HomeMy WebLinkAbout2017-05-08-D01 Housing Needs Assessment Agr AGENDA ITEM:
CITY OF WAUKEE, IOWA
CITY COUNCIL MEETING COMMUNICATION
MEETING DATE: May 8, 2017
AGENDA ITEM: Consideration of approval of a resolution approving Sponsored Programs
Agreement with Iowa State University [Waukee Housing and Community
Development Needs Assessment]
FORMAT: Resolution
SYNOPSIS INCLUDING PRO & CON: As part of the 2016-2017 Strategic Planning process, staff
and city council identified a priority to assess the current condition of housing
in Waukee, particularly in the area known as original Waukee. The City of
Waukee wishes to analyze the current state of housing in original Waukee and
to gain insight to direct funds from the Autumn Ridge TIF for Low-to-
Moderate Income Housing needs through partnerships with local
organizations, including Habitat for Humanity- Dallas County. The
assessment will also inform the housing strategy in the Imagine Waukee 2040
Comprehensive Planning effort. The proposed contract is to hire Iowa State
University Extension Community and Economic Development to perform the
housing assessment.
FISCAL IMPACT INCLUDING COST/BENEFIT ANALYSIS:
COMMISSION/BOARD/COMMITTEE COMMENT:
STAFF REVIEW AND COMMENT: Staff would recommend approving the agreement.
RECOMMENDATION: Approve the resolution.
ATTACHMENTS: I. Proposed Resolution
II. Sponsored Programs Agreement
PREPARED BY: Jenna Herr, Community and Economic Development Department
REVIEWED BY:
PUBLIC NOTICE INFORMATION –
NAME OF PUBLICATION:
DATE OF PUBLICATION:
THE CITY OF WAUKEE, IOWA
RESOLUTION 17-
APPROVING SPONSORED PROGRAMS AGREEMENT WITH
IOWA STATE UNIVERSITY [WAUKEE HOUSING AND COMMUNITY
DEVELOPMENT NEEDS ASSESSMENT]
IN THE NAME AND BY THE AUTHORITY OF THE CITY OF WAUKEE, IOWA
WHEREAS, the City of Waukee, Dallas County, State of Iowa, is a duly organized Municipal
Organization; AND,
WHEREAS, as part of the 2016-2017 Strategic Planning process, the Waukee City Council identified
a priority to assess the current condition of housing in Waukee, particularly in the area known as
original Waukee; AND,
WHEREAS, the Waukee City Council wishes to analyze the current state of housing in original
Waukee and to gain insight to direct funds from the Autumn Ridge TIF for Low-to-Moderate Income
Housing needs through partnerships with local organizations; AND,
WHEREAS, City staff proposes a contract with Iowa State University Extension Community and
Economic Development to perform the housing assessment.
NOW THEREFORE BE IT RESOLVED by the City Council of the City of Waukee that the
Sponsored Programs Agreement with Iowa State University [Waukee Housing and Community
Development Needs Assessment], attached hereto as Exhibit A, is hereby approved.
Passed by the City Council of the City of Waukee, Iowa, and approved the 8th day of May, 2017.
____________________________
William F. Peard, Mayor
Attest:
___________________________________
Rebecca D. Schuett, City Clerk
ROLL CALL VOTE AYE NAY ABSENT ABSTAIN
Anna Bergman
R. Charles Bottenberg
Brian Harrison
Shelly Hughes
Larry R. Lyon
SPONSORED PROGRAMS AGREEMENT
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This agreement is for performance of a project by and between Iowa State University (ISU), with an address of Office of
Sponsored Programs Administration, 1138 Pearson Hall, 505 Morrill Road, Ames, Iowa 50011‐2103, and the City of Waukee
(“City”), with an address of Waukee City Hall, 230 W. Hickman Road, Waukee, IA 50263. Either Party may be referred to
individually as “Party” and the Parties hereto may be referred to collectively as the “Parties.”
ISU has proposed a project in collaboration with the City as detailed in Exhibit A and detailed budget included therein,
deemed incorporated into and made an integral part of this Agreement.
