Clinton Square Studios in Albany: 57 Affordable Apartments Going Up at 794 Broadway, Beside Capital Repertory Theatre

Published October 15, 202616 min readBy VoucherMatch Editorial Team

Architectural drawing of a six-story apartment building on a sloping street, with brown brick on the lower floors, cream panels above and rows of blue-tinted windows — South elevation of Clinton Square Studios, the side facing Livingston Avenue. Photo: Project drawing, from Proctors Collaborative's January 23, 2026 announcement, project drawing, via proctorscollaborative.org (placed on a white background).

Quick answerAs of October 6, 2026, Clinton Square Studios at 794 Broadway in Albany, New York is under construction and not yet taking applications. The six-story building at Broadway and Livingston Avenue will have 67 apartments: 57 income-restricted studios and one-bedrooms for households earning up to 60% of area median income, and 10 studios leased to Capital Repertory Theatre for visiting artists. No rents are published. Completion is given as late 2026 by the theatre and February 2027 by the Times Union.

Last checked: October 6, 2026, against the City of Albany Industrial Development Agency's project record and project summary; Capitalize Albany Corporation's release of November 21, 2024 on the agency's approval; Proctors Collaborative's announcement of January 23, 2026; the State's award announcement of March 18, 2024; City of Albany building permits BLDG24-55690 and BLDG26-71690; a Times Union report of November 19, 2025; and HUD's 2026 income limits and fiscal year 2027 fair market rents. Rents and the application date are not published.

Clinton Square Studios in numbers

57income-restricted apartments, studios and one-bedrooms
10more studios, leased to Capital Repertory Theatre for visiting artists
60%of area median income, the most a household can earn
$51,720HUD's 2026 limit for one person at that level
Late 2026 or February 2027when the building is due, depending on the source
Under 0.1 milesto the BusPlus Blue Line at Livingston Station

What Clinton Square Studios Is and Who Is Building It

Clinton Square Studios is a new six-story building at the corner of Broadway and Livingston Avenue with 67 apartments, a ground-floor gallery space and one floor set aside for the theatre next door.

Names and addresses: Clinton Square Studios. The City's permit reads "794 Broadway aka 67 Livingston Ave", a later permit adds "788-794 Broadway", and the Industrial Development Agency (IDA) lists the project at 67 Livingston Avenue; its staff summary gives "67-71 Livingston Ave, 788-794 Broadway". The owner is Clinton Square Studios LLC.
Size: "a mixed-use +/- 58,400 SF, 6-story structure" with "57 units of affordable housing", 1,590 square feet of ground-floor retail "intended to serve as an art gallery", and "10 residential units" on the second floor for Capital Repertory Theatre, in the IDA's description. The Times Union gives 57,000 square feet.
Team: the applicant is Equity Residential Development LLC, and the IDA names David Sarraf as developer. The Times Union lists H. Davis Development LLC as builder and Harris A Sanders Architects as architect.
Program: the Times Union calls it "a low-income housing tax credit development". The State awarded it $5.4 million in March 2024, with $427,500 "to pursue Passive House certification". It also has $2 million in Downtown Revitalization Initiative money and a 30-year tax agreement from the IDA.
The theatre's floor: Proctors Collaborative says theREP "will lease its floor of units for 30 years", backed by a $1 million State arts grant. Those 10 apartments are not offered to the public.

Question	One source	Another source
Cost	$29.4 million (IDA)	$28.7 million (Times Union); "roughly $30 million" (Proctors Collaborative)
When work began	"has been underway since August" 2025 (Times Union)	"Construction began in late September 2025" (Proctors Collaborative)
When it is due	"initial occupancy expected shortly after construction concludes in late 2026" (Proctors Collaborative)	"August 2025 to February 2027" (Times Union)

What it means: plan on the first quarter of 2027 at the earliest for a move-in, and treat late 2026 as the optimistic date.

