Rivulet Apartments Across From UNT Dallas: 120 Income-Restricted Apartments Approved at 6400 University Hills Boulevard, Rents Expected From $950

Published October 22, 202617 min readBy VoucherMatch Editorial Team

Quick answerAs of October 7, 2026, Rivulet Apartments is approved and not yet built, and it is not taking applications. On August 12, 2026 the Dallas City Council approved the 240-apartment building at 6400 University Hills Boulevard, across Camp Wisdom Road from UNT Dallas. Twenty-four apartments are for households at or under 60% of the area median income and 96 at or under 80%; 120 rent at market rates. The City's file expects rents from $950 for an efficiency. No construction date for the apartments is published.

Last checked: October 7, 2026, against Dallas City Council file 26-2142A with its resolution 26-1169, file 25-3142A with its exhibits, the development's website, the developer's November 2025 release, the Dallas Public Facility Corporation's list of upcoming properties, DHA's 2026 payment standards, HUD's Small Area Fair Market Rents and Texas Local Government Code chapter 303. No leasing office exists yet; the developer will set what is offered.

Rivulet Apartments in numbers

240apartments: 43 efficiencies, 139 one-bedrooms and 58 two-bedrooms
120income-restricted apartments, 24 at 60% of area median income and 96 at 80%
$950 to $1,000the expected rent of an efficiency, at every level
$1,188the expected rent of a one-bedroom at 60%
$50,880 and $67,840the most one person can earn in 2026 at the 60% and 80% levels
Not publishedan apartment construction start, an opening date, an application

Aerial rendering of low commercial buildings around a lawn and parking areas among trees, with a divided road on the left and rows of residential buildings in the distance — Rendering of the planned Rivulet development at University Hills Boulevard and Camp Wisdom Road, from the developer's April 2023 design presentation in the City's file. It shows the wider development; no rendering of the apartment building alone has been published. Photo: Rivulet design presentation, April 2023, in City of Dallas file 25-3142A (Exhibit F), developer rendering in a city record, via cityofdallas.legistar.com (enlarged slightly and cropped).

What Rivulet Apartments Is and Who Is Building It

Rivulet Apartments is the planned apartment building of Rivulet, a 90-acre development of houses, shops and offices, on about 6.5 acres the Dallas Public Facility Corporation will own and lease to the developer for 75 years.

Applicant in the City's file: Rivulet MF LandCo, a limited liability company formed for the building.
Master developer: Russell Glen Company, with Republic Property Group managing the infrastructure work, according to Russell Glen's release.
Owner of the land: the Dallas Public Facility Corporation, a City-created body. Its ownership exempts the property from property tax, and the income limits are the condition.
The wider development: the developer's release counts about 300 single-family homes, 240 apartments and a 20-acre retail district; its website now says 565 homes.
City money in the wider development: a grant of up to $23.5 million for streets and utilities, approved in November 2025. One of its conditions is a lot conveyed for "a minimum of 200 rental multi-family residential units".
Cost of the apartments: $45,240,031 in the City's file.

6400 University Hills Boulevard, from land purchase to approved apartments

2022Russell Glen buys the land, and the City Council approves the rezoning.
April 2023the City's design review panel sees a plan with 535 apartments in two buildings.
October 22, 2024the Dallas Public Facility Corporation's board adopts a resolution to pursue the apartment building.
November 12, 2025the Council approves the $23.5 million infrastructure grant (resolution 25-1739).
August 12, 2026the Council approves the corporation's ownership of the 240-apartment building and the 75-year lease (resolution 26-1169).
October 7, 2026the development's website lists phase one, "Infrastructure & First Homes", as underway.
No date publishedconstruction or leasing of the apartments.

What it means: the streets and utilities come first. Nothing published says when the apartment building starts.

Source: Dallas City Council files 25-3142A and 26-2142A; the developer's release of November 13, 2025; the development's website.

