Types of Multifamily Housing

What is Considered Multifamily Housing?

Multifamily housing generally refers to residential buildings with multiple units designed for separate households. Various organizations, like HUD and FHA, define multifamily as buildings with five or more units, a standard also used in federal programs such as LIHTC. Local zoning laws and tax regulations may define multifamily housing as having two or more units, depending on the municipality. Overall, the threshold for multifamily is commonly set at five units for financing and regulatory purposes, though local definitions may vary.

Types of Multifamily Housing

Multifamily property layouts vary based on the size, type, and design of the property. Here are some common multifamily property layouts/types:

Garden-Style Apartments

Garden-style apartments are typically low-rise buildings that offer a more suburban feel, often incorporating outdoor spaces and landscaped grounds.

• Structure: 1-3 stories tall, spread across large lots, usually without elevators. Buildings are often grouped in clusters with parking and green spaces in between.
• Layout: Units are accessed directly from outside walkways or staircases. These apartments prioritize access to outdoor areas like gardens, courtyards, or balconies.
• Units: Generally include 1-bedroom to 3-bedroom layouts. Apartments may have an open-plan kitchen and living area, with private bedrooms and bathrooms.

Common Features:

• Private entrances or outdoor hallways.
• Balconies, patios, or shared green spaces.
• On-site amenities such as pools, fitness centers, and community rooms.
• More affordable than mid-rise or high-rise buildings due to lower construction costs and fewer shared amenities.
• Primarily found in suburban or lower-density areas.

Mid-Rise Apartments

Mid-rise apartments are popular in both urban and suburban areas, offering a balance between density and privacy, with access to indoor amenities.

• Structure: 4-8 stories tall, usually with elevator access. Enclosed, climate-controlled hallways are common for accessing units.
• Layout: Apartments are accessed via indoor corridors, offering a variety of unit types with standard room configurations. Common layouts include open-plan kitchens leading into living rooms, with bedrooms and bathrooms on the periphery.
• Units: Typically a mix of studio, 1-bedroom, 2-bedroom, and 3-bedroom apartments, designed to maximize space in more compact floor plans.

Common Features:

• Elevator access and indoor corridors.
• Shared amenities like gyms, rooftop terraces, or laundry rooms.
• Located in higher-density areas, often near public transportation and urban centers.
• Designed to offer privacy with quieter, enclosed layouts.
• Typically includes underground or street-level parking.

High-Rise Apartments

High-rise apartments are often found in dense urban areas, designed to accommodate many units within a small footprint, with a focus on luxury and amenities.

• Structure: 9+ stories tall, usually with multiple elevators and advanced security systems. High-rise buildings are designed to maximize vertical living space.
• Layout: Units are accessed via indoor hallways and elevators. Layouts often feature open-concept designs with floor-to-ceiling windows to take advantage of city views.
• Units: A variety of floor plans ranging from compact studio apartments to luxurious penthouses. Apartments typically feature modern finishes and efficient use of space.

Common Features:

• High-end amenities such as concierge services, gyms, swimming pools, and rooftop lounges.
• Stunning views of city skylines or natural landmarks.
• Located in urban centers, close to shopping, dining, and business districts.
• Mixed-use options with retail or commercial spaces on lower floors.
• High security, with controlled access and surveillance.

Townhouse Apartments

Townhouse apartments combine the layout of single-family homes with the benefits of multifamily living, often providing more space and privacy than traditional apartments.

• Structure: 2-3 story units connected side-by-side in rows, each with its own private entrance.
• Layout: Typically multi-level, with living areas (kitchen, living room) on the ground floor and bedrooms on upper floors. These homes are designed for families or those who prefer more separation between living spaces.
• Units: Larger units with 2-4 bedrooms, often including private backyards or patios.

Common Features:

• Private entrances and outdoor spaces like patios or small yards.
• Garages or dedicated parking spots.
• Family-friendly designs with more space than standard apartments.
• Often located in suburban or residential areas, providing a more home-like feel.
• Access to community amenities like parks, pools, and playgrounds.

Duplex/Triplex/Quadplex

Duplexes, triplexes, and quadplexes are small multifamily buildings where units are stacked vertically or placed side by side, offering a hybrid between single-family homes and apartment living.

• Structure: 2-4 units in one building, each with its own entrance. These units are often designed to resemble standalone homes but are connected to other units.
• Layout: Each unit has its own kitchen, living space, bedrooms, and bathrooms, spread across 1 or 2 levels. The layout is similar to a traditional house, offering more privacy and space compared to typical apartments.
• Units: Usually 2- to 4-bedroom units, with living areas often on the ground floor and bedrooms on the upper floors.

Common Features:

• Private entrances and dedicated outdoor spaces like driveways or backyards.
• More privacy than standard apartments due to fewer shared walls.
• Ideal for families or individuals seeking a balance between apartment living and homeownership.
• Often located in residential neighborhoods.
• May include shared amenities like garages or driveways.

Podium Buildings

Podium buildings are mixed-use structures with residential units built above a podium, which typically houses parking or commercial spaces.

• Structure: 4-8 stories of residential units built above a base level, which might contain retail shops, restaurants, or parking structures.
• Layout: Similar to mid-rise or high-rise apartments above the podium level, with a variety of floor plans. Units are accessed via indoor corridors.
• Units: A mix of studio, 1-bedroom, 2-bedroom, and 3-bedroom units, with the lower levels dedicated to parking or commercial use.

