Far Rockaway's Rockaway Village Phase 5: 252 Affordable Apartments at 1518 Village Lane, From $617 a Month

Published October 14, 202621 min readBy VoucherMatch Editorial Team

Rendering of a red-brown brick apartment building on a street corner, stepping up from a lower corner section to taller wings behind, with dark-framed corner windows, a gray ground floor with glass storefronts, young street trees, a parked blue car and people on the sidewalk — Rendering of Rockaway Village Phase 5 from Phipps Houses' lottery page, also the first image on the Housing Connect listing. Its file name labels it building E, which Marvel's site plan places on Redfern Avenue, where HPD lists the 252-apartment building. Photo: Phipps Houses, project rendering, via Phipps Houses, Rockaway Village Phase 5 Housing Lottery page (archived January 19, 2026) (cropped).

Quick answer1518 Village Lane, a 12-story building with 252 apartments in Far Rockaway, Queens, received its first certificate of occupancy on July 10, 2026. It is the larger of two buildings in Rockaway Village Phase 5. NYC Housing Connect advertised 325 apartments across both, from $617 for a one-bedroom to $2,555 for a three-bedroom, with applications due February 9, 2026. As of October 5, 2026, every rent is under the 2026 CityFHEPS maximum for its size, and the advertisement says the minimum income may not apply with a rental subsidy.

Last checked: October 5, 2026, against the Housing Connect listing for lottery 7358, Phipps Houses' advertisement, Phipps' Rockaway Village page and vacancies flyer, Department of Buildings jobs 421134187 and 421134178 and certificates of occupancy 4625133-0000001 and 4625132-0000001, HPD's Affordable Housing Production by Building data, city property records (ACRIS) for Queens block 15537, HDC's 2023 list of projects and loans, HPD's announcement of January 27, 2026, Marvel's project page, reports by New York YIMBY, PIX11, the New York Real Estate Journal and 6sqft, the Housing Connect FAQ and the CityFHEPS payment standards in DSS-8r (effective April 1, 2026).

1518 Village Lane in numbers

252apartments in the building, on city permits
325apartments advertised on Housing Connect, in two buildings
$617the lowest rent, for a one-bedroom at 30% AMI
$2,555the highest rent, for a three-bedroom at 80% AMI
February 9, 2026the application deadline
July 10, 2026first certificate of occupancy issued

What Was Built at 1518 Village Lane

1518 Village Lane is a 12-story, 125-foot building with 252 apartments, built by the nonprofit Phipps Houses as the larger of the two buildings in the fifth phase of Rockaway Village.

Size: Department of Buildings job 421134187 is for a 12-story new building, 125 feet tall, with 252 apartments and 290,691 square feet of floor area. Its 2022 filing reads "mixed use building".
Owner on the permits: FRP Phase 5 LIHTC LLC. City property records spell it FRV Phase 5 LIHTC, LLC.
Developer, architect, builder: later permits list Phipps Houses as the owner's business. The applicant is Jonathan Marvel, a registered architect, and the new building permits name Lettire Construction Corp.
Programs: the advertisement names the Extremely Low & Low-Income Affordability (ELLA) program of HDC and HPD and HPD's Mandatory Inclusionary Housing program. HDC's 2023 annual report files "Rockaway Village Phase 5", 385 units, under Mix & Match.

Watch outthe building has two addresses. HPD's data and the first Department of Buildings filing, in March 2022, use 16-25 Redfern Avenue. The current permit, the certificate of occupancy and the Housing Connect listing use 1518 Village Lane. HPD's row and the current permit carry the same building identification number, 4625133, and ZIP code 11691.

Rockaway Village Phase 5, from filing to occupancy

March 22, 2022new building applications for both Phase 5 buildings are filed with the Department of Buildings.
December 22, 2023six mortgages to HDC are signed. HPD lists this as the project start date.
March 1, 2024the new building permit for 1518 Village Lane is issued.
December 10, 2025PIX11 reports a new lottery for Rockaway Village Apartments 5.
January 27, 2026HPD features the lottery in its monthly roundup of listings, with rents "As low as $617.00".
February 9, 2026applications are due.
April 14, 2026first certificate of occupancy for 1523 Village Lane, 133 apartments.
May 12, 2026a ribbon cutting is held for the whole development, according to New York YIMBY.
July 10, 2026first certificate of occupancy for 1518 Village Lane, 252 apartments.

