The Grove at Cottonwood is a neuro-inclusive affordable housing community in Broomfield designed for adults with intellectual and developmental disabilities (I/DD) to live independently.

The Grove is funded through the Low-Income Housing Tax Credit (LIHTC) program. This means:

• Residents must qualify under maximum income limits to move in

• Residents must sign their own leases (in most cases)

• Annual leases are required

• Rents are capped and predictable

• The property is designed to serve a wide range of incomes and support needs

• Income recertification will occur annually to confirm residents are still in compliance with program requirements

• Residents can remain long-term, even if income changes (within program rules)

• Background checks will be required for all residents

Income Levels Served at The Grove

The community includes apartments that will be rented at three income levels:

• 30% AMI (very low income) with 811 Vouchers – 10 homes (8 one-bedroom and 2 two-bedroom units)

• 50% AMI – 9 homes (5 one-bedroom and 4 two-bedroom units)

• 60% AMI – 21 homes (17 one-bedroom and 4 two-bedroom units)

These units are thoughtfully dispersed across the property. This mix allows The Grove to serve residents with a wide range of incomes—from individuals living on SSI to those working part-time or full-time.

Income Limits

For LIHTC properties, the maximum income limits are set and adjusted annually by the Colorado Housing and Finance Authority (CHFA).  The previous year’s income limits are in effect until CHFA releases the new limits and an implementation date. 

Income Level

2025 Max Annual Income Limit for a 1-person household

30% AMI $29,430

50% AMI $49,050

60% AMI $58,860

2025 Max Combined Annual Income Limit for a 2-person Household (roommates)

30% AMI $33,630

50% AMI $56,050

60% AMI $67,260

The LIHTC program sets rents to be affordable at the different income levels, unit size (number of bedrooms)  and unit type (income level). Rents are not set according to each individual resident household’s income and the maximum rent limits are set annually by CHFA.   The previous year’s maximum rents are in effect until CHFA releases the new rent limits and an implementation date.

Income Level

2025 1-Bedroom Max Rent

30% AMI $788

50% AMI $1,313

60% AMI $1,576

2025 2-Bedroom Max Rent

30% AMI $945

50% AMI $1,576

60% AMI $1,891

At the time of leasing, the unit rents will be determined by the property management team and will not exceed the maximum limits reflected above. 

To make sure the property remains operational, rents can be increased annually but will never exceed the maximum rents effective at the time of lease signing or lease renewal. This ensures residents benefit from predictable, long-term housing costs while the community stays compliant with LIHTC rules.

Rent will be due monthly and can be paid via check, money order or via an online pay portal.

At the Grove the cost electric, gas, and water are included in the rent. Residents will be responsible for paying for their own internet, cable and wi-fi.

Roommates are allowed, but LIHTC and other regulatory rules apply.

Roommates are treated as one household

• All roommates’ incomes are combined

• The total must be below the income limit for that unit size

• The income limit for a 2-person household is slightly higher than for a 1-person household.  Refer to the ‘Income Limits’ section for details on the income limits per household size.

Both roommates must meet eligibility requirements

• Each person must be income-qualified

• Both must sign the lease

• Where applicable, both parties must meet all relevant program requirements (for example, disability eligibility if the unit is associated with an 811 voucher).

Total rent is set for the unit regardless of roommate situations

• Rent is not adjusted based on number of household members. 

• Roommates decide how to split the rent

  • Example:  A 60% AMI unit rents for $1,500/month,  two roommates might each pay $750 or one roommate may pay $500 and the other $1000

If a roommate moves out

• Both roommates must sign a Mutual Rescission of Lease to remove a roommate

• The remaining resident will be responsible for the full amount of the rent due

• Any new roommate must be income-qualified and be program-eligible 

Some residents may need a caregiver to live with them. LIHTC allows this with special rules.

What is a live-in caregiver?

A live-in caregiver is an individual who resides in a unit solely to provide essential care and support to a qualified resident. Under LIHTC guidelines, the caregiver:

• Lives in the unit only to assist the resident with daily needs

• Is present for the benefit of the resident, not as an independent household member

• Would not otherwise live in the unit if the supportive services were not required
  
  

This may include:

• Paid, professional caregivers

• Family members providing care (subject to program requirements and, in some cases, licensing or verification)

• Staff affiliated with a service provider or support organization
  
  

Caregivers are not counted as part of the household

• The caregiver’s income is NOT counted

• The caregiver does not need to qualify financially

• The caregiver must pass a criminal background check

Lease structure and rights

Typically:

• The resident is the primary leaseholder, also referred to as Head of Household (HOH)

• The caregiver is listed as an occupant/live-in aide (not a resident)

• The caregiver’s right to live there is tied to providing care

This means:

• If the resident moves out, the caregiver cannot keep the unit

• If caregiving ends, the caregiver may no longer live in the unit

• If a resident passes away the caregiver must move out within 10 days

Screening requirements

All live-in caregivers must:

• Pass background and screening checks

• Follow all lease terms and community policies

• For residents that hold a tenant-based voucher or will live in a Section 811 apartment, the Colorado Division of Housing must approve the caregiver prior to the caregiver moving in

• There are ten 811 (disability required) vouchers attached to The Grove 

• Qualifications for 811 vouchers:

  • Income must be at or below 30% AMI

  • Must be able to provide proof of a disability

• Rental amount owed by the resident/voucher holder is determined by calculating 30% of adjusted gross income of the voucher holder rather than paying a determined rental amount

• The remaining rent will be covered by the voucher

• Housing Choice Vouchers can be used at The Grove.

• If your voucher is issued by another jurisdiction, it may need to be transferred (“ported”) to Broomfield through the Colorado Division of Housing (DOH). To start the process:

  • Contact your current Housing Coordinator to confirm if a transfer is needed.

  • Your current voucher administrator must initiate the port request on your behalf.

  • Complete any required transfer forms.

  • Your current voucher administrator must send the required documentation to DOH via email:  dola_doh_ports@state.co.us

  • Wait for confirmation—DOH will review the request, assign a new coordinator, and provide next steps.

  • Ports/transfers need a minimum of 30 days notice.