The Parties agree as follows:
ARTICLE 1 Project
The scope of work, timeline and budget (hereinafter “Project”) are detailed in Exhibit A and incorporated herein.
ARTICLE 2 Period of Performance
The period of performance for this Agreement is May 1, 2017 to December 31, 2017. No change in the dates of the period
of performance shall be made unless agreed to in writing by all Parties to this Agreement.
ARTICLE 3 Key Personnel
City’s key contact for the Agreement is Tim Moerman, City Administrator. ISU’s Principal Investigator for this project shall
be Abigail Gaffey, Community and Economic Development Extension and Outreach, Field Specialist. If a Party’s named
individual becomes unable or unwilling to continue the Project, and a mutually acceptable substitute is not available, the
other Party shall have the option to terminate the Project pursuant to Article 13.
ARTICLE 4 Reports and Other Deliverables
ISU shall provide reports and deliverables as listed in Exhibit A.
ARTICLE 5 Expenditures and Payment of Invoices
As compensation under this fixed price Agreement, City agrees to pay ISU for performance of work on this fixed price
agreement in the amount of TWENTY SEVEN THOUSAND FIVE HUNDRED SIXTY SEVEN DOLLARS ($27,567.00 USD) for the
Project as set forth in Exhibit A.
Invoices from ISU for the Project as set forth in Exhibit A shall be sent as follows:
June 30, 2017 $9,189.00
September 30, 2017 $9,189.00
December 31, 2017 $9,189.00 FINAL
Payment is due upon receipt of proper invoices. City may pre‐pay this contract at any time prior to the final invoice.
City of Waukee
Attn: Katie Peterson
Waukee City Hall
230 W. Hickman Road
Waukee, IA 50263
City shall make its check payable to “Iowa State University” and send it to: Sponsored Programs Accounting, Room 1810
Administrative Services Building, 2221 Wanda Daley Drive, Ames, IA 50011‐1004, with reference to the Project.
ARTICLE 6 Publication
ISU may publish the results of the Project. Any publication resulting from work under this Agreement shall include an
acknowledgement of support from City in the following terms, "This material is based upon work supported by the “City
of Waukee.” A copy of all publications generated from work under this Agreement will be provided to the City.
ARTICLE 7 Publicity
The Parties shall not use the name or trademarks of the other Party or the name of any of its employees in any publicity
or advertising, including endorsements, without the prior written consent of the other Party. The Parties may use the
name of the other Party and its employees for fulfilling any reporting obligations.
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ARTICLE 8 Confidentiality
The Parties acknowledge that it may be necessary to disclose information to the other Party that is considered proprietary
or confidential ("Confidential Information"). If the provider of information considers the information as Confidential
Information, the provider shall identify it as such in writing or marked “CONFIDENTIAL”. If orally disclosed to or observed
by the recipient, Confidential Information shall be reduced to writing by the provider, marked “CONFIDENTIAL,” and
delivered to recipient within thirty (30) days of disclosure.
The obligations set forth in this Article apply to all or any part of any Confidential Information provided after the effective
date of this Agreement except to the extent that either Party can show by written record that the Confidential Information:
(i) was possessed prior to its receipt from the other party; (ii) was already available to the public through no fault of the
receiving Party; (iii) is subsequently disclosed to receiving Party by a third Party that has the right to disclose it free of any
obligations of confidentiality; is independently developed by recipient without use of the provider’s Confidential
Information; or (iv) is required by law, regulations, court order or subpoena to be disclosed. Confidential Information shall
be maintained as confidential for three (3) years from the completion of this Agreement.
ARTICLE 9 Intellectual Property/Copyright
Subject to any pertinent obligations to other sponsors, including the provisions of the Bayh‐Dole Act, intellectual property
which results from this Project which is created solely by ISU employees will be owned by ISU (ISU's IP). Intellectual
Property resulting from the performance of the Project and created solely by City’s employees will be owned by City (City’s
IP). Intellectual Property resulting from the performance of the Project and created jointly by ISU’s employees and City’s
employees will be owned jointly by ISU, and City (“Joint IP”).”
Copyrightable materials first created solely by ISU'S personnel in the performance of the work funded under this
Agreement shall vest in ISU. ISU shall grant to City an irrevocable, royalty‐free, non‐exclusive right to reproduce,
translate, and use all such copyrighted material for its own purposes.