What it means: at 1518 Village Lane, the new building permit to the first certificate of occupancy took a little over 28 months.

Source: Department of Buildings jobs 421134187 and 421134178 and certificates of occupancy 4625133-0000001 and 4625132-0000001; ACRIS records for block 15537; HPD project 64887 and HPD's announcement of January 27, 2026; PIX11, December 10, 2025; New York YIMBY, May 23, 2026.

New York YIMBY wrote on May 23, 2026 that "Construction is complete on Rockaway Village", 48 days before the first certificate of occupancy for 1518 Village Lane.

252 Apartments at 1518 Village Lane, 205 of Them in the Lottery

HPD's data counts 252 apartments at 1518 Village Lane: 72 extremely low income (0 to 30% AMI), 68 very low income (31 to 50%), 111 low income (51 to 80%) and one for the superintendent. The Housing Connect listing put 205 of its 325 lottery apartments in this building and 120 at 1523 Village Lane.

Income level	Studios	1 bedroom	2 bedrooms	3 bedrooms	Total
30% AMI	0	13	21	5	39
50% AMI	6	23	66	11	106
60% AMI	3	10	19	2	34
80% AMI	8	35	82	21	146
All levels	17	81	188	39	325

What it means: 188 of the 325 lottery apartments, or 58%, were two-bedrooms, and 146, or 45%, were at the 80% level.

Source: Housing Connect listing for lottery 7358 and the advertisement, which give the same counts for the two buildings together. Totals added by VoucherMatch. AMI is the area median income.

Apartments at 1518 Village Lane by size: whole building in HPD's data against the 205 in the lottery

Whole building (HPD)Lottery (Housing Connect)

Studio

1 bedroom

2 bedrooms

127

3 bedrooms

View the data table

Apartment size	Whole building (HPD)	Lottery (Housing Connect)
Studio	34	0
1 bedroom	63	51
2 bedrooms	127	127
3 bedrooms	28	27

What it means: 47 apartments at 1518 Village Lane sat outside the lottery: all 34 studios, 12 one-bedrooms and 1 three-bedroom. The lottery had 26 of the building's 72 extremely low income apartments. The lottery's 17 studios were all at 1523 Village Lane.

Source: HPD Affordable Housing Production by Building, project 64887, read October 5, 2026; the address on each apartment record in the Housing Connect listing, counted by VoucherMatch.

Key pointacross both buildings, HPD counts 385 apartments and the lottery had 325. The other 60 are 58 extremely low income apartments and two for superintendents, by VoucherMatch's subtraction. No document opened for this article says how the 58 are filled. For Phase 4, the New York Real Estate Journal reported in 2022 "15 percent of the units set aside for households who are formerly homeless". Fifty-eight is 15% of 385.

Rendering of a tan brick apartment building with a tall tower section rising above lower wings, dark window frames and young trees along its base, seen between the edges of two other brick buildings under a blue sky — Rendering of the second Phase 5 building from Phipps Houses' lottery page, also on the Housing Connect listing. Its file name labels it building F, which Marvel's site plan places between Village Lane and Augustina Avenue. Photo: Phipps Houses, project rendering, via Phipps Houses, Rockaway Village Phase 5 Housing Lottery page (archived January 19, 2026) (cropped).

Rents and Income Ranges in the Housing Connect Advertisement

The 325 lottery apartments had 15 rents, from $617 to $2,555, and the lowest minimum income in the advertisement was $25,509 a year.