Colored site plan of the Rivulet development: house lots in yellow and red, apartment blocks near the upper right, a creek and green space across the middle, and shops and a grocery along Camp Wisdom Road at the bottom — The Rivulet site plan shown to the City's design review panel in April 2023, when the plan had 535 apartments in two buildings. The 2026 approval is for 240. Photo: Rivulet design presentation, April 2023, in City of Dallas file 25-3142A (Exhibit F), developer drawing in a city record, via cityofdallas.legistar.com (placed on a white background).

Where 6400 University Hills Boulevard Is

The site is at the northwest corner of Camp Wisdom Road and University Hills Boulevard in southern Dallas, across from UNT Dallas, in ZIP code 75241 and City Council District 3.

What	For 6400 University Hills Boulevard
Area	southern Dallas; the City's file calls it the Education Corridor, and the developer calls it Oak Cliff
Corner	northwest corner of Camp Wisdom Road and University Hills Boulevard
Size of the apartment site	about 6.52 acres inside the 90-acre development
ZIP code	75241
City Council district	3
Census tract poverty rate	21.88% in the City's file
Across the street	the University of North Texas at Dallas, "approximately 150 feet" away

What it means: DHA sets voucher amounts by ZIP code, and 75241 is the number to use here.

Source: Dallas City Council files 26-2142A and 25-3142A.

Watch outthe 2026 resolution describes "an improved property that is currently occupied". The City's 2025 file describes the same address as "currently undeveloped", and the City's own aerial map shows woods.

Aerial map with a red dashed boundary around wooded land north of East Camp Wisdom Road and west of University Hills Boulevard, with Interstate 35E to the west — The City's location map for the first phase of Rivulet, from the Office of Economic Development, 2025. Photo: City of Dallas Office of Economic Development, city record, via cityofdallas.legistar.com (cropped).

How Many Apartments Are Income-Restricted, and at What Levels

The Council's resolution counts 120 income-restricted apartments, 24 at 60% of the area median income and 96 at 80%, and 120 at market rent.

Apartments at Rivulet by size and income level in the City's August 2026 file, number of apartments

At 60%At 80%Market rent

Efficiency

1 bedroom

2 bedrooms

View the data table

Size	At 60%	At 80%	Market rent
Efficiency	4	17	22
1 bedroom	13	56	70
2 bedrooms	7	23	28

What it means: 139 of the 240 apartments are one-bedrooms, and there is no three-bedroom. The 24 apartments at 60% are a tenth of the building.

Source: unit table in Dallas City Council file 26-2142A, August 12, 2026.

Sizes in the file: efficiencies of 425 and 515 square feet, one-bedrooms of 600 and 680, two-bedrooms of 925 and 1,080.
What state law requires: the file says a Public Facility Corporation building must reserve at least 10% of its apartments at 60% and at least 40% at 80%. This plan is at both minimums.
How long the limits last: the lease runs 75 years. The file states no separate term; state law sets a floor of 10 years.
An unexplained line: the file's financing lists "LIHTC Equity" of $13,488,031. It does not say the building has housing tax credits, and nothing else in it describes a tax-credit deal.

What the Apartments Are Expected to Rent For

No rent has been advertised. The City's file lists "anticipated" rents from $950 for an efficiency to $1,750 for a two-bedroom at 80%.

Rivulet Apartments: anticipated monthly rent by size and income level
Apartment	At 60%	At 80%	Market rent
Efficiency, 425 sq ft	$950	$950	$950
Efficiency, 515 sq ft	$1,000	$1,000	$1,000
1 bedroom, 600 sq ft	$1,188	$1,250	$1,350
1 bedroom, 680 sq ft	$1,188	$1,275	$1,500
2 bedrooms, 925 sq ft	$1,200 to $1,225	$1,600 to $1,700	$1,900 to $1,950
2 bedrooms, 1,080 sq ft	$1,425	$1,750	$2,175

What it means: an efficiency is expected to rent for the same amount whether it is restricted or not. A one-bedroom at 80% is expected at $100 to $225 under the market one, and a one-bedroom at 60% at $162 to $312 under.

