Frequently Asked Questions

Affordable Housing

THE KEY TO UNDERSTANDING AFFORDABLE HOUSING

WHAT IS THE HOUSE TAX CREDIT PROGRAM?

• Inability to live in the apartment for more than six months
• If all adult members are or become full-time students at any time during the residency and do not meet the accepted exemptions
• Annual household income exceeds the Maximum Income Limit during the initial qualifications process
• One original member of the household must remain in the apartment. If all original members vacate at any given time, the new members must meet the initial qualifying criteria.

HOW DOES THE APPLICATION PROCESS WORK?
An “interview” is conducted and applications for all adult household members completed. Credit, criminal and landlord references are checked. If initial acceptance criteria is met, third part verification of income and assets follows. Upon completion of the verification process and calculation of annual household income is made, the applicants are notified of their qualification status. If qualified and accepted as a resident, the household certified their income based on the verifications received.

WHAT IS INCLUDED IN THE INCOME CALCULATIONS?

• Wages/Bonuses
• Commissions/Tips
• Monetary Gifts
• Unemployment
• Child Support
• Social Security
• Income from Assets and Investments

IS THIS AN ANNUAL PROCESS?
Yes. Every year you are required by the Housing Tax Credit Code and the IRS to repeat the income certification process. However, you are allowed to exceed the Maximum Income Limits once initially qualified at move-in in most circumstances. Full-time student status restrictions remain in place at all times (process may vary).

We Can't Wait to See You

Yes. A non-refundable $25 application fee is required per adult applicant. Submission of an application does not guarantee availability or approval.

Valley View Apartments is located at 536 Discovery Drive in the growing Mann Valley area of River Falls, Wisconsin.

The Mann Valley area already includes a paved multi-use trail system, with planned pedestrian and trail connections associated with the surrounding residential development intended to connect the area to the Mann Valley trail system, conservation area and DeSanctis Park.

From Valley View, downtown River Falls is approximately 2 miles away, the University of Wisconsin–River Falls is approximately 3.1 miles away and the Kinnickinnic Pathway is approximately 1.7 miles away. Hoffman Park is approximately 2.4 miles away, while Glen Park and Kinnickinnic River kayak access are approximately 2.5 miles away.

For destinations beyond River Falls, Hudson is approximately 13 miles away, St. Paul is approximately 29 miles away and Minneapolis is approximately 38 miles away.

Valley View Apartments is a brand-new community opening Spring of 2027, with first move-ins anticipated at that time. Early applicants may receive priority placement

Valley View Apartments is an affordable housing community offering apartment homes at 30%, 50%, and 80% Area Median Income (AMI) levels.

Some apartments are reserved for households within federally regulated income limits based on Area Median Income (AMI). Income limits vary based on household size.

Yes. Valley View offers on-site resident surface parking.

One-bedroom, two-bedroom, and three-bedroom apartment homes are available.

No. Apartments are unfurnished so residents can personalize their space.

Each apartment includes a refrigerator, oven, dishwasher, garbage disposal, and in-unit washer and dryer.  

Valley View Apartments was designed to make everyday living a little easier and a lot more comfortable.

Apartment homes include modern kitchens, stainless-steel and efficient appliances, dishwashers, microwaves, air conditioning, window coverings and contemporary finishes. Every apartment also includes an in-unit washer and dryer and high-speed internet included in rent, two conveniences you'll appreciate from day one.

Beyond your apartment, enjoy a fitness center, lounge and patio, package room, on-site management and surface parking. Storage units will also be available for rent when you need a little extra room beyond your apartment.

Internet, water, sewer and trash are included in rent, giving you fewer separate household services to arrange and manage.

Yes. Every Valley View apartment home includes its own in-unit washer and dryer.

Skip the shared laundry room and enjoy the convenience of doing laundry right at home, on your own schedule.

Internet, water, sewer and trash are included in rent at Valley View Apartments.

That means fewer separate household services to set up, fewer individual bills to keep track of and high-speed internet already included as part of your home at Valley View.

Yes! High-speed internet is included in rent at Valley View Apartments.

