If you look past the gleaming facades and sparkling new windows of just about every major housing project launched in downtown Grand Rapids over the past five years, you will find Low Income Housing Tax Credits (LIHTC) at their foundations. While the LIHTC program has been used heavily here, developers in other communities now are becoming more aggressive in their proposals to include the tax credits as part of their financing packages. Michigan State Housing Development Authority administrators say the program is currently 3-to-1 oversubscribed with applicants. Plus, some questions remain over whether Grand Rapids needs to balance out its housing stock with more market-rate properties. Nonprofit agencies and other proponents say the use of LIHtCs have been more successful at creating stable housing in Grand Rapids for low-income individuals than any other government subsidized projects here or elsewhere in the country. Certainly the core city’s streetscape would look incredibly different without the credits.