The Caroline in West Dallas: 176 Income-Restricted Apartments at 1400 W. Commerce Street, One-Bedrooms Listed From $1,425

Published October 18, 202618 min readBy VoucherMatch Editorial Team

Quick answerAs of October 6, 2026, The Caroline at 1400 W. Commerce Street in West Dallas is pre-leasing. The City's 2025 agreement requires at least 176 of its 344 apartments to be income-restricted: 19 at 60% of the area median income and 157 at 80%. There is no lottery: you apply at the leasing office, 844-426-5128. Its floor plans page lists restricted one-bedrooms from $1,425 a month before fees. The same agreement requires the owner to set aside 10% of the apartments for voucher holders.

Last checked: October 6, 2026, against the building's floor plans page and attainable housing page, Dallas City Council file 25-1625A with its resolution 25-0825 and file 22-105, the Dallas Public Facility Corporation's list of properties, the Texas Department of Housing and Community Affairs (TDHCA) Income and Rent Tool, DHA's 2026 payment standards, and HUD's Small Area Fair Market Rents. The leasing office sets what is available and what it rents for; confirm there before you apply.

The Caroline in numbers

176income-restricted apartments, at least, out of 344
19 and 157apartments at 60% and at 80% of area median income
$1,425the lowest rent on a plan labeled "PFC" on October 6, 2026, before fees
$50,880the most one person can earn for a 60% apartment in 2026
35apartments the City's agreement sets aside for voucher holders, 10% of 344
844-426-5128the leasing office, which takes applications

Four-story apartment building in red brick and grey panels with a sign reading The Caroline on the corner, seen across an empty parking area — The Caroline, 1400 W. Commerce Street in West Dallas, in a photograph from its leasing site. Photo: The Caroline, from the building's leasing site, marketing image, via carolineoncommerce.com (cropped).

What The Caroline Is and Who Built It

The Caroline is a four-story, 344-apartment complex at 1400 W. Commerce Street, on land owned by the Dallas Public Facility Corporation, a City-created body, and built with a $2 million City grant on top of a 75-year property-tax exemption.

Names: The Caroline, and Caroline on Commerce on its leasing site. The City Council approved it in 2022 as Standard West Commerce.
Developer: Ojala Partners, through Caroline Dallas Tenant, LP, according to the City's file. The state's accessibility filing names Ojala Holdings as owner and HLR Architects as the design firm.
Owner of the land: the Dallas Public Facility Corporation, which leases the property to the developer for 75 years.
Leasing site: it carries the name and privacy policy of Kairoi.
Size: 247 one-bedrooms, 73 two-bedrooms and 24 three-bedrooms, on a site that fronts West Commerce, Neal and Seale streets.
Cost: $85 million in the City's 2025 file, up from $64.8 million when the Council first approved it.

1400 W. Commerce Street, from approval to pre-leasing

January 25, 2022the Dallas Public Facility Corporation's board declares its intent to lease the site to the developer.
April 27, 2022the City Council approves the corporation's ownership and the 75-year tax exemption (resolution 22-0630), for a 300-apartment plan.
January 2025construction start in the City's schedule.
May 28, 2025the Council approves a $2 million grant from 2024 bond funds for sewer and street work (resolution 25-0825). The plan is now 344 apartments.
October 6, 2026the leasing site reads "Now Pre-leasing Apartment Homes in Dallas, TX".
April 2027construction complete, in the City's 2025 schedule.

What it means: apartments are being offered while the City's schedule still shows construction running into 2027, so ask which buildings are finished.

Source: Dallas City Council files 22-105 and 25-1625A; the leasing site.

Rendering of a courtyard pool with rows of blue loungers and umbrellas between four-story apartment wings — Rendering of the pool courtyard at The Caroline, from the leasing site. Photo: The Caroline, from the building's leasing site, marketing image, via carolineoncommerce.com (cropped).

Where 1400 W. Commerce Street Is

The building is on West Commerce Street in West Dallas, near Sylvan Avenue, in ZIP code 75208 and City Council District 6.

