Stubborn things
“Facts are stubborn things; and whatever may be our wishes, our inclinations, or the dictates of our passion, they cannot alter the state of facts and evidence.” - John Adams
What is “affordable” housing?
A housing cost that is affordable has been defined, long ago by the US government, and accepted by most who work in the sector, as that which costs less than 30% of gross monthly income.
The issue is not that communities need “affordable” housing, or “workforce” housing or housing for farm-workers or for any other group. We all need housing, and more housing options than are currently available to those not at the top of the income scale or who have hit the familial lottery.
Most of our communities were built because long ago housing was available and affordable for the many. There was abundant supply so that upward mobility was possible.
What we need now are entry-level housing options for average and lower-wage individuals and families that enables them to build a successful life, and more smaller dwellings so that empty-nesters and older couples can downsize.
That is not happening here in the Hudson Valley. Our markets are locked…frozen. Through recent reports, conferences, and online forums, some new data show how troubled the housing situation in the Hudson Valley is. Bottom line: it is not improving, or at least not quickly enough.
There are actually a number of trends intersecting, some unique to NY, and some that are applicable nationally. A vicious cycle is the result.
The population in the Hudson Valley is decreasing, continuing a multi-decade pattern
The birth rate is plummeting. We are not replacing ourselves
There are fewer available workers for each job listing than in generations
Inventory of homes for sale has plummeted
Median home sake prices have exploded
Many municipalities continue to restrict the number and type of housing units that can be built, and where
Funding and incentives for affordable home building are a complex hodgepodge, of programs
Our two new homes will be finished in early spring, and likely occupied before summer. After that….?
Finding new parcels that are suitable for affordable housing is the biggest challenge we face right now. Municipalities don’t have much they can offer, competition for the few building sites available is fierce and existing 1-3-5 acre zoning for single family new building works to create a structural impediment to creating more units.
There is some progress being made in Columbia County, as a county land bank and community land trust are being finalized, and some municipal leaders are leading efforts to change restrictive zoning regulations that hinder small developments.
The facts in evidence are troubling. Can we alter them through change?
Hopefully, the New Year will bring more opportunity. Time is not on our side.
#letsbuild
As usual, so right on in your commentary. Such a challenging issue. I’m glad you are putting your creative energy and talents into working on this very necessary problem in our society. Best of luck to you and Habitat for Humanity.