The Keystone Education District offers the most affordable homes to the most school employees 

No one should have to spend more than 30% of their salary on rent. That is what it means for a property to be truly affordable to San Diego Unified employees. Every home in the Keystone Education District is income-restricted, so residents will never be asked to pay more than 30% of their income on housing. 

Beyond affordability,  Keystone's rent-restricted pricing means school district employees can plan for the future with confidence, never worrying one day their rents will skyrocket based on changes in the market.

Because of its size, Keystone provides a predictable, income-based rent solution for thousands of school staff - not just a lottery for a handful of units in a much smaller project.

Keystone is the only proposal built to help the middle-class families being crushed by high housing costs in San Diego, the families earning too much to qualify for low-income subsidies but not enough to afford sky-high rents.

Keystone is purpose-built to serve these middle-class families, dedicating 1,100 of its 1,500 new homes (73%) to middle-class San Diego Unified employees, 800% more units for middle-class families than the closest competing plan.

Proposals funded with Low-Income Housing Tax Credit (LIHTC) grants exclude a large share of San Diego Unified employees from the outset based on their income.

This exclusion is not a design choice that can be adjusted; it is a structural consequence of relying on LIHTC financing. LIHTC income limits are hard caps required by federal and state law, with no flexibility for workforce preferences, no sliding scale, and no ability to prioritize educators once an income threshold is crossed—even by one dollar.

These restrictions also grow more severe over time for the District’s workforce. As employees receive step increases, take on overtime, or add household income through marriage or a working partner, they inevitably cross the 80% AMI line and become permanently ineligible, even if their housing costs remain unaffordable. As a result, LIHTC-financed housing, like that contained in both competing proposals, systematically excludes precisely those employees San Diego Unified is trying to retain, both today and as their careers progress.

This strategy of relying only on low-income housing tax credits to fund new construction created this headline for Los Angeles Unified, "Not one teacher lives in LAUSD’s affordable housing units built for them." (Source: LA School Report, October 19, 2016)

Keystone reserves 400 homes for low-income public-sector workers (50–80% AMI), ensuring no one is excluded.

This includes deeply affordable units for paraeducators, bus drivers, custodians, and food service workers, the staff often most affected by housing insecurity.

Keystone treats everyone with dignity. While other plans segregate residents by income, Keystone ensures all tenants have access to the same high-quality amenities.

Ensuring equal access to amenities is not only the right thing to do, it was a central demand from SDEA and the school district’s workforce housing taskforce. 

Keystone is structured for permanent affordability, ensuring eligible staff pay approximately 30% of their family income on rent for the long term.

This structure avoids the HUD-style “cliff effects” that can force tenants out the moment they get a raise, offering true stability.

By serving the District's full salary ladder, the model allows early-career staff and mid-career teachers with families to grow in their jobs without being priced out of their homes.

The SDEA and the District have agreed that affordable housing should never be used to limit salaries. The flexible rent schedule at the Keystone ensures teachers will always be free to advocate for higher salaries - without fear of losing their homes.

Keystone rents are capped at 30% of an educator’s salary, consistent with San Diego Unified’s affordability standard.

Nearby market-rate housing, including the Winslow apartments across the street, sets rents based on market demand and does not adjust for teacher pay.

Similar to other market-rate properties, the Winslow’s rents are higher than what teachers would pay at Keystone at every career stage, and remain subject to market increases.

Keystone rents are capped and predictable, protecting San Diego Unified families from market volatility.