What	For 1400 W. Commerce Street
Area	West Dallas
Streets	West Commerce, Neal and Seale; Sylvan Avenue nearby
ZIP code	75208
City Council district	6
Before	a vacant building-material distribution facility

What it means: DHA sets voucher amounts by ZIP code, and 75208 is the number to use here even though the area is West Dallas.

Source: Dallas City Council files 22-105 and 25-1625A, which describe a new sewer line of about 1,864 feet along West Commerce from Sylvan Avenue; U.S. Census geocoder for the city and ZIP code.

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

The City's 2025 file counts 176 income-restricted apartments, 19 at 60% of the area median income and 157 at 80%, and 168 at market rent.

Apartments at The Caroline by size and income level in the City's May 2025 file, number of apartments

At 60%At 80%Market rent

1 bedroom

114

120

2 bedrooms

3 bedrooms

View the data table

Size	At 60%	At 80%	Market rent
1 bedroom	13	114	120
2 bedrooms	4	33	36
3 bedrooms	2	10	12

What it means: 127 of the 176 restricted apartments are one-bedrooms, and only six restricted apartments at 60% have more than one bedroom.

Source: unit table in Dallas City Council file 25-1625A, May 28, 2025.

An older count is still online. The Dallas Public Facility Corporation's site lists 300 apartments with 151 at 80%, the 2022 plan. The Council's 2025 resolution is the later record.
How long the limits last: the grant requires a 20-year affordability period, and the corporation's lease runs 75 years.
Spread through the building: the resolution says the voucher apartments "must be dispersed throughout the residential floor area and shall have identical finish-out and materials."

What the Apartments Rent For in October 2026

The Caroline's floor plans page prices plans labeled "PFC" from $1,425 for a one-bedroom, $2,055 for a two-bedroom and $2,440 for a three-bedroom, with these base rents recorded on October 6, 2026.

Plans labeled PFC, rents listed October 6, 2026
Apartment	Size	Base rent
1 bed	546 sq ft	$1,425
1 bed	580 sq ft	$1,450 to $1,525
1 bed	650 sq ft	$1,575 to $1,800
1 bed	700 sq ft	$1,700 to $1,825
1 bed	729 sq ft	$1,625 to $1,650
1 bed	762 sq ft	$1,667
2 beds	1,116 sq ft	$2,055 to $2,180
2 beds	1,027 sq ft	$2,180
3 beds	1,406 sq ft	$2,440
3 beds	1,428 sq ft	$2,519

What it means: add $149 a month to every figure here, and utilities on top of that.

Source: the building's floor plans page, read October 6, 2026. The page shows a total monthly price $149 above each base rent, which it says "includes BASE RENT, all MANDATORY MONTHLY FEES".

What the labels are: the page has 41 floor plans. Twelve end in "PFC", nine in "80" and four in "60". The site does not explain the labels. PFC is the abbreviation of the corporation that owns the land, and 60 and 80 are the two income levels in the City's file.
October 8, 2026 price update: the floor plans page now prices C280, a three-bedroom plan, at $1,947 base rent and $2,096 total monthly price. Many other "60" and "80" plans still say "Contact Us". The site does not explain the labels; ask the office to confirm the income restriction and fees for a specific unit.
Market plans: one-bedrooms from $1,337 to $2,136, two-bedrooms from $2,495 to $3,335 and three-bedrooms from $3,400, base rent.

State maximum monthly rent, 2026, utilities included
Level	1 bed	2 beds	3 beds
60%	$1,362	$1,635	$1,889
80%	$1,817	$2,180	$2,519

What it means: the highest PFC rents for two and three bedrooms, $2,180 and $2,519, equal the 80% caps exactly, before fees and utilities.

Source: TDHCA Income and Rent Tool, Dallas County, run October 6, 2026; effective May 1, 2026. The Dallas Public Facility Corporation says its projects follow "Rent restrictions based on 30% of the applicable AMI restricted levels as established by HUD, TDHCA"; the building's lease was not read.