Whether you're streaming your favorite show, working online, gaming or simply staying connected, internet service is one less separate household service you'll need to arrange.

Yes. Storage units will be available for rent at Valley View Apartments, giving residents an option for additional space beyond their apartment.

Availability, rental rates, sizes and additional storage information will be provided as leasing approaches.

Yes, during lease-up, approved applicants may secure future apartment homes prior to completion based on availability.

Affordable apartment availability may be limited and filled on a first-qualified, first-approved basis.

Joining early provides:

• Priority communication on availability.
• Early floor plan selection opportunities.
• Updates on tours and leasing milestones.
• Potential early leasing incentives.

Eligibility depends on household income, size, and program guidelines. Prospects are encouraged to contact the leasing team before applying.

Yes. Availability and income eligibility may change during lease-up. The leasing team can help confirm qualification before submitting an application.

Applications may be submitted:

• By email at [email protected] to set up appointment.
• With assistance from the leasing team.

Application processing typically takes 7–10 business days. Processing times may vary depending on volume during lease up.

Yes. Screening is conducted consistent with federal, state, and local fair housing laws.

Approved applicants have a limited time to submit the required security deposit.

Lease documents signed, deposit paid, renter’s insurance verified, utilities transferred, and move-in funds received.

Standard lease terms are 12 months, with limited options after the initial term.

Yes. Valley View Apartments includes apartment homes with accessibility features as well as designated hearing/visual accessible units.

Prospective residents who need specific accessibility features or reasonable accommodations are encouraged to contact management. We can provide information about available apartment features and work with you to discuss accommodation needs throughout the application and residency process.

Downtown River Falls is approximately 2 miles from Valley View Apartments, or about a 4-minute drive.

That puts local restaurants, coffee shops, shopping, services and entertainment close to home. Catch a movie at the historic Falls Theatre, grab coffee or a meal downtown, browse local businesses or head down for one of River Falls' community events.

With downtown just a few minutes away, it's easy to enjoy what's happening throughout River Falls.

Rent is due on the 1st of each month, with late fees after the 5th.

Renters Insurance protects your personal belongings from loss, damage, or other covered events. While Valley View carries insurance for the building, it does not cover your personal items. Renters Insurance is not required, but we strongly recommend it to help safeguard your possessions.

Yes. Valley View is a smoke-free community.

Yes. Up to two pets per household are allowed with applicable pet rent and deposit. Service and emotional support animals are welcomed in accordance with fair housing laws.

Yes! The River Falls Dog Park is approximately 4.7 miles from Valley View Apartments, providing a nearby option for off-leash exercise.

The 16-acre fenced off-leash park includes separate areas for large and small dogs, along with parking, picnic tables, benches and dog waste stations.

Valley View Apartments is also a pet-friendly community. Property pet policies, fees and restrictions apply.

In-person tours are expected closer to opening in Spring 2027 once construction allows. Contact Valley View leasing office.

Getting around River Falls doesn't necessarily require driving yourself everywhere.

The City of River Falls offers a public Shared-Ride Taxi service open to anyone, providing transportation within River Falls and the surrounding service area.

For regional travel, River Falls also provides roadway access toward Hudson, the I-94 corridor, the St. Croix Valley and the greater Twin Cities region.

The University of Wisconsin–River Falls is approximately 3.1 miles from Valley View Apartments, about an 8-minute drive.

UW–River Falls is not only one of the area's largest employers, but also an important part of the River Falls community. The university offers collegiate athletics, performing arts, educational opportunities and community events throughout the year.

Living at Valley View keeps all of that within just a few miles of home.

River Falls offers public education through the School District of River Falls, with schools including River Falls High School, Meyer Middle School, Westside Elementary School, Rocky Branch Elementary School, Greenwood Elementary School and River Falls Public Montessori Academy.

River Falls is also home to the University of Wisconsin–River Falls, located approximately 3.1 miles from Valley View Apartments.

School attendance areas, enrollment eligibility and transportation are determined by the applicable school or school district

From the weekly grocery run to an afternoon of shopping, you'll find plenty of options in and around River Falls.