Source: Dallas City Council file 26-2142A, August 12, 2026.

Anticipated, not offered: these are the figures the City used to weigh the deal. The file does not say whether they include utilities.
Where the 60% level matters most: the two-bedrooms, expected at $700 to $750 under the market apartment of the same size.

State maximum monthly rent, 2026, utilities included
Level	Efficiency	1 bed	2 beds
60%	$1,272	$1,362	$1,635
80%	$1,696	$1,817	$2,180

What it means: every expected rent is far under its cap, by $174 to $435 at 60% and by $430 to $746 at 80%. Here the market, not the cap, is what holds the rents down.

Source: Texas Department of Housing and Community Affairs (TDHCA) Income and Rent Tool for Dallas County, run October 6, 2026, effective May 1, 2026.

Who Qualifies: 2026 Income Limits

For an income-restricted apartment, your household's gross yearly income would have to be at or under the limit for its level and your household size.

Maximum household income, 2026
Household	60%	80%
1 person	$50,880	$67,840
2 people	$58,140	$77,520
3 people	$65,400	$87,200
4 people	$72,660	$96,880

What it means: one person earning $55,000 is over the 60% limit and under the 80% limit, so the 80% apartments, 96 of them, are the ones to ask about.

Source: TDHCA Income and Rent Tool, Dallas County, effective May 1, 2026.

The City's file uses older figures: "approximately $49,320.00 to $65,700.00 for an individual" for 60% to 80%, against $50,880 and $67,840 in TDHCA's 2026 tool.
Students: the building is across from a university, and the file says nothing about student households. Ask how full-time students are treated when leasing opens.
A floor is not published: no minimum income, credit standard or document list exists yet.

Will Rivulet Apartments Take Section 8 Vouchers?

State law bars the operator of a Public Facility Corporation building from turning a renter away for holding a voucher; it does not say the voucher will cover the rent.

The rule: Texas Local Government Code section 303.0425(e), in force since June 18, 2023, says the operator "may not: (1) refuse to rent a residential unit to an individual or family because the individual or family participates in the housing choice voucher program".
The income test: it also bars a standard that requires a voucher household "to have a monthly income of more than 250 percent of the individual's or family's share of the total monthly rent payable for a unit".
You can owe the gap: subsection (f) lets the operator require a voucher household "to pay the difference between the monthly rent for the applicable unit and the amount of the monthly voucher".
Outreach: subsection (h) requires the operator to "affirmatively market available residential units directly to" voucher households.
Not published: anything from the developer about vouchers.

Expected rents at Rivulet Apartments against DHA's 2026 payment standard for ZIP code 75241, dollars a month

Expected rent at 60%Expected rent at 80%DHA payment standard

Efficiency, 515 sq ft

$1,000

$1,161

1 bedroom, 680 sq ft

$1,188

$1,275

$1,215

2 bedrooms, 1,080 sq ft

$1,425

$1,750

$1,422

View the data table

Apartment	Expected rent at 60%	Expected rent at 80%	DHA payment standard
Efficiency, 515 sq ft	$1,000	$1,000	$1,161
1 bedroom, 680 sq ft	$1,188	$1,275	$1,215
2 bedrooms, 1,080 sq ft	$1,425	$1,750	$1,422

What it means: every efficiency is at least $161 under DHA's standard, and the 60% one-bedroom is $27 under. The 80% one-bedrooms are $35 to $60 over it and the 80% two-bedrooms $178 to $328 over.

Source: Dallas City Council file 26-2142A, larger plan of each size; DHA's Housing Choice Voucher payment standards effective January 1, 2026. The standard includes utilities; the file does not say whether its rents do.