ARTICLE 10 Notices
All notices (excluding invoices that are handled under Article 5) to and under this Agreement shall be in writing and sent to
each Party as set forth below:
CITY OF WAUKEE ISU
City of Waukee Iowa State University
Attn: Tim Moerman, City Administrator Office of Sponsored Programs Administration
Waukee City Hall 1138 Pearson Hall
230 W. Hickman Road 505 Morrill Road
Waukee, IA 50263 Ames, IA 50011‐2103
Phone: 515.978.7902 Phone: 515.294.5225
Fax: 515.987.1845 Fax: 515.294.8000
E‐Mail: tmoerman@waukee.org E‐mail: grants@iastate.edu
ARTICLE 11 Indemnification
Each Party agrees to accept the responsibility for claims for injury or damage to any person or persons or property that
arise solely out of that Party’s negligent acts or omissions in connection with this Project. Each Party further agrees that
the other Party shall not be liable for damages arising solely from injuries or damages sustained by any person or persons
or property resulting from its own negligent performance or omission under this Agreement.
ARTICLE 12 Insurance
ISU shall obtain and maintain comprehensive liability insurance or self‐insurance sufficient to cover its responsibilities
under this Agreement. If requested, ISU agrees to provide evidence of such insurance or self‐insurance to City via Certificate
of Insurance or other documentation acceptable to City.
ARTICLE 13 Termination/Cancellation
This Agreement may be terminated by either Party at any time upon issuing of written notice sixty (60) days prior to
termination or at any time upon mutual agreement of the Parties. ISU shall be compensated for all actual and allowable
expenses and all uncancellable obligations properly incurred prior to the termination.
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ARTICLE 14 Amendments
This Agreement may be amended in writing from time to time by mutual consent of the Parties. All amendments to this
Agreement must be fully executed by the Parties.
ARTICLE 15 Entire Agreement
This Agreement, including any exhibits, attachments and provisions incorporated by reference, constitutes the entire
agreement between the Parties hereto and supersedes all prior agreements, understandings and arrangements, oral or
written, among the Parties hereto with respect to the subject matter hereof.
IOWA STATE UNIVERSITY
_____________________________
Marva Ruther Date
Senior Award Administrator
Office of Sponsored Programs Administration
CITY OF WAUKEE
__________________________________________________________
William F. Peard, Mayor Date
City of Waukee
EXHIBIT A
WAUKEE HOUSING AND COMMUNITY DEVELOPMENT NEEDS ASSESSMENT
CITY OF WAUKEE
MARCH 2017
A PROPOSAL FROM IOWA STATE UNIVERSITY EXTENSION & OUTREACH COMMUNITY
ECONOMIC DEVELOPMENT
Project Objectives:
The City of Waukee has expressed an interest in assessing the housing and community
development needs of a targeted area in the city’s southwest neighborhood shown on the map
below.
Iowa State University Extension & Outreach Community Economic Development staff met with
City Administrator Tim Moerman, Development Services Director Brad Deets, and Technical
Services Specialist Jenna Herr on February 14, 2017 to determine the objectives of this project.
This is to be considered an initial jumping off point for discussion with an advisory committee
that was subsequently appointed in order to facilitate the highest level of community
engagement and community participation with the process of assessing the housing and
community development needs that are the subject of this study. A second meeting was held
with the committee on March 10 to revise priorities. The committee members as of March 10,
2017 are:
Melissa Stimple, Director of Waukee Christian Services
Shanlyn Doll, Guidance Counselor at Waukee Elementary School
Jamie Cutler, Pastor of Waukee United Methodist Church
Ingrid Williams, Director of Waukee Clothing Closet
Christine Gordon, Housing Planner at the City of West Des Moines
Marcy Conner, Executive Director of Central Iowa Regional Housing Authority
Officer Brian Murra, School Resource Officer, Waukee Police Department
After the initial discussion, touring the target area, and meeting with the committee to agree
on priorities for the study it was decided that the proposal for this project will cover two
primary categories: housing and social services. The study also must be conducted in such a way
that it provides both data and an action plan. Additionally, the data and action plan will support
the City of Waukee’s process of updating the Comprehensive Plan.
