Harbison Gardens by The Stations at Richmond Hill: A Mixed-Income Community in Columbia

What Harbison Gardens offers

Harbison Gardens by The Stations at Richmond Hill is a mixed-income apartment community in Columbia's Harbison area, developed by The Stations at Richmond Hill. The community combines market-rate and income-restricted units, meaning some apartments are reserved for residents whose household income falls below a certain threshold set by the developer or funding sources. This structure allows people at different income levels to live in the same neighborhood rather than in separate developments.

The community sits near shopping, dining, and services in the Harbison corridor, one of Columbia's more established suburban areas. Proximity matters for daily life—you're close to Harbison Boulevard's retail and restaurants, and the location puts you within reasonable distance of downtown Columbia and the University of South Carolina.

Like other mixed-income communities, Harbison Gardens typically includes shared amenities such as community spaces, parking, and landscaping. The specific features—whether that means a fitness center, pool, or common room—vary by phase and development stage. Contact the leasing office directly to see what's currently available and what's under construction.

Key Takeaways

• Harbison Gardens includes both market-rate apartments and income-restricted units, so affordability depends on which type you're looking at and your household income.
• The location in Harbison puts you near shopping, dining, and services along Harbison Boulevard, with reasonable access to downtown Columbia.
• Income-restricted units may have income limits tied to the area median income (AMI), which changes annually and varies by family size.
• The leasing office can tell you current availability, move-in costs, lease terms, and which units fall into which income category.
• Mixed-income communities like this one are designed so residents of different economic backgrounds share the same neighborhood and amenities.

Income limits and who can live there

If Harbison Gardens has income-restricted units, those apartments are reserved for households earning below a set percentage of the area median income (AMI). The AMI for the Columbia metropolitan area is recalculated each year by the U.S. Department of Housing and Urban Development, so income limits change annually. A household at 60% AMI, for example, earns less than one at 80% AMI.

Income limits depend on family size. A single person's limit differs from a family of four's limit for the same percentage of AMI. The leasing office will ask about your household composition and income to determine whether you meet the limits for a particular unit.

Market-rate units at Harbison Gardens have no income restrictions—anyone can rent them at the advertised price. If you're interested in an income-restricted unit, bring recent pay stubs, tax returns, or a letter from your employer showing your income. The leasing office will tell you what documents they need.

Location and what's nearby

Harbison Gardens sits in the Harbison area of Columbia, a neighborhood that has grown significantly over the past two decades. Harbison Boulevard runs through the area and hosts numerous shops, restaurants, and services—grocery stores, pharmacies, casual dining, and retail. This means everyday errands don't require a long drive.

The location also puts you within a reasonable commute to downtown Columbia, the University of South Carolina campus, and major employers in the region. If you work in or frequently visit those areas, check the drive time from Harbison Gardens to your workplace during the time of day you'd actually be commuting.

Public transportation in Columbia is limited compared to larger cities. Most residents rely on personal vehicles. Ask the leasing office about parking included with your lease and whether there are any transit options if you don't have a car.

Lease terms and move-in costs

Lease lengths at apartment communities typically run 12 months, though some properties offer shorter or longer terms. Move-in costs usually include first month's rent, a security deposit, and sometimes an application fee. Some communities waive certain fees during promotional periods. The leasing office can tell you the current move-in costs and any specials they're running.

Utilities are often the tenant's responsibility, though some communities include water or trash in the rent. Ask whether your lease covers utilities or if you'll receive separate bills. Renters insurance is not always required but is strongly recommended—it covers your belongings and provides liability protection, and it's usually inexpensive.

Pet policies vary. If you have pets, ask about breed or size restrictions, pet deposits, and monthly pet fees. Some communities are pet-friendly; others have strict limits or don't allow pets at all.

How to contact the leasing office

The leasing office at Harbison Gardens can answer questions about current availability, floor plans, pricing, income limits, and lease terms. They can also schedule a tour so you can see the units and amenities in person. Visiting in person is the best way to get a feel for the community and ask specific questions about what matters to you.

You can typically reach the leasing office by phone or by visiting during business hours. If you're searching online, look for the official Harbison Gardens website or The Stations at Richmond Hill's main site—they'll have contact information and may allow you to request information or schedule a tour online.

When you call or visit, have your household income and family size ready so the leasing office can tell you which units you might be able to rent and what documentation you'll need to bring.

Mixed-income communities and how they work

A mixed-income community intentionally combines apartments at different price points so residents of varying economic backgrounds live together. This approach differs from developments where all units are market-rate or all are subsidized. The goal is to create economically diverse neighborhoods where people interact across income levels.

In practice, this means you might have neighbors paying market rate and neighbors in income-restricted units paying less. Shared amenities—playgrounds, community rooms, parking areas—serve everyone. The community is managed as one neighborhood rather than as separate buildings for different income groups.

Mixed-income developments are funded through a combination of private investment, tax credits, and sometimes public funding. The income-restricted units are typically required by the funding source or by local zoning policy. This structure allows developers to build communities that serve a broader range of residents than market-rate-only developments would.

What to expect during the leasing process

Once you've decided you're interested in Harbison Gardens, the leasing office will ask you to complete an application. This typically includes your personal information, employment history, income, and references. They'll run a background check and may contact previous landlords. The process usually takes a few days to a week.

If you're applying for an income-restricted unit, the leasing office will verify your income using documents like recent pay stubs, tax returns, or an employment letter. Keep these documents organized and ready to submit. If your income is borderline, ask the leasing office exactly what they need to verify it.

Once approved, you'll sign a lease, pay your move-in costs, and receive keys. The leasing office can tell you the move-in date and what to expect on your first day—parking information, utility setup, and how to contact maintenance if you need something.

Frequently Asked Questions

What's the difference between market-rate and income-restricted units?

Market-rate units are rented at the full price the developer sets, with no income restrictions. Income-restricted units are rented at a lower price to households earning below a certain income threshold. Both types are in the same community and share amenities, but the rent you pay depends on which type you rent and your household income.

How do I know if I meet the income limit?

Call the leasing office and tell them your household size and approximate income. They can tell you whether you likely meet the limit for the income-restricted units they have available. Income limits change each year, so even if you didn't may have access to last year, you might this year—or vice versa. Bring recent pay stubs or tax returns when you apply so they can verify your income.

Can I tour the apartments before I apply?

Yes. The leasing office schedules tours during business hours. Visiting in person lets you see the floor plans, amenities, and neighborhood. You don't need to apply before touring—most communities encourage you to look around first.

What if I have questions about utilities or pet policies?

The leasing office handles all lease details, including what utilities are included, pet policies, and parking. Ask these questions when you tour or call. Get the answers in writing before you sign the lease so there's no confusion later.

Is public transportation available from Harbison Gardens?

Public transit in Columbia is limited. Most residents rely on personal vehicles. Ask the leasing office whether any bus routes serve the area and what parking is included with your lease. If you don't have a car, confirm transportation options before you commit to renting.