Source: City of Albany IDA project summary; Times Union, November 19, 2025; Proctors Collaborative, January 23, 2026.

794 Broadway, from award to construction

March 18, 2024the State announces $5.4 million for the project.
November 21, 2024the City of Albany IDA approves the tax agreement.
April 29, 2025the City issues new-construction permit BLDG24-55690.
May 14, 2025the City issues an emergency demolition permit for 67 Livingston Avenue, which had been on its vacant building registry since 2021.
August or September 2025construction starts.
January 23, 2026the theatre announces its lease of one floor.
April to August 2026the City issues permits for the elevator, heating and cooling, wiring, fire alarm and sprinklers. The sprinkler permit, BLDG26-71690, is dated August 5, 2026.
Late 2026 or February 2027completion.

What it means: the permits issued through the summer of 2026 are the ones a building gets once its structure is up.

Source: Governor's announcement, March 18, 2024; City of Albany IDA project record; City of Albany permit portal, read October 6, 2026; Proctors Collaborative, January 23, 2026; Times Union, November 19, 2025.

Architectural drawing of the Broadway side of a six-story building with glass storefront doors under the number 788, brick on the lower four floors and cream panels on the top two, beside a three-story rowhouse — East elevation, the side facing Broadway, from the City of Albany Industrial Development Agency's project record. Photo: City of Albany Industrial Development Agency project file, project drawing, via albanyida.com (placed on a white background).

Where 794 Broadway Is

The building is at Broadway and Livingston Avenue on the north edge of downtown Albany, in ZIP code 12207, next door to Capital Repertory Theatre.

Fact	Detail
Address	794 Broadway, Albany, NY 12207; also 67 Livingston Avenue and 788-794 Broadway
Corner	"the corner of Livingston Avenue and Broadway", in the release on the IDA's approval
Area name	"Albany's Clinton Square neighborhood", in the same release
Next door	Capital Repertory Theatre, which the Times Union calls "next-door"
Nearest stop	Livingston Station, at Broadway and Livingston Avenue
Ground floor	a retail space planned as an art gallery

What it means: searches for 794 Broadway, 788 Broadway and 67 Livingston Avenue all lead to this building.

Source: Capitalize Albany Corporation release, November 21, 2024; City of Albany IDA project record and summary; City of Albany permit portal; Times Union, November 19, 2025; stop location from the Capital District Transportation Authority. The Census Bureau's geocoder places 794 Broadway in ZIP code 12207.

A yellow bulldozer on a freshly paved empty lot beside the bare brick side wall of a rowhouse, with traffic cones along the sidewalk — Broadway north of Livingston Avenue in October 2012, after two buildings in the Broadway-Livingston Avenue Historic District were demolished. Photo: Daniel Case, CC BY-SA 3.0, via Wikimedia Commons (cropped).

Rents, Apartment Types and Income Limits

No rent has been published, and the building has no leasing site yet; what is fixed is the income ceiling of 60% of area median income and the apartment types.

What the 67 apartments are

57 apartmentsincome-restricted "studios and one-bedroom apartments". The split between the two is not published.
10 apartments"studio apartments reserved for Capital Repertory Theatre traveling artists".
Who the 57 are for"Eligible households of its affordable units will earn up to 60 percent of the Area Median Income."
Supportive apartmentsnone are mentioned in any source read for this article.

What it means: this is a building for one- and two-person households. It has no two-bedrooms.

Source: Times Union, November 19, 2025; Capitalize Albany Corporation release, November 21, 2024.

Household	60% of area median income, 2026
1 person	$51,720
2 people	$59,100
3 people	$66,480

What it means: a single person earning more than $51,720 is over the limit in 2026. Limits for 2027 will apply if the building leases next year. County figures are on the Albany County income limits page.

Source: HUD fiscal year 2026 income limits for the Albany-Schenectady-Troy area (median family income $123,100); the 60% figure is 1.2 times HUD's 50% limit and matches the 60% limits on a State listing for another Albany building.

