Section 8 is more competitive now — here’s how I’ve optimized my portfolio

[Jeff Harris]

I’ve been seeing a lot of posts here and in landlord Facebook groups from owners struggling to attract good Section 8 tenants. I have a large Section 8 portfolio myself, and I’ve noticed the same shift. It’s become harder to fill units quickly with high-quality tenants, and the days of just listing a unit and having it filled immediately are mostly gone in many markets.

Here’s what I’ve been doing to stay ahead:

1. Offering incentives for longer leases
I offer perks to tenants who sign longer leases — things like free TVs, small move-in bonuses, or other incentives. This attracts more serious tenants and reduces turnover.

2. Building relationships inside the housing authority
Networking with housing authority staff has been extremely valuable. Caseworkers often know voucher holders actively looking, and being on their radar helps fill units faster.

3. Using tenant referrals
I offer bonuses to current tenants who refer voucher holders that move in. Good tenants usually know other good tenants, and this has been one of the most reliable sources of new tenants.

4. Keeping units in better condition than the competition
Clean, updated, well-maintained units stand out immediately. Tenants have more options now, and nicer units attract better, longer-term renters.

Section 8 still produces great, stable income, but it’s more competitive now and requires a more proactive approach.

If anyone here is investing in Section 8 or trying to improve their results, feel free to message me. Happy to share what’s working.