Housing Affordability Planning Program

The Metropolitan Washington Council of Governments (COG) and its members are committed to working to increase the amount, affordability, and accessibility of the region’s housing supply, particularly near transit. These housing targets, when taken with other shared goals on transportation, equity, and climate, are helping the region work toward creating more transit-oriented communities and address longstanding inequities. COG’s Housing Affordability Planning Program (HAPP), established in October 2021, advances this vision.

HAPP awards small, flexible grants of up to $75,000 to area local governments and non-profit developers (with support from a local jurisdiction) engaged in the planning, approval, or development of housing near transit stations. HAPP is designed and administered by COG and financed by the Amazon Housing Equity Fund. COG will award a total of $500,000 in grant funding. 

PROCESS AND SCHEDULE

Any local jurisdiction in metropolitan Washington that is a COG member or non-profit developer working on transit-oriented housing developments (with a letter of support from a COG member jurisdiction) is eligible to apply for direct financial assistance up to $75,000.

• The 2025 application period is now closed.
• COG Board Approval: January 14, 2026 at 2 P.M.

Preview the Application and Checklist Here

POTENTIAL GRANT PROJECTS

Grants are intended to assist with a variety of housing (rental and ownership) pre-development, project implementation activities, housing policy studies, or land use reform tasks that have the potential to increase the amount of housing opportunities near transit that are accessible to those with lower incomes. Projects that do not create the potential for net new affordable units through planning studies or development proposals (i.e., preservation only projects) or projects that are for data collection only will not be considered for funding.

Potential grant applications could include support for the following:

• Assessment of land use and zoning changes or incentives to allow for increased affordability and/or density near transit areas;
• Development of a program or evaluation of an existing program intended to increase new housing near transit that is accessible to those with lower incomes; 
• Market studies to assess the feasibility of affordable housing development, including adding and/or increasing the level and term of affordability for a development near transit;
• Financial feasibility analysis to increase total number of income-restricted affordable units or deepen affordability targets for a proposed project near transit;
• Concept plan drawings to support an application for Low-Income Housing Tax Credits and other financing sources, additional development rights, or community meetings; or
• Outreach to communities, especially with culturally competent materials, to secure support for proposed new housing near transit that is accessible to those with lower incomes.

The project timeline would not exceed 12 months. Applicants are not limited to the types of activities listed above.

Review HAPP Program FAQs

FUNDING PRIORITIES

Projects considered for funding will help advance the COG Board’s goal for the region by increasing housing near High-Capacity Transit (HCT) Station Areas and increasing the amount of housing units affordable to low- and middle-income households. Special consideration will be given to projects in proximity to an Equity Emphasis Area (EEA) or Activity Center, to jurisdictions  which have adopted local housing targets that respond to COG’s 2019 Regional Housing Initiative, and from Minority Business Enterprises, Women Business Enterprises, and minority-led organizations. 

Resources on HCTs and EEAs: ​

• HCT/EEA Interactive Maps/Data Site
• Regional Activity Centers Maps

SELECTION

A panel of industry experts and COG staff will review the application submissions and recommend projects to the COG Board for funding. The panel’s recommendations will represent a cross-section of jurisdictions throughout the region. The COG Board is scheduled to approve the applications in January 2026.

FUNDING CONSIDERATIONS

Please review the prospective terms and conditions to be included in the grant agreement for all awardees.

Two grant reports are required: an interim progress report at six months post-grant disbursement and a final report after twelve months.

CONTACT: Hilary Chapman, HAPP@mwcog.org