One-bedroom rents published in 2026 by two other new income-restricted buildings in Albany, in dollars a month

Mosaic SouthColvin Avenue Commons

50% of area median income

$1,013

$1,050

60% of area median income

$1,244

$1,271

View the data table

Income level	Mosaic South	Colvin Avenue Commons
50% of area median income	$1,013	$1,050
60% of area median income	$1,244	$1,271

What it means: a one-bedroom at 60% rented for about $1,250 in two other new Albany buildings this year. Neither building has studios, so there is no local figure for a studio.

Source: NYS Housing Search listing HCR000272 for Mosaic South and Regan Development's page for Colvin Avenue Commons, both read October 6, 2026. These are other buildings' rents, not Clinton Square Studios'. Mosaic South's include water, sewer and trash removal; Colvin's include no utilities.

Watch outthe building is going for Passive House certification, which usually means low heating bills, but nothing published says which utilities the rent will cover.

Using a Section 8 Voucher at Clinton Square Studios

No voucher policy is published, but the building is financed with low-income housing tax credits, and federal law bars such a building from refusing a renter for holding a voucher.

The rules, quoted

Federal tax-credit lawthe building's agreement must be one "which prohibits the refusal to lease to a holder of a voucher or certificate of eligibility under section 8" (26 U.S.C. 42(h)(6)(B)(iv)).
The Albany Housing Authority"The family may choose a unit with a higher rent than the payment standard and pay the owner the difference."
The federal limit on that differenceat move-in, "the family share must not exceed 40 percent of the family's adjusted monthly income" (24 CFR 982.508).

What it means: the 60% income ceiling still applies with a voucher.

Source: the statute and regulation linked above; the Albany Housing Authority's voucher questions page.

The Albany Housing Authority does not post its payment standards. Its Section 8 Administrative Plan commits to keeping them "between 90 and 110 percent of the published FMR for each unit size". The chart shows that range for the two apartment sizes in this building.

The range a voucher payment standard must fall in, studio and one-bedroom: 90% and 110% of HUD's fiscal year 2027 fair market rent for the Albany area, in dollars a month

90% of HUD's rent110% of HUD's rent

Studio

$1,114

$1,362

1 bedroom

$1,283

$1,568

View the data table

Apartment	90% of HUD's rent	110% of HUD's rent
Studio	$1,114	$1,362
1 bedroom	$1,283	$1,568

What it means: when rents are posted, add any utilities you would pay and compare the total with this range. The 60% one-bedroom rents at the two buildings above are under the bottom of it.

Source: HUD's fiscal year 2027 fair market rents for the Albany-Schenectady-Troy area ($1,238 for a studio and $1,425 for a one-bedroom, utilities included), in effect since October 1, 2026; 90% and 110% calculated by VoucherMatch and rounded to the dollar.

Ask for the real number. Call the Authority at 518-641-7500 for the payment standard for your voucher size. See the Albany Section 8 guide.
Utilities count. What you pay yourself is added to the rent before it is compared with the standard. See how the utility allowance works.
The State law is in court. On March 5, 2026 the appeals court that covers Albany held New York's source-of-income protection unconstitutional as it applies to Section 8; the Attorney General has appealed. The federal tax-credit rule is separate. See the Commons West ruling.

What Ordinary Apartments Rent for in ZIP Code 12207

HUD's estimate of an ordinary rent in ZIP code 12207 is $1,420 for a studio and $1,640 for a one-bedroom, utilities included, which is well above its figure for the Albany area as a whole.

HUD's fiscal year 2027 fair market rent for ZIP code 12207 against its figure for the whole Albany area, in dollars a month

ZIP code 12207Albany area

Studio

$1,420

$1,238

1 bedroom

$1,640

$1,425

View the data table

Apartment	ZIP code 12207	Albany area
Studio	$1,420	$1,238
1 bedroom	$1,640	$1,425

What it means: HUD puts downtown rents $182 above the area figure for a studio and $215 above it for a one-bedroom. A 60% one-bedroom at about $1,250 would be close to $400 under the 12207 figure.