Monthly rent and yearly income range by apartment type
Apartments	Rent	People	Yearly income
13 one-bedrooms, 30% AMI	$617	1 to 3	$25,509 to $43,740
21 two-bedrooms, 30% AMI	$728	2 to 5	$30,789 to $52,500
5 three-bedrooms, 30% AMI	$830	3 to 7	$35,726 to $60,270
6 studios, 50% AMI	$1,031	1 to 2	$39,155 to $64,800
23 one-bedrooms, 50% AMI	$1,300	1 to 3	$48,926 to $72,900
66 two-bedrooms, 50% AMI	$1,543	2 to 5	$58,732 to $87,500
11 three-bedrooms, 50% AMI	$1,767	3 to 7	$67,852 to $100,450
3 studios, 60% AMI	$1,122	1 to 2	$42,275 to $77,760
10 one-bedrooms, 60% AMI	$1,411	1 to 3	$52,732 to $87,480
19 two-bedrooms, 60% AMI	$1,682	2 to 5	$63,498 to $105,000
2 three-bedrooms, 60% AMI	$1,931	3 to 7	$73,475 to $120,540
8 studios, 80% AMI	$1,468	1 to 2	$54,138 to $103,680
35 one-bedrooms, 80% AMI	$1,646	1 to 3	$60,789 to $116,640
82 two-bedrooms, 80% AMI	$2,097	2 to 5	$77,726 to $140,000
21 three-bedrooms, 80% AMI	$2,555	3 to 7	$94,869 to $160,720

Showing the first 4 of 15 rows. View allCollapse table

What it means: the same two-bedroom layout rented for $728, $1,543, $1,682 or $2,097 depending on the income level a household qualified under.

Source: the advertisement for Rockaway Village Apartments Phase 5 posted by Phipps Houses, applications due February 9, 2026. The top of each range is for the largest household allowed.

Watch outthe advertisement and the Housing Connect listing give the same rents and different incomes. The listing, read October 5, 2026, puts every one-bedroom minimum $34 lower and every two- and three-bedroom minimum $103 lower: $25,475 for the $617 one-bedrooms, against the advertisement's $25,509. Studio minimums match. The maximums differ at every household size and are printed below.

Household size	30% AMI: ad / listing	50% AMI: ad / listing	60% AMI: ad / listing	80% AMI: ad / listing
1 person	$34,020 / $35,640	$56,700 / $59,400	$68,040 / $71,280	$90,720 / $95,040
2 people	$38,880 / $40,710	$64,800 / $67,850	$77,760 / $81,420	$103,680 / $108,560
3 people	$43,740 / $45,810	$72,900 / $76,350	$87,480 / $91,620	$116,640 / $122,160
4 people	$48,600 / $50,880	$81,000 / $84,800	$97,200 / $101,760	$129,600 / $135,680
5 people	$52,500 / $54,960	$87,500 / $91,600	$105,000 / $109,920	$140,000 / $146,560
6 people	$56,400 / $59,040	$94,000 / $98,400	$112,800 / $118,080	$150,400 / $157,440
7 people	$60,270 / $63,120	$100,450 / $105,200	$120,540 / $126,240	$160,720 / $168,320

What it means: neither document explains the difference, so a household between the two figures should ask Phipps Houses which one applies.

Source: maximum yearly income, first figure from the advertisement PDF on phippsny.org, second from the Housing Connect listing for lottery 7358.

Where a household could fall between levels, using the advertisement's figures

Under $25,509below the lowest minimum, which was for the $617 one-bedrooms, unless the household has a rental subsidy.
One person at $34,021 to $39,154over the 30% maximum and under the 50% studio minimum.
Asset limits$48,600 for the 30% apartments, $81,000 for the 50%, $97,200 for the 60% and $129,600 for the 80%.

Key pointthe advertisement says "Rent includes gas for heating. Tenant responsible for electricity with electric stove". It does not say who pays for hot water. It also says "No fee to apply" and "No broker's fee".

Photograph of an empty open kitchen with white upper cabinets, dark gray lower cabinets, a stainless steel range with a flat cooktop, a microwave, a dishwasher and a refrigerator, white tile backsplash and wood-look plank flooring, with the apartment entry door at right — A kitchen in a photograph from the Housing Connect listing for lottery 7358. The listing does not say which building or apartment it shows. Photo: Housing Connect listing 7358, listing photograph, via NYC Housing Connect, lottery 7358 (cropped and enlarged).

