Highlands Residential Services
Cookeville, Tennessee
Last Updated
19 hours ago
About Highlands Residential Services
Highlands Residential Services is a housing authority serving Cookeville, Putnam County, Tennessee. It manages approximately 317 assisted housing units across various programs designed to provide affordable housing options for eligible residents.
Currently, Highlands Residential Services has open waitlists for several key programs. These include Elderly/Disabled Housing at Walnut Village, the Housing Choice Voucher (HCV) program, Multi-family Housing at Hickory Valley, and general Public Housing. Additionally, Senior Housing waitlists are open for both Oak Tree Towers and Willow Heights. Eligibility often depends on income; for example, a family of four must meet the Very Low Income limit, which is $39,850 per year in the Putnam County, TN area. Prospective applicants should review specific program requirements.
Elderly/Disabled Housing (Walnut Village) Waitlist
Status
open
How to Apply
Phone or In-person
Additional Notes
Waitlist is open for 1 & 2 bedroom units for individuals 62 and over or disabled.
View original notice — highlandsrs.comMulti-family Housing (Hickory Valley) Waitlist
Status
open
Public Housing Waitlist
Status
open
How to Apply
Phone or In-person
Additional Notes
Waitlists are open for Algood, Baxter, Celina, Cookeville, Gainesboro, and Monterey. Applications accepted by appointment.
Senior Housing (Oak Tree Towers) Waitlist
Status
open
Additional Notes
All applicants must be 62 years of age or older and meet eligibility and income limit guidelines.
View original notice — highlandsrs.comSenior Housing (Willow Heights) Waitlist
Status
open
Additional Notes
Housing units are for individuals age 62 and older.
View original notice — highlandsrs.comOther Programs
9 programsThese programs are administered by this housing authority but do not have active waitlist openings at this time. Statuses are verified nightly and subscribers will be notified when changes are detected.
The HCV waiting list closed on March 6, 2026, after an opening from February 22, 2026, to March 5, 2026.
This development is currently in the planning stages. More information will be available in the future.
No current applications are being accepted for Project-Based Voucher units, with the waitlist having closed on March 21, 2026.
The Low-Income Housing Tax Credit program incentivizes private development of affordable rental housing. Properties receiving tax credits must reserve a percentage of units for income-eligible tenants at below-market rents.
No active waitlist information is currently available for the Low-Income Housing Tax Credit program.
Oak Tree Towers offers one-bedroom units for low-income seniors aged 62 and up; no active waitlist information is currently available. Applicants must meet age, eligibility, and income limit guidelines, and the property is tobacco and smoke-free.
Oak Tree Towers offers 50 one-bedroom units for low-income seniors aged 62 and up, funded through a federal H.O.M.E. grant. No active waitlist information is currently available.
No waitlist information currently available for this program.
Oak Tree Towers offers one-bedroom units for low-income seniors aged 62 and up and is funded through a federal H.O.M.E. grant. No active waitlist information is currently available.
Status History
Deadline: Mar 5, 2026
Deadline: Mar 5, 2026
Deadline: Mar 5, 2026
Deadline: Mar 5, 2026
Official Application
Contact Highlands Residential Services directly at (931) 526-9793 to request an application. Applications are always free — never pay anyone to apply on your behalf.
Contact the housing authority directly for application information.
WARNING: DO NOT PAY ANYONE TO APPLY FOR HOUSING
Contact Information
Important Notices
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Waiting lists can close without notice once a specific number of applications is reached.
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Ensure your contact information is always up to date with the PHA to avoid being removed from the list.
How to Apply at Highlands Residential Services
Check Current Status
Highlands Residential Services currently has 5 open waiting lists (Elderly/Disabled Housing (Walnut Village), Multi-family Housing (Hickory Valley), Public Housing, Senior Housing (Oak Tree Towers), Senior Housing (Willow Heights)). Application windows can close with little notice, so apply as soon as possible.
Gather Required Documents
For Section 8 voucher programs at Highlands Residential Services, you will typically need: government-issued photo ID for all adult household members, Social Security cards for all members, birth certificates for minors, proof of income (pay stubs, tax returns, benefit letters), and proof of current address. For a family of four, income must be below $39,850/year to qualify in this area. Having these ready before the waitlist opens can make the difference between getting on the list and missing the window.
Submit Your Application
Contact Highlands Residential Services directly at (931) 526-9793 to request an application. Applications are always free — never pay anyone to apply on your behalf.
After You Apply
Once accepted onto the waiting list at Highlands Residential Services, keep your contact information updated. Most housing authorities will remove applicants who cannot be reached. Highlands Residential Services manages approximately 317 assisted housing units, and wait times depend on turnover and demand in Cookeville. You will be notified when your name reaches the top of the list for eligibility verification.
Programs at Highlands Residential Services
Elderly/Disabled Housing (Walnut Village) open
The Elderly/Disabled Housing (Walnut Village) program at Highlands Residential Services provides housing assistance to eligible low-income families, the elderly, and persons with disabilities in Cookeville. Contact the housing authority directly for specific program details and eligibility requirements.
Multi-family Housing (Hickory Valley) open
The Multi-family Housing (Hickory Valley) program at Highlands Residential Services provides housing assistance to eligible low-income families, the elderly, and persons with disabilities in Cookeville. Contact the housing authority directly for specific program details and eligibility requirements.