Housing Assessment Needs Objectives:
Compilation of communitywide descriptive demographic information standard to
housing needs assessments.
Compilation of economic data and market analysis to determine communitywide
household incomes for creation of owner and renter affordability models.
Compilation of communitywide standard housing needs assessment data points (see
Attachment 1) concerning household composition, tenure, housing condition, housing
types, vacancy rates, and occupancy.
Assessment of affordability of homes currently available for purchase to determine the
need for a homeownership program.
Construction of a model that shows how many units are needed, of what types, and at
what price ranges to satisfy local housing needs.
Conducting a windshield survey of housing quality to determine need for a rehabilitation
program, with one windshield survey focused on the target area in the above map and a
second windshield study of rental housing using a rental property list to be assembled
by the City.
Assessment of senior housing availability in the community.
Social Service Needs Assessment:
Assessment of the social service needs of senior citizens, identification of services being
provided, and determination of whether gaps exist that need to have programming
developed.
Assessment of community social service needs that may be evident following review of
Waukee Community School District demographics.
Conducting focus groups to identify social service, transportation and housing needs.
Scope of Work:
Project Framework meetings with City of Waukee: The first meeting on February 14, 2017, set
the initial objectives of the study so that a proposal could be drafted for discussion with the
housing advisory committee. The second meeting, with the larger committee, on March 10,
2017 further refined the expected outcomes of the study, discussed a variety of proposed
Scope of Work items, and set a timeline for the specific activities in the Scope of Work. Further
communication with the City of Waukee on March 15, 2017 set a budget range for the project
based on the committees input.
The following Scope of Work is proposed to accomplish the objectives set forth in the Project
Objectives section above:
1. Windshield Survey: This is one of the first activities that must be completed. It is best to
do this after after snow melt and before trees reach their full canopy so that roof and
foundation conditions of housing units can be seen more easily. The windshield survey
uses standard criteria to assign a ranking to each housing unit from “Dilapidated” to
“Excellent.” The results are used to establish a baseline for a rehabilitation program. The
aggregated results will show how many houses may need exterior rehabilitation such as
roofs, windows, foundation cracking, positive drainage, and general property
improvements. The need for interior rehabilitation can be estimated by the age of the
housing which indicates which homes are more likely to need plumbing, electrical,
HVAC, energy‐efficiency and weatherization. All of the houses in the target area shown
on the map above will be assessed. Waukee’s Rental Registry will be used to identify
multifamily housing locations both in and outside of the target area. These rental units
will be surveyed separately.
2. Quantitative Housing Needs Assessment Data: Standard quantitative housing needs
assessment data will be collected in the area of demographics and population
composition; economic data concerning household incomes, employment, educational
attainment and poverty; housing data concerning household composition, housing
occupancy and tenure, age of housing, housing size and types; housing market data
concerning housing value, mortgage costs and rental rates, home sales and prices,
building permits, and housing affordability. A model will be created to predict housing
needs at various income levels and occupancy types (owner‐occupied, rental, senior,
special needs populations). A list of the data points that will be collected is shown in
Appendix A. The quantitative data will be presented in a variety of charts and graphs in
the final report and will be available for use in the housing assessment data meeting and
action planning event as well as in the final written report.
3. Housing Focus Groups: We propose a series of housing focus groups and one‐on‐one
interviews with key stakeholders in the community on housing, social service and
infrastructure needs in the community. The exact composition of these focus groups will
be developed with the advisory committee, but would typically include housing
professionals such as housing developers, real estate agents, bankers, utility company
representatives, and rental housing management/landlords; senior citizens, nonprofit
organizations providing social services in Waukee, the school district and major
employers, residents in the targeted neighborhood, and the general public.
4. Housing Assessment Data Meeting: After preliminary quantitative and qualitative data
are gathered, it is important to set a meeting with the advisory committee and other
interested parties to share the initial findings and get comments, input, and ideas about
how to involve the community in developing an action plan to implement projects that
could fill the needs or gaps identified. This meeting would also identify what other
pieces of information are needed to give a more complete assessment or to answer
questions that have arisen during the course of the needs assessment work.