Local grocery choices include ALDI, Family Fresh Market, Ptacek's Family Market and Whole Earth Market Co-op, giving you several options for everyday shopping without leaving River Falls.

Downtown River Falls adds locally owned shops, boutiques, restaurants, coffee shops and services. For an even larger selection of major retailers, restaurants and shopping destinations, Hudson is approximately 13 miles away.

Yes. When guests come to River Falls, they'll have lodging options within just a few miles of Valley View Apartments.

Radisson Hotel River Falls is approximately 2.1 miles away in downtown River Falls, close to downtown restaurants, shops and other local destinations.

The Commerce Hotel is approximately 2.5 miles from Valley View Apartments, providing another lodging option within River Falls.

Additional hotels and lodging options are available throughout River Falls and nearby Hudson.

Healthcare is close to home at Valley View Apartments.

M Health Fairview Clinic is approximately 2.1 miles away, while River Falls Area Hospital and Allina Health River Falls Clinic are approximately 3.1 miles away.

River Falls also offers dental care, pharmacies and additional healthcare services, with even more primary, specialty and hospital care available throughout Hudson and the surrounding St. Croix Valley.

River Falls provides access to both local destinations and the larger St. Croix Valley and Twin Cities region.

Valley View Apartments is approximately 13 miles from Hudson, 29 miles from St. Paul and 38 miles from Minneapolis.

That puts additional employment centers, major shopping destinations, healthcare, restaurants, entertainment and Twin Cities attractions within driving distance.

River Falls offers a mix of outdoor recreation, local dining, shopping, entertainment, community events and seasonal activities throughout the year.
Want to head downtown? Historic downtown River Falls is approximately 2 miles from Valley View Apartments, with locally owned restaurants, coffee shops, shopping and the historic Falls Theatre.

Want to get outside? The Mann Valley area already includes a paved multi-use trail system, with additional connections planned as the surrounding area develops. The Kinnickinnic Pathway is approximately 1.7 miles away, Hoffman Park is approximately 2.4 miles away and Glen Park is approximately 2.5 miles away. Glen Park adds trails, river scenery, the historic Swinging Bridge, a splash pad and the River Falls community pool.

Want to get on the water? Kinnickinnic River kayak access is approximately 2.5 miles away. The area also offers trout fishing, fly fishing and paddling.

Prefer a round of golf? River Falls Golf Club & Events is approximately 3.2 miles away and Kilkarney Hills Golf Course is approximately 3.3 miles away.

Then add River Falls Days, Bacon Bash, UW–River Falls athletics and performances, live music, markets and seasonal community events.

There's a lot to discover, and much of it is only a few miles from Valley View.

Outdoor recreation is one of the highlights of Valley View's Mann Valley location.

Mann Valley already includes a paved multi-use trail system that is open and in use. The City of River Falls developed approximately two miles of multi-use trail through Mann Valley as part of the area's infrastructure.

Valley View is located within this growing Mann Valley area, with planned pedestrian and trail connections associated with the surrounding residential development intended to connect the area to the Mann Valley trail system, conservation area and DeSanctis Park.

Additional established River Falls trails are just a few miles away. The Kinnickinnic Pathway is approximately 1.7 miles from Valley View Apartments and offers a paved route along the Kinnickinnic River. Hoffman Park is approximately 2.4 miles away, while Glen Park is approximately 2.5 miles away and offers additional trails, river scenery and access to the historic Swinging Bridge.

Valley View's Mann Valley location puts a growing network of outdoor recreation nearby.

Mann Valley already includes a paved multi-use trail system, while additional pedestrian and trail connections associated with the surrounding residential development are planned to connect the area to the Mann Valley trail system, conservation area and DeSanctis Park.

River Falls also offers a variety of established parks and recreational amenities within just a few miles of Valley View Apartments.

The Kinnickinnic Pathway is approximately 1.7 miles away, Hoffman Park is approximately 2.4 miles away and Glen Park is approximately 2.5 miles away.
Glen Park offers paved and natural trails, river access, scenic areas, the historic Swinging Bridge, a splash pad and the River Falls community pool.