Source: HUD Small Area Fair Market Rents and metropolitan fair market rents for fiscal year 2027, each HUD's estimate of the 40th-percentile rent with utilities included.

Why this matters before rents exist: it is the yardstick for judging the building's rents when they are posted.
The figure held steady. HUD's one-bedroom figure for 12207 is $1,640 in both fiscal year 2026 and 2027; the studio figure rose from $1,410 to $1,420. The fair market rent change report covers other areas.

What Is Known About the Building, and the Bus Lines

The shared spaces are published, the apartments' own details are not, and the BusPlus Blue Line stops at the corner.

Published so far, and what is not

Height and usesix stories, apartments above a ground-floor gallery space.
Shared spaces"a community room, laundry facility, fitness center, bicycle storage, and an elevator", in the release on the IDA's approval.
Energythe State award includes money "to pursue Passive House certification".
Building systemsthe elevator, sprinklers and fire alarm each have a 2026 City permit.
Artists in the buildingthe theatre's floor houses visiting actors and crew during productions.
Not publishedapartment sizes, finishes, in-apartment laundry, parking, pets, and which utilities are included.

Source: Capitalize Albany Corporation release, November 21, 2024; City of Albany IDA project record; Governor's announcement, March 18, 2024; City of Albany permit portal; Proctors Collaborative, January 23, 2026.

Stop	Lines	Straight-line distance
Livingston Station, Broadway and Livingston Avenue	BusPlus Blue Line; routes 22, 805 and 806	under 0.1 miles
North Pearl Street and Livingston Avenue	routes 100 and 106	under 0.1 miles
Hawk/Capitol Station, Washington Avenue and Hawk Street	BusPlus Red Line and Purple Line	about 0.6 miles

What it means: the Blue Line stops at the building's corner, and the other two rapid lines stop near the Capitol.

Source: stops and routes from the Capital District Transportation Authority's schedule data, valid September 20 to November 28, 2026; distances calculated by VoucherMatch in a straight line from 794 Broadway, so the walk is longer.

Two attached red brick rowhouses, two and a half stories tall, with stone stoops and a car parked in front — Rowhouses at 70 and 72 Livingston Avenue in October 2012. The south side of Clinton Square Studios faces Livingston Avenue. Photo: Daniel Case, CC BY-SA 3.0, via Wikimedia Commons (cropped).

How to Apply to Clinton Square Studios

There is no application yet: no leasing site, phone number or manager has been published for the building.

What you can do now

1Check your incomeone person can earn up to $51,720 and two people up to $59,100 under the 2026 limits.
2Watch the State's siteNYS Housing Search is where State-financed buildings post lotteries and waitlists. Clinton Square Studios was not listed there on October 5, 2026.
3Look for a lottery firstanother State-financed Albany building, Mosaic South, drew a lottery on July 20, 2026 and then opened a waitlist.
4Do not apply through the theatreits 10 apartments are for its own visiting artists.
5Keep other applications movingthe list below has buildings that take applications today.

What to expect, and what is not published

Nowunder construction; nothing to apply to.
Before openingState-financed buildings advertise on NYS Housing Search before they lease. No date is set for this one.
Late 2026 or February 2027completion, depending on the source.
Not publishedthe manager, the application date, how applicants will be ordered, and any preference.

What it means: Mosaic South shows how one State-financed Albany building filled its first apartments. Nothing published says Clinton Square Studios will do the same.

Source: NYS Housing Search, list read October 5, 2026, and its listing HCR000272 for Mosaic South; Proctors Collaborative, January 23, 2026; Times Union, November 19, 2025.

