TD Doubled Its Housing Grant to $500,000 and Halved the Number of Winners. How to Compete for the 2027 Housing for Everyone Round Before November 24.

TD Charitable Foundation, the giving arm of TD Bank U.S., has opened applications for its 2027 Housing for Everyone grant program. The pot is the same as last year: $10 million. Almost everything else has changed.

The grants are now $500,000 each, double last year's $250,000. At that size, $10 million funds about 20 organizations, half of the 40 that won in the round announced in April 2026. The theme has also moved. Last year TD funded eviction prevention and early intervention. This year it wants nonprofits that stabilize housing by raising renters' income, through career advancement, credentialing, job placement, and financial coaching tied to housing services.

Applications are due at 4 p.m. on November 24, 2026, through td.com/housingforeveryone. That leaves about three weeks. Below is what the change means, who can apply, and how to write a proposal that fits what TD is now buying.

The 2027 round at a glance

TD's release gives the grant size and total but doesn't state the number of awards. Twenty is our arithmetic. TD has also not published a scoring rubric, so the strategy below draws on the release's stated priorities and on the pattern of past rounds.

What changed, and why it matters

Bigger checks, fewer winners

Housing for Everyone has grown steadily. The 2021 cycle awarded $5.8 million to 33 organizations. Later cycles awarded about $7 million to 36 or 37 nonprofits each, under themes that shifted from preserving affordable rental housing to sustaining homeownership. The 20th-anniversary round reached $10 million for the first time and spread it across 40 grantees at $250,000 apiece, among them the Central Connecticut Coast YMCA, Good Shepherd Housing and Family Services in Fairfax County, and Legal Counsel for the Elderly.

The 2027 round keeps the $10 million and concentrates it. For applicants, that has three effects.

• Odds get worse. About 20 slots cover a footprint running from Maine to Florida. TD's cumulative figures put the program at more than $73 million to more than 675 initiatives since 2005, an average of about 34 grantees a year. Twenty is well below that.
• Each award matters more. For a mid-sized community organization, $500,000 can fund a multi-year program line: a career coach or two, a financial-coaching function, and the data system to track outcomes. TD will expect a proposal that justifies that scale.
• Small, single-service applicants are disadvantaged. At $250,000, a legal-aid clinic or a single eviction-diversion program could win on its own. At $500,000, with a theme built around integrated services, reviewers will likely favor organizations that can show a working partnership between housing and workforce functions.

From preventing evictions to raising incomes

Last year's release framed the problem as a crisis that arrives before a tenant knows it: missed recertifications, sudden income loss, no legal help, and confusing lease terms. The answer it funded was early intervention.

This year's release frames the problem as rent outpacing earnings. TD cites the Harvard Joint Center for Housing Studies: renters earning less than $30,000 a year now have about $210 a month left after housing costs, a 60 percent drop since 2001. If that's the diagnosis, eviction prevention treats the symptom. TD is now funding the income side.

Paige Carlson-Heim, TD Bank U.S.'s head of social impact, said, "Housing stability is about more than having an affordable place to live." Shelley Sylva, head of corporate citizenship, tied it to work: "Stable housing and sustained employment empower people to pursue opportunities."

The release lists three examples of what TD will fund:

1. Income programs inside a housing model. Career advancement, credentialing, training, and job placement that help renters grow and keep their income, as part of a broader housing stability approach.
2. Formal housing-workforce partnerships. Arrangements that connect residents to both housing-stability services and workforce-development services.
3. Resident services in affordable housing. Programs that pair income growth with wraparound support such as financial coaching.

Each example joins housing and income. A standalone job-training program with no housing link is unlikely to fit, and neither is a standalone rental-assistance program.

Who is eligible

TD's release says only "eligible nonprofit organizations" in the communities TD serves from Maine to Florida. It lists those regions as the Northeast, Mid-Atlantic, Carolinas, and Florida. Earlier guidelines required applicants to be 501(c)(3) organizations or state or local government entities. Check the current application portal before assuming governments remain eligible this year.

Practically, the strongest candidates fall into three groups:

• Affordable housing owners and operators with resident-services departments, such as CDCs, nonprofit developers, and housing authority affiliates that already run on-site services.
• Workforce intermediaries with housing partners, including community colleges' nonprofit arms, sector training programs, and American Job Center operators that have, or can quickly formalize, an agreement with a housing provider.
• Multi-service community action agencies that already run both housing counseling and employment services under one roof.

If your organization isn't in TD's retail footprint, the program isn't open to you. A quick check is whether TD operates branches in your service area.

How to compete in three weeks

1. Lead with a housing population, then show the income gain. Start the proposal with who you serve: residents of specific properties, tenants flagged by an eviction-diversion program, or households in a housing counseling caseload. Then describe how you raise their earnings. Applications that start with job training and add housing at the end will look like they're reshaping a workforce proposal to fit.

2. Put the partnership on paper. If housing and workforce services sit in different organizations, get a signed memorandum of understanding or letter of commitment before November 24. Spell out the referral flow, data sharing, and who owns which outcome. TD's second example specifically names formal partnerships, so a vague letter of support won't carry the same weight.

3. Report income outcomes, not just housing outcomes. Last year's proposals naturally measured evictions avoided and tenancies sustained. This year, add earnings: wage at placement, wage growth at six and 12 months, credentials earned, and the change in the share of income going to rent. If you track the Harvard figure's equivalent, residual income after housing costs, for your own clients, include it. It speaks directly to TD's framing.

4. Justify $500,000 line by line. At twice last year's grant size, reviewers will check whether the budget reflects a real program expansion. Tie the request to specific new capacity, such as additional coaches, a credentialing partnership, or employer outreach staff, plus the households each piece reaches. If you would have asked for $250,000 last year, don't double the same budget.

5. Plan for sustainability past the grant. TD hasn't said whether 2027 awards are single-year. Assume they are, and show how the work continues: other funding streams such as HUD Family Self-Sufficiency coordinators, state workforce dollars, or property operating budgets that fund resident services.

6. Previous grantees: make a new case. Last year's 40 grantees won on eviction prevention. Reapplying with the same program won't match the new theme. Show how eviction-prevention clients move into income-building services. That pipeline story is likely the strongest bridge between the two rounds.

7. Submit early. The 4 p.m. cutoff the Monday before Thanksgiving leaves no room for portal trouble, and holiday staffing makes last-minute signatures from partners harder to get.

The bigger picture

Corporate bank foundations are a steady source of housing money, partly because bank lending and giving in their own markets are evaluated under the Community Reinvestment Act. TD Charitable Foundation has distributed more than $397 million since 2002, up from about $361 million in its release a year ago. That's a continuing commitment, not a one-time campaign, and Housing for Everyone is its flagship competition.

The theme change also reflects a wider shift in how funders view housing instability: as an income problem as much as a supply or legal problem. Applicants who can show that a stable home and a better job reinforce each other will fit what the field's funders increasingly want, not only TD.

The bottom line

TD's 2027 round offers the same $10 million in half as many, twice as large grants, with a theme that has shifted from eviction prevention to income growth. Competitive applicants will be housing-anchored organizations with a documented workforce partnership, income-based outcome measures, and a budget that justifies $500,000. The deadline is 4 p.m., November 24, 2026, at td.com/housingforeveryone. Based on the last two cycles, expect winners to be announced in spring 2027.

For other housing and workforce opportunities matched to your organization's footprint, search open grants on Granted.