Which Rents a CityFHEPS or Section 8 Voucher Reaches

All 15 rents are under the 2026 CityFHEPS maximum for the same apartment size, and the closest is $900 under.

This was a city lottery on NYC Housing Connect, so HPD's rule applies. The Housing Connect FAQ says: "Minimum income requirements do not apply if you have a voucher or a rental subsidy. However, rent should be within maximum limits allowed by your voucher or rental assistance program." The advertisement for Phase 5 says the same thing in a footnote: "Minimum income listed may not apply to applicants with Section 8 or other qualifying rental subsidies. Asset limits also apply."

Lowest and highest monthly rent in the Rockaway Village Phase 5 lottery against the 2026 CityFHEPS maximum for that apartment size, in dollars

Lowest lottery rentHighest lottery rent (80% AMI)CityFHEPS maximum

Studio

$1,031

$1,468

$2,604

1 bedroom

$617

$1,646

$2,734

2 bedrooms

$728

$2,097

$2,997

3 bedrooms

$830

$2,555

$3,753

View the data table

Apartment size	Lowest lottery rent	Highest lottery rent (80% AMI)	CityFHEPS maximum
Studio	$1,031	$1,468	$2,604
1 bedroom	$617	$1,646	$2,734
2 bedrooms	$728	$2,097	$2,997
3 bedrooms	$830	$2,555	$3,753

What it means: the 80% apartments are $1,136, $1,088, $900 and $1,198 under the maximum, from studio to three-bedroom.

Source: rents from the Housing Connect listing for lottery 7358; maximums from DSS-8r, effective April 1, 2026, all utilities included. The lowest studio rent is at 50% AMI and the other three are at 30%.

Watch outthe maximums assume the rent covers all utilities. Here tenants pay for electricity, including the stove, so a voucher program subtracts a utility allowance from its maximum.

Your maximum follows your household, not the apartment. CityFHEPS sets it by family size: a studio or one-bedroom amount for one or two people, the two-bedroom amount for three or four, the three-bedroom amount for five or six.
The maximum income applies with or without a voucher.
Guides: CityFHEPS vs Section 8 and Section 8 utility allowances in NYC.

How the Rents Compare With Typical Rents in ZIP Code 11691

Every advertised rent is below what HUD estimates an ordinary apartment costs in ZIP code 11691, by $913 to $2,980 a month.

Lowest and highest monthly rent in the Rockaway Village Phase 5 lottery against HUD's fiscal year 2027 fair market rent for ZIP code 11691, in dollars

Lowest lottery rentHighest lottery rent (80% AMI)HUD fair market rent, ZIP 11691

Studio

$1,031

$1,468

$2,630

1 bedroom

$617

$1,646

$2,770

2 bedrooms

$728

$2,097

$3,010

3 bedrooms

$830

$2,555

$3,810

View the data table

Apartment size	Lowest lottery rent	Highest lottery rent (80% AMI)	HUD fair market rent, ZIP 11691
Studio	$1,031	$1,468	$2,630
1 bedroom	$617	$1,646	$2,770
2 bedrooms	$728	$2,097	$3,010
3 bedrooms	$830	$2,555	$3,810

What it means: the 80% two-bedrooms, at $2,097, are $913 under HUD's figure. The 30% three-bedrooms, at $830, are $2,980 under it.

Source: rents from the Housing Connect listing for lottery 7358; fair market rents from HUD's Small Area Fair Market Rents for fiscal year 2027, in effect since October 1, 2026. HUD's figure is its estimate of the 40th-percentile rent in the ZIP code with utilities included.

Utilities: HUD's figure includes all utilities. Rents here leave out electricity, so the real gap is smaller than the chart shows.
ZIP code: HPD's data, Department of Buildings records and the Housing Connect listing all place both buildings in 11691.
Apartments in this ZIP code: see voucher apartments in ZIP 11691.