What to have ready when applications open

Income for every adult. recent pay stubs, benefit letters and your latest tax return
Everyone who will live there. names and dates of birth
Assets. bank and other account statements
Rental subsidy. your voucher and your housing agency's contact details

Source: VoucherMatch's list, built from what a tax-credit building has to verify: income and household size against the limits above. No document list has been published for this building.

What Is Known and What Is Not Yet Published

The approvals, the size, the income ceiling and the theatre's share are on the record; the rents and the way in are not.

Known and not yet known, as of October 6, 2026

Knownsix stories; 57 income-restricted studios and one-bedrooms at up to 60% of area median income; 10 studios for the theatre.
Knownnew-construction permit issued April 29, 2025; sprinkler permit issued August 5, 2026.
Not publishedany rent, the number of studios against one-bedrooms, and which utilities are included.
Not settledwhether the building finishes in late 2026 or February 2027.
Not publishedthe manager, the application route and date, and any preference.

If You Need an Apartment Sooner

Clinton Square Studios is months from leasing, so apply elsewhere now.

Albany Housing Authority sites: on October 5, 2026 the Authority's application page said it was taking applications for Capital Woods Apartments, Ida Yarbrough Phase II and Steamboat 20, and for public housing since August 31, 2026. Its voucher list was closed. See Section 8 and public housing compared.
No voucher yet: check which waiting lists are open and read how Section 8 lotteries work.
Nearby housing authorities: the New York directory lists each one's phone number, and the New York Section 8 page covers the State's rules.
Already have a voucher elsewhere: see how portability works. For income-based buildings where you apply directly, see low-income apartments.

Frequently Asked Questions

When will Clinton Square Studios open?

Proctors Collaborative expects occupancy shortly after construction ends in late 2026. The Times Union gives a construction timeline ending in February 2027. No application date has been published.

How much will rent be at Clinton Square Studios?

It is not published. Two other new income-restricted buildings in Albany listed one-bedrooms at $1,244 and $1,271 for the 60% level in 2026. Neither has studios.

How much can you earn and still qualify for Clinton Square Studios?

Up to 60% of area median income. Under HUD's 2026 limits that is $51,720 for one person, $59,100 for two and $66,480 for three.

Will Clinton Square Studios take Section 8?

No policy is published. It is a low-income housing tax credit building, and federal law bars such a building from refusing a renter for holding a voucher.

Is Clinton Square Studios at 794 Broadway or 67 Livingston Avenue?

Both. The City's permit reads "794 Broadway aka 67 Livingston Ave", and a later permit lists 788-794 Broadway. The building is at the corner of Broadway and Livingston Avenue, next to Capital Repertory Theatre.

Are the apartments at Clinton Square Studios only for artists?

No. Ten studios are leased to Capital Repertory Theatre for visiting artists. The other 57 apartments are for any household that meets the income limit.

How do you apply to Clinton Square Studios?

You cannot apply yet. No leasing site or manager has been published. State-financed buildings post their lotteries on NYS Housing Search, where this building was not listed on October 5, 2026.

Sources for this article (15)

project record (albanyida.com)
project summary (albanyida.com)
release of November 21, 2024 (capitalizealbany.com)
announcement of January 23, 2026 (proctorscollaborative.org)
award announcement of March 18, 2024 (governor.ny.gov)
building permits (albanyny-energovpub.tylerhost.net)
Times Union report of November 19, 2025 (timesunion.com)
26 U.S.C. 42(h)(6)(B)(iv) (law.cornell.edu)
24 CFR 982.508 (law.cornell.edu)
voucher questions page (albanyhousing.org)
Section 8 Administrative Plan (albanyhousing.org)
Small Area Fair Market Rents (huduser.gov)
schedule data (cdta.org)
NYS Housing Search (housingsearch.hcr.ny.gov)
application page (albanyhousing.org)

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Every rule, date and dollar amount in this article is checked against the agency document it comes from, and the sources are listed above. How VoucherMatch articles are researched and corrected