Almond Garden Apts
16200 West Delhi Ave, Delhi, CA 95315
Elderly · 33 1BR, 1 2BR
Managed by Michaels Management-affordable,
- Units
- 34
- Rental assistance
- 32
- Vacant
- 0
- Accessible
- 2
- Opened
- 1994
California
USDA rental housing in Merced County, CA
18 properties in Merced County have USDA Section 515 or 514 financing: 821 apartments across 8 towns. 662 of those units carry USDA rental assistance, which ties what an eligible tenant pays to income.
18properties
821apartments
662rental assistance units
138vacant units reported
Equal housing opportunity. Properties financed by USDA Rural Development must follow the Fair Housing Act, which bars discrimination because of race, color, religion, sex, disability, familial status or national origin. If you believe you were treated unfairly, you can file a complaint with HUD at 1-800-669-9777 or with USDA at 866-632-9992.
Open Country does not own, manage or rent these properties and does not take applications. Contact each property's management company for availability, rents and eligibility. Listings come from USDA's public data and may be out of date.
Magnolia Gardens
9760 Gordon Ave, Delhi, CA 95315
Family · 34 2BR
Managed by Michaels Management-affordable,
- Units
- 34
- Rental assistance
- 30
- Vacant
- 1
- Accessible
- 0
- Opened
- 1984
Dos Palos Apts
21100 State Highway 33, Dos Palos, CA 93620
Family · 16 1BR, 24 2BR
Managed by The Cbm Group, INC
- Units
- 40
- Rental assistance
- 30
- Vacant
- 5
- Accessible
- 2
- Opened
- 1988
Palos Verde Apts
21797 S Reynolds Ave, Dos Palos, CA 93620
Family · 4 1BR, 17 2BR, 7 3BR, 4 4BR
Managed by Infinity Management INC
- Units
- 32
- Rental assistance
- 30
- Vacant
- 1
- Accessible
- 0
- Opened
- 1997
Gustine Gardens Apt
394 Wallis Ave., Gustine, CA 95322
Elderly · 34 1BR
Managed by Buckingham Property Management
- Units
- 34
- Rental assistance
- 33
- Vacant
- 0
- Accessible
- 3
- Opened
- 1980
Meredith Manor
385 Meredith Ave, Gustine, CA 95322
Family · 16 1BR, 24 2BR
Managed by The Cbm Group, INC
- Units
- 40
- Rental assistance
- 38
- Vacant
- 0
- Accessible
- 3
- Opened
- 1988
Le Grand Apts
13171 E. Brice St., Le Grand,, CA 95333
Family · 8 1BR, 16 2BR, 9 3BR, 2 4BR
Managed by Awi Management Company
- Units
- 35
- Rental assistance
- 34
- Vacant
- 2
- Accessible
- 2
- Opened
- 1993
Harvest Garden Apts
1429 Nut Tree Road, Livingston, CA 95334
Family · 12 1BR, 28 2BR, 4 3BR
Managed by Buckingham Property Management
- Units
- 44
- Rental assistance
- 43
- Vacant
- 1
- Accessible
- 2
- Opened
- 1986
The Orchards On Newcastle Family Ap
1151 New Castle Drive, Livingston, CA 95334
Family · 16 2BR, 25 3BR, 8 4BR
Managed by Buckingham Property Management
- Units
- 49
- Rental assistance
- 46
- Vacant
- 1
- Accessible
- 3
- Opened
- 2014
Vintage West Apts
1000 Front Street, Livingston, CA 95334
Family · 16 1BR, 31 2BR, 8 3BR
Managed by Awi Management Company
- Units
- 55
- Rental assistance
- 53
- Vacant
- 1
- Accessible
- 2
- Opened
- 1992
Central Valley Apts
1100 D Street, Los Banos, CA 93635
Family · 6 1BR, 28 2BR, 6 3BR
Managed by The Cbm Group, INC
- Units
- 40
- Rental assistance
- 32
- Vacant
- 6
- Accessible
- 2
- Opened
- 1985
Central Valley II Apartments
1130 D Street, Los Banos, CA 93635
Family · 8 1BR, 24 2BR, 6 3BR
Managed by The Cbm Group, INC
- Units
- 38
- Rental assistance
- 32
- Vacant
- 6
- Accessible
- 2
- Opened
- 1988
Heritage Village
1156 San Luis Street, Los Banos, CA 93635
Elderly · 46 1BR, 4 2BR
Managed by Buckingham Property Management
- Units
- 50
- Rental assistance
- 49
- Vacant
- 2
- Accessible
- 0
- Opened
- 1980
Los Banos Apts
44 W I St, Los Banos, CA 93635
Family · 32 1BR, 32 2BR, 4 3BR
Managed by Michaels Management-affordable,
- Units
- 68
- Rental assistance
- 67
- Vacant
- 0
- Accessible
- 4
- Opened
- 1979
Merced Migrant Cntr
2753 N Santa Fe Avenue, Merced, CA 95348
Family · 12 2BR, 34 3BR, 4 4BR · Section 514 off-farm labor housing
Managed by Merced, Housing Authority Of The
- Units
- 50
- Rental assistance
- 0
- Vacant
- 49
- Accessible
- 3
- Opened
- 2002
Bear Creek Apts
1509 N Plainsburg Road, Planada, CA 95365
Family · 20 2BR, 38 3BR, 6 4BR · Section 514 off-farm labor housing
Managed by Awi Management Company
- Units
- 64
- Rental assistance
- 63
- Vacant
- 0
- Accessible
- 2
- Opened
- 1980
Felix Torres Migrnt
961 N. Plainsburg Road, Planada, CA 95365
Family · 37 2BR, 19 3BR, 5 4BR · Section 514 off-farm labor housing
Managed by Merced, Housing Authority Of The
- Units
- 61
- Rental assistance
- 0
- Vacant
- 60
- Accessible
- 3
- Opened
- 2011
Felix Torres Year Round Center
925 N Plainsburg RD, Planada, CA 95365
Family · 30 2BR, 20 3BR, 3 4BR · Section 514 off-farm labor housing
Managed by Merced, Housing Authority Of The
- Units
- 53
- Rental assistance
- 50
- Vacant
- 3
- Accessible
- 3
- Opened
- 2011
Source: USDA Rural Development, Section 515/514 active properties file (data as of October 19, 2026). Vacancies are as USDA last recorded them, not live availability.
Who can rent here
USDA-financed apartments are for very low, low and moderate income households (7 CFR 3560.152), and elderly and congregate properties also require a household that meets USDA's definition of elderly. In a unit with USDA rental assistance, the tenant pays the highest of 30% of monthly adjusted income, 10% of gross monthly income or a welfare shelter allowance, and the assistance covers the rest of the rent (7 CFR 3560.203). Each property's manager checks income against USDA's limits for the area when you apply and can tell you whether a unit with rental assistance is open.
For owners and buyers
Ownership: 4 nonprofit, 14 limited-profit. 10 also have housing tax credits. 3 serve elderly tenants. USDA's file shows use restrictions on 3 properties here ending by 2031. Owners of aging 515 properties can use a Section 538 guaranteed loan to finance a transfer and rehab, at USDA's lower 60 and 25 basis point preservation fees. How 515 transfers work with 538.
Every property in one file: 515/514 portfolio download (CSV and JSON).