Watch outa restricted plan is not always the cheaper one. At 580 square feet, the market plan starts at $1,337 and the PFC plan at $1,450. One PFC one-bedroom plan lists rents up to $1,825, which is $8 above the 80% cap of $1,817. Ask the leasing office how the cap is applied to the rent, the $149 in monthly fees and utilities.

Kitchen with grey cabinets, a white tile backsplash, stainless-steel appliances and a long island with a dark counter — A kitchen in a furnished apartment at The Caroline, from the leasing site. Photo: The Caroline, from the building's leasing site, marketing image, via carolineoncommerce.com (cropped).

The saving grows with the size of the apartment:

PFC plan against the market plan of the same size
Size	PFC plan	Market plan
1 bed, 580 sq ft	$1,450 to $1,525	$1,337 to $1,637
1 bed, 729 sq ft	$1,625 to $1,650	$1,800 to $1,950
1 bed, 762 sq ft	$1,667	$1,795 to $2,080
2 beds, 1,116 sq ft	$2,055 to $2,180	$2,675
3 beds, 1,428 sq ft	$2,519	$3,400 to $3,700

What it means: a PFC two-bedroom is listed about $500 to $600 under the market plan of the same size, and a PFC three-bedroom about $900 under it.

Source: the building's floor plans page, October 6, 2026; base rents.

Who Qualifies: 2026 Income Limits

Your household's gross yearly income has to be at or under the limit for the apartment's 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
5 people	$78,480	$104,640
6 people	$84,300	$112,400

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

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

A floor is not published. The site's attainable housing page lists apartment features and does not state income limits, a minimum income or the documents required.
Check your number: the Dallas Public Facility Corporation has an income calculator that shows where a household falls.

Does The Caroline Take Section 8 Vouchers?

The City's grant requires The Caroline not to discriminate against voucher holders and to set apartments aside for them.

The condition: resolution 25-0825 requires the owner to "Comply with Chapter 20A of the Dallas City Code, as amended, regarding the non-discriminatory treatment of housing voucher holders and set aside at least 10% of the total number of units, rounded up to the nearest whole number, and solely lease those units to holders of housing vouchers."
How many and how long: 10% of 344 rounds up to 35 apartments, set aside "for a minimum of 15 years".
A softer wording in the same resolution: it also describes "the requirement to make best efforts to lease up to 10 percent of the units to holders of housing vouchers". Both sentences are in the record.
Not on the building's site: any mention of vouchers.

One- to three-bedroom rents at The Caroline against DHA's 2026 payment standard for ZIP code 75208, dollars a month

Rent cap at 60%Lowest PFC rent listedDHA payment standard

1 bedroom

$1,362

$1,425

$1,512

2 bedrooms

$1,635

$2,055

$1,773

3 bedrooms

$1,889

$2,440

$2,232

View the data table

Apartment	Rent cap at 60%	Lowest PFC rent listed	DHA payment standard
1 bedroom	$1,362	$1,425	$1,512
2 bedrooms	$1,635	$2,055	$1,773
3 bedrooms	$1,889	$2,440	$2,232

What it means: the 60% caps are below the DHA comparison amounts at every size, before any household approval. The cheapest PFC one-bedroom is $87 under the standard before fees and utilities; the PFC two- and three-bedrooms are $282 and $208 over it.

Source: TDHCA Income and Rent Tool; the building's floor plans page, October 6, 2026; DHA's Housing Choice Voucher payment standards effective January 1, 2026. The cap and the standard include utilities; the listed rent does not, and excludes the $149 in monthly fees.

Which apartments are the voucher apartments: not published. Ask whether the 35 are open and what they rent for.
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 had not posted a 2027 schedule as of October 6, 2026.

October 8, 2026 clarification: Comparing rent with a payment standard does not decide approval. For ordinary tenant-based HCV initial occupancy above the standard, the family-share rule limits the household contribution to 40% of adjusted monthly income. Ask your agency which rules apply.