The smaller 60% two-bedrooms: at $1,200 and $1,225 they are about $200 under the standard; the larger one, at $1,425, is $3 over.
Your income still has a ceiling. A voucher does not lift the limit for the apartment's level.
The 2027 figures are not out. DHA's payment standards page still opened the 2026 schedule on October 7, 2026.

For how the standard becomes your share of the rent, see how much Section 8 pays in Dallas and how the utility allowance works. DHA's contact details are on the DHA page; the wider rules are in the Dallas Section 8 guide.

How the Expected Rents Compare With Typical Rents in ZIP Code 75241

Seventy-three of the 120 restricted apartments have an expected rent below what HUD estimates an ordinary apartment costs in ZIP code 75241; the 80% two-bedrooms are $120 to $270 above it.

Expected rents at Rivulet Apartments against HUD's fiscal year 2027 fair market rent for ZIP code 75241, dollars a month

Expected rent at 60%Expected rent at 80%HUD fair market rent

Efficiency, 515 sq ft

$1,000

$1,220

1 bedroom, 680 sq ft

$1,188

$1,275

$1,260

2 bedrooms, 1,080 sq ft

$1,425

$1,750

$1,480

View the data table

Apartment	Expected rent at 60%	Expected rent at 80%	HUD fair market rent
Efficiency, 515 sq ft	$1,000	$1,000	$1,220
1 bedroom, 680 sq ft	$1,188	$1,275	$1,260
2 bedrooms, 1,080 sq ft	$1,425	$1,750	$1,480

What it means: the efficiencies and every 60% apartment are under HUD's figure. The 80% one-bedrooms sit at it, $10 under for the smaller plan and $15 over for the larger.

Source: Dallas City Council file 26-2142A, larger plan of each size; HUD Small Area Fair Market Rents for fiscal year 2027, in effect since October 1, 2026, HUD's estimate of the 40th-percentile rent in the ZIP code, utilities included.

Which 73: all 24 apartments at 60%, the 17 efficiencies at 80% and the 32 smaller one-bedrooms at 80%.
The City measures it differently. Its file compares the restricted rents with the market rents the developer projects, and estimates "$52,944,743.00 in rent savings directly to residents" over 60 years.
Rent data: Section 8 rent limits for 75241 and the 2026 limits for Texas counties.

Set-Asides, Planned Features and Transit

The file reserves apartments by income only; it names no group with a preference.

Who has apartments reserved

24 apartmentsfor households at or under 60% of area median income.
96 apartmentsat or under 80%.
120 apartmentsmarket rent, with no income limit.
Not foundany preference for students, university staff, local residents or veterans.

Planned and not posted

In the City's file"a clubhouse, fitness center, swimming pool, courtyard, community gathering spaces, green space, dog park, elevators, on-site management, and wireless internet access in common areas".
In the wider developmenta grocery store, shops, a library and innovation lab, a creekside greenbelt and trails, on the developer's website.
Not postedthe building's height, floor plans, parking, pet rules, fees and which utilities the tenant pays.

Source: Dallas City Council file 26-2142A; the development's website, October 7, 2026.

Two DART bus routes stop within about three tenths of a mile, and UNT Dallas station is a little under a mile away.

Stop or station	Service	Straight-line distance
University Hills at Camp Wisdom	Bus route 145	about 0.2 miles
Camp Wisdom at University Hills	Bus route 108	about 0.3 miles
UNT Dallas station	DART Blue Line	about 0.9 miles
Camp Wisdom station	DART Blue Line; bus routes 108, 141, 145 and 228	about 1.2 miles

What it means: both bus routes run to Camp Wisdom station on the Blue Line.

Source: DART's schedule data of October 4, 2026; straight-line distances calculated by VoucherMatch from the address as placed by Esri's geocoder, so they are approximate and the trip by road is longer.

How to Apply at Rivulet Apartments

There is nothing to apply to yet: no leasing site, phone number, application or waiting list for the apartments has been published.

