = 125 total units: 100 market + 25 affordable. Additional 20 market-rate units on same land = huge marginal return. Affordable compensation: 60-80% AMI rent (vs 100% AMI for market). Reduction in gross revenue: 2-5% typical when well-structured with density bonus.
Eligibility?
Program criteria: multifamily 5+ units, specific zoning districts, near transit (TOD), or meeting specific affordability standards. Ground-up multifamily: eligible. Mixed-use: typically eligible. Single-family: usually not. Hotel: rarely. Affordable levels: 30%, 50%, 60%, 80% AMI typical thresholds. Income verification required for residents.
Compliance?
30-year affordability covenant typical. Deed-restricted. Monitoring: annual reporting to housing authority. Income verification for new tenants. Rent limits enforced. Resale: affordable units stay affordable (or sold back to authority). Non-compliance: city can sue, impose penalties, foreclose. Professional housing authority partnership recommended for management.
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