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.

Living room with brown sofas open to a kitchen with grey cabinets and an island with three stools — A furnished apartment at The Caroline, from the leasing site. The site does not say which plan it shows. Photo: The Caroline, from the building's leasing site, marketing image, via carolineoncommerce.com (cropped).

How the Rents Compare With Typical Rents in ZIP Code 75208

The 60% caps are $308 to $591 below what HUD estimates an ordinary apartment costs in ZIP code 75208, and the 80% caps are above that estimate.

Rent caps in 2026 against HUD's fiscal year 2027 fair market rent for ZIP code 75208, dollars a month with utilities

Rent cap at 60%Rent cap at 80%HUD fair market rent

1 bedroom

$1,362

$1,817

$1,670

2 bedrooms

$1,635

$2,180

$1,970

3 bedrooms

$1,889

$2,519

$2,480

View the data table

Apartment	Rent cap at 60%	Rent cap at 80%	HUD fair market rent
1 bedroom	$1,362	$1,817	$1,670
2 bedrooms	$1,635	$2,180	$1,970
3 bedrooms	$1,889	$2,519	$2,480

What it means: the 80% caps are $39 to $210 above HUD's figure, so an 80% apartment here is priced near or above the area's typical rent. The 60% apartments are the ones priced below it, and there are 19 of them.

Source: TDHCA Income and Rent Tool; 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. All columns include utilities.

What the City expected in 2025: rents of $1,240, $1,489 and $1,720 at 60%, and $1,478, $1,986 and $2,294 at 80%, for one, two and three bedrooms.
Rent data: Section 8 rent limits for 75208, voucher apartments in 75208 and the 2026 limits for Texas counties.

Set-Asides, Building Features and Transit

The only set-aside on the record is the City's: 35 apartments for households with housing vouchers.

Who has apartments set aside

35 apartmentsfor voucher holders, for at least 15 years, under the City's grant.
19 apartmentsfor households at or under 60% of area median income.
157 apartmentsfor households at or under 80%.
Not foundany preference for local residents, veterans or other groups.

Included and not posted

In the buildingpool, pickleball courts, a fitness center open 24 hours, coworking spaces and a business center, electric-vehicle charging, a pet park and pet wash, and what the site calls "a 2-acre wooded green space".
In the apartmentswasher and dryer, quartz countertops, stainless-steel appliances, vinyl plank floors, ceilings of 9 to 10 feet and walk-in closets.
Monthly fees$149 on every plan, by the page's own arithmetic. What the fees cover is not itemized on the page.
Not postedpet charges, parking charges, the application fee, deposits and which utilities the tenant pays.

Source: the leasing site's home, amenities, attainable housing and floor plans pages, October 6, 2026.

Rendering of a green pickleball court in a courtyard beside brick and grey apartment buildings with balconies — Rendering of the pickleball court at The Caroline, from the leasing site. Photo: The Caroline, from the building's leasing site, marketing image, via carolineoncommerce.com (cropped).

Two DART bus routes stop about four tenths of a mile away, and the nearest rail stop is about a mile and a half off.

Stop or station	Service	Straight-line distance
Fort Worth at Willomet	Bus route 102	about 0.4 miles
Sylvan at Commerce	Bus route 219	about 0.4 miles
Beckley stop	Dallas Streetcar	about 1.5 miles
EBJ Union Station	Red and Blue lines, TRE	about 2.0 miles

What it means: this is a bus-and-car location.

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

Bedroom with a made bed, an orange blanket, a desk by tall windows and a round mirror — A bedroom in a furnished apartment at The Caroline, from the leasing site. Photo: The Caroline, from the building's leasing site, marketing image, via carolineoncommerce.com (cropped).

How to Apply at The Caroline

You apply to the leasing office and it checks your income against the limit; there is no lottery and no City application.