Common Features:

• Retail or commercial spaces at the street level, offering convenient shopping or dining options.
• Parking typically located in the podium, keeping cars off the street.
• Located in dense, urban areas, with easy access to amenities and transportation.
• Access to luxury features like rooftop gardens, fitness centers, or lounges.
• Units may feature balconies or terraces overlooking the city.

Loft Apartments

Loft apartments are characterized by their open, industrial-style layouts, often found in converted factories or warehouses.

• Structure: Typically found in converted industrial buildings or designed as new construction to mimic the aesthetic. These units are often within mid-rise or high-rise buildings.
• Layout: Open floor plans with high ceilings, exposed beams, large windows, and minimal internal walls. The emphasis is on flexibility in living space, with some units including mezzanines or upper loft areas for bedrooms.
• Units: Lofts are usually large, open-concept spaces with minimal separation between living, dining, and sleeping areas. Some feature multi-level designs.

Common Features:

• High ceilings and large windows for natural light.
• Exposed structural elements like brick, steel, and ductwork.
• Flexible living space for creative layouts.
• Located in urban areas, often in revitalized neighborhoods or converted industrial zones.
• Access to shared amenities like gyms, roof decks, or communal spaces.

Co-Living or Shared Apartments

Co-living spaces are designed to foster community and affordability, with shared common areas and private bedrooms.

• Structure: Similar to mid-rise or high-rise apartment buildings, but designed with shared living in mind. Residents typically share kitchens, living rooms, and bathrooms.
• Layout: Multiple bedrooms per unit, with shared living spaces for cooking, dining, and socializing. Each bedroom may have an en-suite bathroom or shared bathroom facilities.
• Units: Generally includes several private bedrooms (2-5), each rented individually, while common areas are shared among tenants.

Common Features:

• Affordable housing option in expensive urban areas.
• Emphasis on community with shared amenities like lounges, workspaces, and social events.
• Bedrooms are private, while living areas are shared among residents.
• Often geared toward young professionals, students, or digital nomads.
• Flexible lease terms and furnished units are common.

Mixed-Use Buildings

Mixed-use buildings combine residential units with commercial or retail spaces, offering a vibrant, multi-functional living environment.

• Structure: Residential units are typically located on the upper floors, while commercial or retail spaces occupy the ground level.
• Layout: Similar to mid-rise or high-rise apartments for the residential portion, with a variety of unit types. Ground-level spaces are designed for shops, restaurants, or offices.
• Units: A mix of studio to 3-bedroom apartments, often with balconies or terraces overlooking the street.

Common Features:

• Convenient access to shops, dining, and services within the same building.
• Located in urban or downtown areas, often near public transit.
• Amenities like rooftop gardens, fitness centers, or shared workspaces.
• Ground-floor spaces may include retail, restaurants, or offices.
• Designed to create a live-work-play environment for urban dwellers.

Affordable Housing Apartments

Affordable housing can take on a variety of layouts but often focuses on maximizing space and efficiency to offer lower-cost living options. These units are typically part of government programs, such as the Low-Income Housing Tax Credit (LIHTC) program, and are designed to meet specific income-based criteria.

• Structure: Typically garden-style, mid-rise, or high-rise buildings depending on the location and population density. Affordable housing developments can also be part of larger mixed-income communities.
• Layout: These units generally prioritize functional layouts with essential rooms such as bedrooms, kitchens, and bathrooms designed to maximize square footage. Features are often modest, and luxury amenities are typically minimized.
• Units: Most affordable housing units are designed as 1- to 3-bedroom apartments with a focus on family housing, although studio apartments may also be available for singles or couples. Accessibility and energy efficiency are often prioritized to reduce overall utility costs for tenants.

Common Features:

• Simple, space-efficient floor plans.
• Access to shared community amenities like playgrounds, laundry rooms, or community centers.
• Often includes design elements to meet the needs of seniors, disabled residents, or large families.
• May be part of mixed-income developments where some units are market rate and others are affordable.
• Services or programs for residents, such as job training, after-school programs, or health clinics, may be provided onsite.

Military Housing Apartments

Military housing layouts are designed to accommodate service members and their families, offering convenient access to military bases. Housing can be on-base or off-base and typically ranges from apartments to townhouses or single-family homes, depending on the rank, family size, and base location.

• Structure: Military housing complexes often include a combination of duplexes, townhouses, or apartment-style buildings, with multiple units in a cluster, depending on the rank and family size of the service member.
• Layout: The layout focuses on functional, family-oriented designs that offer comfort and ease of living, including private outdoor spaces, ample storage, and efficient kitchens. Housing is built to accommodate frequent moves, so durability and maintenance are key considerations.
• Units: Unit types vary by the rank of service members, with junior enlisted personnel often living in smaller apartments or shared housing, while officers may have access to larger townhouses or single-family homes. Typically, military housing offers 2- to 4-bedroom units for families.

Common Features:

• On-Base Housing: Generally includes amenities like community centers, gyms, parks, and schools within walking distance.
• Off-Base Housing: Often mimics civilian apartment complexes or housing developments, with proximity to base facilities being a key factor.
• Family-Oriented Layouts: Larger floor plans for service members with families, including outdoor spaces like small backyards or patios.
• Bachelors’ Enlisted Quarters (BEQ) or Dorms: These are for single enlisted personnel and usually consist of shared living quarters with shared bathrooms and kitchens.
• Temporary Lodging: Military families relocating may live in temporary furnished apartments with simple layouts designed for short-term stays.