What to do before an application opens

1Find your levelcompare your household's gross income with the 2026 table above.
2Register for updatesthe development's website has a "Register Interest" form for "Homes, leasing, and partnership news". It is a mailing list for the whole development, not an apartment application.
3Watch the corporation's listthe Dallas Public Facility Corporation's upcoming properties page did not list Rivulet on October 7, 2026.
4Ask by level and sizehow many apartments at your level are in each size, the rent of each and which utilities you would pay.
5If you have a vouchersay so at the start. State law bars the operator from refusing you for it.
6Keep another search goingno opening date exists.

What to have ready when leasing opens

Photo ID. for every adult
Proof of income. recent pay stubs, benefit letters and your latest tax return
Household list. everyone who will live in the apartment, since the limit depends on household size
Your numbers. the income limit for your household and the expected rents in this article
Voucher. your voucher and DHA's forms, if you have one

What it means: the developer has not published the documents it will require, so ask for its list when an application opens.

Source: VoucherMatch's list.

What Is Known and What Is Not Yet Published

City records settle the count, the income levels and the ownership; no construction or leasing date for the apartments is on record.

Known and not yet known, as of October 7, 2026

Known240 apartments; 24 at 60% and 96 at 80% of area median income; 120 at market rent; the rents the City expects, by size.
Not publishedwhen the apartment building starts, its height and design, the leasing start and the application.
Sources disagreethe apartment count over time, 535 in two buildings in the 2023 plan against 240 in the 2026 approval.
Sources disagreethe state of the land, "currently occupied" in the 2026 resolution against "currently undeveloped" in the City's 2025 file.
Sources disagreethe number of houses in the wider development, about 300 in the developer's 2025 release against 565 on its website.

If You Need an Apartment Sooner

Rivulet Apartments has no opening date, so a household that needs to move should search elsewhere now.

Voucher in hand: browse Section 8 apartments in Dallas, or by size: studios, one-bedrooms and two-bedrooms.
Lower rents, where you apply directly: see low-income apartments in Dallas.
No voucher yet: check which Section 8 waiting lists are open.

Frequently Asked Questions

Is Rivulet Apartments open?

No. As of October 7, 2026 it is an approved plan for 6400 University Hills Boulevard, Dallas, TX 75241. No construction or opening date for the apartments is published.

How many affordable apartments will Rivulet have?

The City Council's resolution counts 120 of 240: 24 for households at or under 60% of the area median income and 96 at or under 80%. The other 120 rent at market rates.

How much will rent be at Rivulet Apartments?

The City's August 2026 file expects $950 to $1,000 for an efficiency, $1,188 to $1,275 for an income-restricted one-bedroom and $1,200 to $1,750 for an income-restricted two-bedroom. No rent has been advertised.

How much can you earn and still qualify?

In 2026, one person can earn up to $50,880 for a 60% apartment and $67,840 for an 80% apartment. For two people the limits are $58,140 and $77,520.

Will Rivulet Apartments take Section 8?

State law bars the operator of a Public Facility Corporation building from refusing a renter for holding a voucher. DHA's 2026 payment standard for ZIP code 75241 is $1,215 for a one-bedroom, $27 above the expected 60% rent.

How do I apply for Rivulet Apartments?

There is no application yet. The development's website has a "Register Interest" form for updates, which is not an application. Dallas buildings take applications at their own leasing offices.

Is Rivulet student housing?

The City's file does not describe it that way. It is a mixed-income apartment building in a development across Camp Wisdom Road from UNT Dallas, with no student preference on record.

Sources for this article (8)

file 26-2142A (cityofdallas.legistar.com)
file 25-3142A (cityofdallas.legistar.com)
website (rivuletdallas.com)
November 2025 release (finance.yahoo.com)
list of upcoming properties (dallaspfc.com)
2026 payment standards (dhantx.com)
Small Area Fair Market Rents (huduser.gov)
Texas Local Government Code chapter 303 (tcss.legis.texas.gov)

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VoucherMatch Editorial Team

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