Additional outdoor recreation is available throughout the area, including walking, hiking, biking, mountain biking, kayaking, paddling, fishing, fly fishing, swimming and golf.

Nearby Kinnickinnic State Park provides hiking, mountain biking, fishing and access to the Kinnickinnic and St. Croix Rivers. Willow River State Park near Hudson offers additional hiking and recreation, including Willow Falls.

Yes, and you don't have to go far. Kayak access to the Kinnickinnic River is approximately 2.5 miles from Valley View Apartments.

The Kinnickinnic River, commonly known as the “Kinni,” flows through River Falls and offers opportunities for kayaking and paddling through the scenic river corridor.

Local outfitters offer kayak rentals, equipment and shuttle services, with additional paddling and water recreation opportunities available throughout the St. Croix River Valley.

Yes. River Falls is home to the Kinnickinnic River, well known for trout fishing and fly fishing.

Public fishing opportunities are available throughout River Falls, including access along the Kinnickinnic Pathway approximately 1.7 miles from Valley View Apartments, as well as Glen Park and other public river access locations.

Additional fishing opportunities are available throughout the Kinnickinnic River Fishery Area, Kinnickinnic State Park and the St. Croix River Valley.

Whether you're already an angler or simply looking for another reason to spend an afternoon outside, the Kinni is one of the area's signature natural features.

Golfers have multiple options just a few miles from Valley View Apartments.

River Falls Golf Club & Events is approximately 3.2 miles away and features an 18-hole golf course along with clubhouse and dining/event facilities.

Kilkarney Hills Golf Course is approximately 3.3 miles away and offers an 18-hole public course, driving range, clubhouse and additional golf amenities.

The Hollow Golf Club provides another public 18-hole option in the River Falls area, with even more courses available throughout the St. Croix Valley, including the Hudson and Prescott areas.

Yes. Movie night can stay local.

The historic Falls Theatre is approximately 2 miles from Valley View Apartments in downtown River Falls. The locally owned theater shows current movies and sits along Main Street near downtown restaurants, shops and other local businesses.

Dinner downtown followed by a movie is an easy way to enjoy an evening in River Falls.

River Falls gives you plenty of reasons to check the community calendar.

River Falls Days is a signature summer celebration featuring live music, food, downtown activities, a parade, vendors, a car show and fireworks.

Bacon Bash brings another round of food, live music, local businesses, activities, contests, shopping and downtown entertainment.

Throughout the rest of the year, you'll find additional live music, markets, community activities, seasonal events and UW–River Falls athletics and performances.

With downtown approximately 2 miles from Valley View Apartments, many of River Falls' signature events are just a short trip from home.

Discover more at Valley View Apartments. Located on Discovery Drive in River Falls' growing Mann Valley area, Valley View brings together modern apartment features, convenient community amenities and access to everything from everyday essentials to some of the area's best-known outdoor recreation.

Valley View is located within the growing Mann Valley area, where a paved multi-use trail system is already open and in use. Planned pedestrian and trail connections associated with the surrounding residential development are intended to connect the area to the Mann Valley trail system, conservation area and DeSanctis Park.

Apartment homes include in-unit washers and dryers, high-speed internet included in rent, modern kitchens and stainless-steel appliances. Community amenities include a fitness center, lounge and patio, package room, on-site management, surface parking and storage units available for rent.

Beyond the property, downtown River Falls is approximately 2 miles away and UW–River Falls is approximately 3.1 miles away. Healthcare, grocery shopping, restaurants, shopping, hotels and everyday services are available throughout River Falls.

Outdoor recreation options include the Kinnickinnic Pathway approximately 1.7 miles away, Hoffman Park approximately 2.4 miles away, Glen Park and Kinnickinnic River kayak access approximately 2.5 miles away, and the River Falls Dog Park approximately 4.7 miles away. Nearby golf options include River Falls Golf Club & Events approximately 3.2 miles away and Kilkarney Hills Golf Course approximately 3.3 miles away.

Valley View Apartments is an income-restricted community. Income and other eligibility requirements apply.