Applying for an income-restricted apartment at The Caroline

1Call844-426-5128. The site also has a contact form. Say you are asking about attainable housing and give your household size and income.
2Ask by labelwhich "60", "80" and "PFC" plans are open, the base rent and total monthly price of each, and which utilities you would pay.
3Ask about the buildingthe City's schedule shows construction through April 2027, so ask when the apartment you want can be occupied.
4Visitthe office at 1400 W. Commerce Street is open Monday to Friday 9 a.m. to 6 p.m., Saturday 10 a.m. to 5 p.m. and Sunday 1 to 5 p.m.
5Apply"Apply Now" on the building's site opens the application.
6If you have a voucherask for the apartments set aside for voucher holders and bring the tenancy paperwork from the agency administering your voucher.

What to have ready

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 caps in this article, to compare with what you are quoted
Voucher. your voucher and your administering agency's forms, if you have one

What it means: ask for the list when you call.

Source: VoucherMatch's list. The building has not published the documents it requires for its income-restricted apartments.

What Is Known and What Is Not Yet Published

City records settle the counts, the income levels and the voucher set-aside; the building has not said which listed plans go with which level.

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

Knownat least 176 of 344 apartments are income-restricted, 19 at 60% and 157 at 80%; 35 apartments are to be set aside for voucher holders; the rents listed on PFC plans.
Partly publishedC280 now shows a price, as recorded in the October 8 update above; many other "60" and "80" plans do not. The income level attached to each label still needs confirmation.
Not publishedwhat the $149 in monthly fees covers, the application fee, deposits and utilities.
Not publishedwhich buildings are finished and when the rest will be.
Sources disagree344 apartments with 176 restricted (City, 2025) against 300 with 151 (the corporation's site).

If You Need an Apartment Sooner

Most of the restricted apartments here are at 80% of median income, so a household with a lower income or a voucher should keep other options moving.

Voucher in hand: browse Section 8 apartments in Dallas, or by size: one-bedrooms, two-bedrooms and three-bedrooms.
Nearby: West Dallas and Bishop Arts and north Oak Cliff.
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

Does The Caroline have affordable apartments?

Yes. The City's 2025 agreement requires at least 176 of its 344 apartments to be income-restricted: 19 for households at or under 60% of the area median income and 157 at or under 80%.

How much is rent for an affordable apartment at The Caroline?

On October 6, 2026, plans labeled "PFC" listed one-bedrooms from $1,425, two-bedrooms from $2,055 and three-bedrooms from $2,440, plus $149 a month in fees. An October 8 update lists C280 at $1,947 base rent, plus $149 monthly. Confirm its income requirements with the office.

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 four people the limits are $72,660 and $96,880.

Does The Caroline take Section 8?

It has to. The City's 2025 grant bars discrimination against voucher holders and requires 10% of the apartments, 35 of them, to be leased to voucher holders. DHA's 2026 payment standard for ZIP code 75208 is $1,512 for a one-bedroom.

Is there a lottery or a waiting list?

There is no lottery. You apply at the leasing office, 844-426-5128. A waiting-list policy is not published.

Is The Caroline the same as Standard West Commerce or Caroline on Commerce?

Yes. The City Council approved the project in 2022 as Standard West Commerce, at 1400 West Commerce Street, Dallas, TX 75208. Its leasing site is carolineoncommerce.com.

Are the income-restricted rents below market?

For larger apartments, yes: a PFC two-bedroom is listed about $500 to $600 under the same-size market plan. For the smallest one-bedroom, no: the market plan starts lower. The 80% caps are above HUD's figure for ZIP code 75208.

Sources for this article (11)

floor plans page (carolineoncommerce.com)
attainable housing page (carolineoncommerce.com)
file 25-1625A (cityofdallas.legistar.com)
file 22-105 (cityofdallas.legistar.com)
list of properties (dallaspfc.com)
Income and Rent Tool (hrc-ic.tdhca.state.tx.us)
2026 payment standards (dhantx.com)
Small Area Fair Market Rents (huduser.gov)
income calculator (dallaspfc.com)
family-share rule (ecfr.gov)
the building's site (carolineoncommerce.com)

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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