Affordable Housing Trust Fund

The FY2026 Affordable Housing Trust Fund (AHTF) Request for Proposals, administered by the New Jersey Department of Community Affairs (NJDCA), offers a total of $35 million in competitive funding for the development of affordable housing projects across New Jersey. In addition to the core allocation, an extra $10 million is available specifically for Habitat for Humanity projects from prior-year appropriations. Applicants may apply for up to $3 million per project, and NJDCA anticipates awarding funding to approximately 10 to 20 projects through this cycle. The program is designed to support the construction and development of affordable housing for low- and moderate-income residents. Funding is open to a wide range of eligible developers including for-profit, non-profit, and joint ventures. All applications must be submitted through the SAGE online portal by October 3, 2025, at 5:00 PM Eastern Time. Any applications previously started before the June 3, 2025 pause in the system must be re-submitted under this FY2026 opportunity. A link is provided in the system for uploading all required documents, which must be submitted simultaneously; the form does not support saving and returning later. The application process is structured in two steps. First, all submissions undergo a threshold review for completeness, including municipal support, site control, zoning status, leverage of other funding, and submission of required planning documentation such as architectural plans and market studies. Projects must score at least 8 out of 12 possible threshold points to advance. Second, projects that pass the threshold review will be scored on detailed criteria including financial feasibility, cost reasonableness, team capacity, site selection, and market need. Bonus points are available for projects that leverage more than 50% of non-AHTF funds, include family-sized units beyond required minimums, offer affordability controls beyond 20 years, or are led by nonprofit developers. Scoring considerations include a maximum of 10 points for the pro forma budget, 10 points for construction cost compliance, and 15 points for developer, architect, and contractor experience. An additional 10 priority points are possible. All materials are reviewed in accordance with AHTF underwriting guidelines including cost caps, soft cost limits, reserve requirements, and developer fee maximums. Award notifications are expected by November 7, 2025. To assist applicants, a webinar will be scheduled following the RFP release. While the RFP is open, NJDCA will not respond to direct inquiries. Questions must be submitted via email to AHTF@dca.nj.gov, and responses will be posted on the program’s website in the form of frequently asked questions (FAQs). Applications that do not meet all documentation and submission standards by the deadline will be deemed ineligible.

Review Exhibit II cost and budget thresholds; ensure Pro Forma and architectural plans meet NJDCA standards; prioritize completeness to pass threshold review