How Phase 5 Was Financed

City property records show six mortgages to the New York City Housing Development Corporation (HDC), all dated December 22, 2023, on the lots that hold both Phase 5 buildings.

Recorded document	Amount
Mortgage to HDC	$98,269,233
Mortgage to HDC	$68,750,566
Mortgage to HDC	$29,385,767
Mortgage to HDC	$11,460,514
Mortgage to HDC	$8,539,486
Mortgage to HDC	$2,457,211
Mortgage to Phipps Houses	$5,462,501

What it means: the six HDC mortgages add up to $218,862,777 by VoucherMatch's addition. The records do not say which mortgage carries which program's money.

Source: ACRIS records for Queens block 15537, lots 65 and 100, recorded January 24, 2024. The borrowers are FRV Phase 5 LIHTC, LLC, FRV Phase 5 CF Master Tenant LLC and Rockaway Village V Housing Development Fund Corporation. The city's index dates the Phipps mortgage January 22, 2023.

PincusCo's headline: a report dated January 25, 2024 is headlined "Phipps signs $218.9M construction loan in Far Rockaway". The rest is behind a paywall and was not read.
Not published in any document opened here: the total development cost of Phase 5 and the amount of tax credit equity.

Preferences, Building Features and Transit

The lottery set aside 5% and 2% of apartments for applicants with disabilities and gave preference for 20% and 10% to two other groups.

Set-asides and preferences in the Phase 5 lottery

5%set aside for applicants with a mobility disability.
2%set aside for applicants with a vision or hearing disability.
20%preference for residents of Queens Community Board 14.
10%preference for municipal employees and military veterans.
General preference"Applicants who live in New York City receive a general preference for apartments."
Earlier phases6sqft reported a 50% community board preference in the 2021, 2023 and 2024 lotteries.

What the two buildings have, in the advertisement and the listing

Shared spaces in the advertisementan elevator, a landscaped courtyard, a children's outdoor play area, a children's playroom, a community room, a concierge, an exercise room and a package room.
In each apartment, in the advertisementbroadband internet, energy-efficient appliances, a dishwasher and a microwave.
Added by the Housing Connect listingair-conditioning, hardwood floors, an intercom, security cameras, a doorman, an on-site resident manager, a business center and bike storage lockers.
Roofsolar panels, on a permit issued January 23, 2026 (job Q01147915).

Photograph of a lobby with two wood-paneled mailbox islands topped with white stone, a round concrete column ringed by a circular light, white parcel lockers at right and a blue-green watercolor mural on the upper wall — A lobby with mailboxes and parcel lockers, in a photograph from Phipps Houses' Phase 5 lottery page. The page did not say which Rockaway Village building it shows, and the file sits in the site's November 2025 upload folder, before either Phase 5 building had a certificate of occupancy. Photo: Phipps Houses, marketing photograph, via Phipps Houses, Rockaway Village Phase 5 Housing Lottery page (archived January 19, 2026) (cropped).

Extra cost, restricted and not stated

Extra costthe laundry room is card-operated and carries "additional fees". Tenants pay for electricity.
Restricted"Smoke-free building".
Petsthe listing says "Pet-friendly". The advertisement does not mention pets, and neither gives size or fee rules.
Not statedparking for Phase 5 tenants.

Photograph of an exercise room with a wood-paneled wall, a cable weight machine, a leg machine, a recumbent bike and treadmills, and floor-to-ceiling windows facing a red brick building — An exercise room in a photograph from Phipps Houses' Phase 5 lottery page. The page did not say which Rockaway Village building it shows; the file sits in the site's November 2025 upload folder. Photo: Phipps Houses, marketing photograph, via Phipps Houses, Rockaway Village Phase 5 Housing Lottery page (archived January 19, 2026) (cropped).

Station	Lines	Straight-line distance
Far Rockaway	Long Island Rail Road	about 0.1 miles
Far Rockaway-Mott Av	A	about 0.3 miles
Inwood	Long Island Rail Road	about 0.5 miles

What it means: the Long Island Rail Road station and the nearest A train station are both within a third of a mile.