Public Housing Public Housing open
Public Housing units at Highlands Residential Services are owned and operated directly by the housing authority. Rent is set at 30% of your adjusted monthly income. Highlands Residential Services manages approximately 317 Public Housing units in Cookeville. You may request a transfer to other Public Housing developments but cannot use this benefit at private rental properties.
Senior Housing (Oak Tree Towers) open
The Senior Housing (Oak Tree Towers) program at Highlands Residential Services provides housing assistance to eligible low-income families, the elderly, and persons with disabilities in Cookeville. Contact the housing authority directly for specific program details and eligibility requirements.
Senior Housing (Willow Heights) open
The Senior Housing (Willow Heights) program at Highlands Residential Services provides housing assistance to eligible low-income families, the elderly, and persons with disabilities in Cookeville. Contact the housing authority directly for specific program details and eligibility requirements.
HCV Housing Choice Voucher (Section 8) closed
The Housing Choice Voucher program at Highlands Residential Services provides rental assistance that allows you to choose any privately-owned rental unit that meets program requirements. You pay approximately 30% of your adjusted monthly income toward rent, and the voucher covers the remainder up to the Fair Market Rent for Cookeville. Vouchers are portable — you can take them with you if you move to a different city or state.
Other - Magnolia Ridge Apartments closed
The Other - Magnolia Ridge Apartments program at Highlands Residential Services provides housing assistance to eligible low-income families, the elderly, and persons with disabilities in Cookeville. Contact the housing authority directly for specific program details and eligibility requirements.
PBV Project-Based Voucher closed
Project-Based Vouchers at Highlands Residential Services are attached to specific apartment complexes or units in Cookeville. Unlike the standard Housing Choice Voucher, PBV assistance stays with the property — not with you. However, after one year of occupancy, you may request a standard portable voucher. PBV waitlists often move faster because fewer applicants know about them.
LIHTC closed
The LIHTC program at Highlands Residential Services provides housing assistance to eligible low-income families, the elderly, and persons with disabilities in Cookeville. Contact the housing authority directly for specific program details and eligibility requirements.
Low-Income Housing Tax Credit (LIHTC) closed
The Low-Income Housing Tax Credit (LIHTC) program at Highlands Residential Services provides housing assistance to eligible low-income families, the elderly, and persons with disabilities in Cookeville. Contact the housing authority directly for specific program details and eligibility requirements.
Oak Tree Towers closed
The Oak Tree Towers program at Highlands Residential Services provides housing assistance to eligible low-income families, the elderly, and persons with disabilities in Cookeville. Contact the housing authority directly for specific program details and eligibility requirements.
Other closed
The Other program at Highlands Residential Services provides housing assistance to eligible low-income families, the elderly, and persons with disabilities in Cookeville. Contact the housing authority directly for specific program details and eligibility requirements.
Other - Oak Tree Towers closed
The Other - Oak Tree Towers program at Highlands Residential Services provides housing assistance to eligible low-income families, the elderly, and persons with disabilities in Cookeville. Contact the housing authority directly for specific program details and eligibility requirements.
Senior Housing (HOME Grant) closed
The Senior Housing (HOME Grant) program at Highlands Residential Services provides housing assistance to eligible low-income families, the elderly, and persons with disabilities in Cookeville. Contact the housing authority directly for specific program details and eligibility requirements.
Frequently Asked Questions
Is applying at Highlands Residential Services free?
How long is the wait at Highlands Residential Services?
Can I apply to other housing authorities while on this waitlist?
How do I contact Highlands Residential Services?
What are the income limits for Highlands Residential Services?
Highlands Residential Services Income Limits
Income limits for programs at the Highlands Residential Services are based on the Area Median Income (AMI) for Putnam County, TN. For a household of four, the current limit for Section 8 eligibility (Very Low Income) is $39,850. Limits are set annually by HUD and vary by household size.
| Household Size | Extremely Low 30% AMI |
Very Low 50% AMI |
Low Income 80% AMI |
|---|---|---|---|
| 1 Person | $16,750 | $27,900 | $44,650 |
| 2 Persons | $21,150 | $31,850 | $51,000 |
| 3 Persons | $26,650 | $35,850 | $57,400 |
| 4 Persons | $32,150 | $39,850 | $63,750 |
| 5 Persons | $37,650 | $43,050 | $68,850 |
| 6 Persons | $43,150 | $46,250 | $73,950 |
| 7 Persons | $48,650 | $49,450 | $79,050 |
| 8 Persons | $52,600 | $52,600 | $84,150 |
What do these income limits mean?
Extremely Low Income (30% AMI) — Households earning at or below 30% of the Area Median Income. This is the threshold for the lowest-income tier of assistance. Many housing authorities give preference to applicants at this level.
Very Low Income (50% AMI) — The standard eligibility threshold for Section 8 Housing Choice Vouchers and most Public Housing programs. Your household income must be at or below this limit to qualify.
Low Income (80% AMI) — Some programs, including Project-Based Vouchers and certain local initiatives, use this higher threshold. Check with this housing authority for specific program requirements.
Nearby Housing Authorities
Applying to multiple housing authorities increases your chances of receiving assistance. These PHAs are closest to Highlands Residential Services — including across state lines.