Think Small
We (Columbia County Habitat for Humanity) are about to embark on our first new build since before the Pandemic. We are excited to get back to building.
The construction gods have not been kind to builders, or those seeking homes, over the past few years. Material costs, supply chain issues, labor shortages and rampant speculation in real estate have created a true housing crisis in many communities in our region and across the country.
In our county, the average wage worker cannot afford a $250,000 home, a price that most would consider affordable these days, but that is really a relative term. In Columbia County, the median house price has grown over 100% in five years, crossing the $400,000 threshold. There aren’t many $250,000 homes for sale at all.
The average annual wage across the top industries in our towns is about $46,000. That equates to $3,833 before taxes per month. Most experts agree that affordability in housing terms means spending 30% or less of your (gross) income on your housing. In New York’s Hudson Valley, it is nearly impossible to find a place to live for those making the average wage - or to find housing for a family - for $1,150 per month or less. Multi-bedroom rentals at that price are nearly non-existent, and for potential homeowners, the taxes alone would eat up most of their payment, even if they had money for a down payment (they don’t.)
You can’t sustain a community if there is no housing for your workers, or if the housing inventory is skewed towards the high-earners or second home owners. Our children can’t stay where they were raised (if they choose to) and folks can’t start out or move up. There isn’t housing for the workers who serve your meals, build and repair your homes; draw your blood. It’s a recipe for a whole lot of not good.
At the same time, many communities are struggling with squaring a desire to find housing solutions and the very active and vocal opposition of many citizens to building anything anywhere. Habitat’s CEO calls it “BANANAs” — Build Absolutely Nothing Anywhere Near Anyone.
“Affordable” housing has earned a negative reputation because of the ill-conceived and executed projects and policies of the past. Communities and citizens have every right to be concerned about development that is out of character with the locale and out-of-sync with the community. Size and scale does matter. Bulldozing our way out of the housing problem is not a viable option.
To build in today’s environment, we must think small to build a future.
Habitat for Humanity is renowned for building with community support and participation. From single homes in rural areas to multi-unit developments in urban settings, HFH is pretty unique in its ability to get affordable housing built: we are one of the top housing developers of any kind in the country.
In Columbia County, we are on the cusp of both starting a near-term traditonal house build, and launching a new concept that can deliver sustainable, efficient, basic housing at scale, at truly affordable cost, to any community that wants more housing for their essential workers. The benefits to our communities don’t come without a cost..
Our effort will need broad participation and partnership. We are putting those pieces into place and gaining support. If they come, we can build it.
Stay tuned…
Al, I so much appreciate the work you're doing and the newsletter you sent. We're in a housing crisis in Livingston and Bozeman, MT and BANANAs are going up, boxes within boxes made of the cheapest materials -seems dehumanizing -in horrible places around town. I'll share your newsletter. "Think Small": That's the ticket for so much right there. Thank You!