Source: stations from the MTA's subway and rail station data; distances calculated by VoucherMatch in a straight line from the coordinates of 1518 Village Lane in Department of Buildings records, so the walk is longer. The advertisement also lists the Q22, Q113, Q114, N31, N32 and N33 buses.

Photograph through a glass wall of a children's playroom with red and blue foam floor tiles, a play tunnel, a pop-up tent, a small yellow table with colored plastic chairs and a white round column — A children's playroom in a photograph from Phipps Houses' Phase 5 lottery page. The page did not say which Rockaway Village building it shows. Photo: Phipps Houses, marketing photograph, via Phipps Houses, Rockaway Village Phase 5 Housing Lottery page (archived January 19, 2026) (cropped).

The Five Phases of Rockaway Village

Phase 5 is the last of five phases in HPD's data, which together hold 1,696 apartments in eight buildings.

Phase in HPD's data	Addresses in HPD's data	Apartments	Project start	Buildings completed
Phase 1	20-02 Mott Avenue	457	June 27, 2018	December 10, 2024
Phase 1B	20-10 and 20-52 Mott Avenue	316	December 30, 2019	May 27 and June 27, 2022
Phase 3	1721 Redfern Avenue	354	December 30, 2020	August 21, 2023
Phase 4	1605 and 1607 Village Lane	184	December 29, 2021	October 15, 2025 and February 26, 2024
Phase 5	16-25 Redfern Avenue and 15-23 Village Lane	385	December 22, 2023	July 10 and April 14, 2026
All phases	8 buildings	1,696

What it means: Phase 5 holds 385 of the 1,696 apartments, more than any phase except the first.

Source: HPD Affordable Housing Production by Building, projects 64885, 67286, 64886, 70082 and 64887, read October 5, 2026. Total added by VoucherMatch.

The four Housing Connect lotteries, as reported

December 2021692 apartments in three buildings, $388 to $1,885 a month, due February 21, 2022.
June 2023282 apartments at 1626 Village Lane, $388 to $1,968, due August 1, 2023.
March 2024155 apartments at 1605 Village Lane, $410 to $2,035, due May 14, 2024.
December 2025325 apartments at 1518 and 1523 Village Lane, $617 to $2,555, due February 9, 2026.

What it means: the lowest rent was $388 in the first lottery and $617 in the last, which had no 30% AMI studios.

Source: 6sqft, December 20, 2021, June 8, 2023 and March 19, 2024, for the first three; the Phase 5 advertisement for the fourth.

Watch outthe sources count the phases and the apartments differently. Marvel's project page says "Over three phases totaling 1.7 million SF". Phipps' page says "a five phase development" with 1,700 apartments, and HPD's rows add up to 1,696. HDC's 2023 list has a "Rockaway Village Phase II" with 316 units, the number HPD files under Phase 1B.

Aerial rendering of a cluster of new mid-rise apartment buildings in white, tan and dark brown with solar panels on their roofs, set among low houses and older brick apartment blocks, with an elevated train line at lower left and marshland and water in the distance — Aerial rendering of the completed Rockaway Village development, all phases, from the project page of Marvel, the architect. Photo: Marvel, project rendering, via Marvel, The Planning of Rockaway Village (cropped).

What Happens After the Lottery and Where Openings Are Posted

Applications for the 325 apartments were due February 9, 2026, and the advertisement says applicants "are usually contacted from 2 to 10 months after the application deadline".

How the 325 apartments are filled, in the advertisement's words

1Lottery"After the deadline, applications are selected for review through a lottery process."
2Invitation"If yours is selected and you appear to qualify, you will be invited to submit documents".
3Timingtwo to 10 months after February 9, 2026 runs from April 2026 to December 2026, by VoucherMatch's count.

If you applied, have these ready

Identity. proof of identity for every member of the household
Household size. proof of everyone who will live with you
Income. proof of all earnings, which the advertisement lists as "salary, hourly wages, tips, Social Security, child support, and other income"
Voucher. your shopping letter or voucher, showing the rent it covers

What it means: the advertisement names categories, not exact papers, so wait for Phipps Houses' request.

Source: the first three items follow the advertisement's sentence on documents; the voucher line is VoucherMatch's addition.

Where openings at Rockaway Village are posted

Phipps' Rockaway Village pageon October 5, 2026, the page showed a leasing status of open and linked a flyer headed "Immediate Vacancies" for 1701, 1720 and 1725 Village Lane.
What the flyer listsa one-bedroom for $1,220, a studio for $1,315, a three-bedroom for $1,919 and a two-bedroom for $2,272, with applications "logged in the order in which they are received". The flyer is undated and its file name ends in "4-1-26". Call 646-388-8227 to ask what is left.
Housing Connectcity lotteries are posted at housingconnect.nyc.gov. Phase 5 was lottery 7358.
Not publishedhow many of the 325 apartments have been leased, and whether Phase 5 will keep a waiting list of its own.

If You Need an Apartment Now

Applications for Phase 5 were due February 9, 2026, so a household that needs to move this year has to look at other buildings.

4 bedrooms apartment in Far Rockaway, Queens — Queens apartments on VoucherMatch that take vouchers, nearest to 1518 Village Lane first

3 bedrooms apartment in Far Rockaway, Queens — Queens apartments on VoucherMatch that take vouchers, nearest to 1518 Village Lane first

Voucher in hand: browse Section 8 apartments in Queens and CityFHEPS apartments in Queens from landlords who take vouchers.
No voucher yet: read how to get a housing voucher in NYC.

Frequently Asked Questions

What is the rent at Rockaway Village Phase 5?

One-bedrooms were $617 to $1,646, two-bedrooms $728 to $2,097 and three-bedrooms $830 to $2,555, depending on income level. Studios were $1,031 to $1,468. Tenants pay electricity.

How much do you have to earn for 1518 Village Lane?

The advertisement's ranges run from $25,509 a year for a $617 one-bedroom to $160,720 for seven people in a $2,555 three-bedroom. The Housing Connect listing shows $25,475 and $168,320.

Can I use CityFHEPS or Section 8 at Rockaway Village?

Every advertised rent is under the 2026 CityFHEPS maximum for its size. The advertisement says the minimum income "may not apply to applicants with Section 8 or other qualifying rental subsidies".

Is 16-25 Redfern Avenue the same building as 1518 Village Lane?

Yes. HPD's data lists the 252-apartment building at 16-25 Redfern Avenue. Department of Buildings records and Housing Connect lottery 7358 list it at 1518 Village Lane.

Does Rockaway Village Phase 5 allow pets?

The Housing Connect listing says "Pet-friendly". The advertisement does not mention pets, and neither gives size limits or fees.

Are the rents at 1518 Village Lane below market?

Yes. HUD's fiscal year 2027 fair market rent for ZIP code 11691 runs from $2,630 for a studio to $3,810 for a three-bedroom. Every advertised rent is at least $913 below the figure for its size.

Sources for this article (17)

Housing Connect listing for lottery 7358 (housingconnect.nyc.gov)
advertisement (phippsny.org)
Rockaway Village page (phippsny.org)
vacancies flyer (phippsny.org)
Affordable Housing Production by Building (data.cityofnewyork.us)
2023 list of projects and loans (2023annual.nychdc.com)
announcement of January 27, 2026 (nyc.gov)
project page (marveldesigns.com)
New York YIMBY (newyorkyimby.com)
PIX11 (pix11.com)
New York Real Estate Journal (nyrej.com)
6sqft (6sqft.com)
Housing Connect FAQ (housingconnect.nyc.gov)
DSS-8r (nyc.gov)
Small Area Fair Market Rents (huduser.gov)
a report dated January 25, 2024 (pincusco.com)
housingconnect.nyc.gov (housingconnect.nyc.gov)

Stay Updated on Housing

Get the latest on fair market rents, voucher programs, and finding housing.

No spam, ever. Unsubscribe anytime.

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