5. Action Planning Event: We propose conducting a facilitated community action planning
event where all of the people who have participated throughout the process and the
general public can engage with the data, express their preferences for various proposed
programs and projects, and develop an action plan with timelines.
6. Final Report Preparation and Presentation: The final product of this project will be a
printed Housing and Community Development Needs Assessment. It will be made
available in any other format the City desires. The final report will be presented at a City
Council meeting or any venue of the City’s choice.
BUDGET
Task Responsible Party Cost
Meetings: Steering
Committee/Housing
Committee Meetings/Housing
Data Meeting/Action Planning
Event
Abbie Gaffey/Jon
Wolseth, ISUEO CED
Unit and Waukee
Housing Advisory
Committee
$500
Focus Groups
(X sessions @$X per)
Jon Wolseth, ISUEO CED
Unit
$5,112
Interns (2) $10,800
Demographic, economic, and
market data collection and
analysis
Abbie Gaffey, ISUEO
CED Unit
$3,000
Housing Report and Action Plan Abbie Gaffey $3,045
Mileage $2,568
Supplies (printing) $500
Subtotal $25,525
Plus ISU Required 8% Indirect $2,042
Total $27,567
TIMELINE OF ACTIVITIES
Activity Timeline
Contract issued May 1, 2017
Secondary data collection May1‐June 30
Primary data collection July
Focus groups July‐August
Windshield Survey July
Housing Data Meeting August
Facilitated Action Planning Event October
Presentation of Final Product December
Qualifications of Staff:
Abbie Gaffey – Abbie is a Community Development Specialist for Iowa State University
Extension & Outreach. She has 20 years of experience in affordable housing development and
planning, strategic planning, organizational development, leadership development and
facilitation. Prior to joining Extension, she spent 12 years as the City of Sioux City’s Community
& Economic Development Project Coordinator administering U.S. Department of Housing and
Urban Development (HUD) housing, neighborhood revitalization and economic development
programs. She has written housing plans for the Iowa Economic Development Authority and the
Iowa Finance Authority. She is a nationally certified Housing Development Finance Professional
through the National Development Council.
Dr. Jon Wolseth ‐ Jon is a Cultural Anthropologist and Community Development Specialist for
Iowa State University Extension & Outreach. His prior research projects have included studying
community factors in preventing youth and gang violence in Honduras and the street culture of
homeless and working children and youth in the Dominican Republic. His work with ISU
Extension focuses on strengthening Latino small businesses, community integration and Latino
community development in Western Iowa. Jon works from the Town/Craft Center in Perry. He
is fluent in spoken and written Spanish.
APPENDIX A
Housing Needs Assessment Data Collection
The following are secondary and primary source data needed to complete a community
housing needs assessment.
Demographics:
Population
Total population
By household
In group quarters
By City
By County
By State
Last two Censuses
Calculate percentage of change
Chart and graph these figures
Population by Hispanic/Latino Origin and Race
Hispanic/Latino of any race and Not Hispanic/Latino by the following categories:
White alone
Black alone
American Indian/Alaska native alone
Asian alone
Native Hawaiian/Pacific Islander alone
One race alone
Two or more races
Show total number by City, County, State and U.S.
Chart and graph these figures
Chart and graph change in these figures, by category, for last two censuses
Local Population Change 1900‐present by City and County (U.S. Census)
Total Population by 5 Year Age Group Increments for last two censuses
Median Age of Population by Sex – City, County and State for last two censuses
Percentage of Population in Selected Age Groups
Seniors (65+)
Adults (45‐65)
Young Adults (18‐44)
Children (under 18)
Can be broken down farther if needed
Show all by City, County, State, U.S.
Economic Data:
In Town/Out‐Of‐Town Employment Rates
County of employment for both In and Out‐Of‐Town Employees
City of employment for both In and Out‐Of‐Town Employees
City jobs by NAICS classification
Jobs by educational attainment shown by total number and share of total number
Educational attainment – total number and percentage
Median household income shown by
per capita
family
household
non‐family
Household income from earned income/benefits shown by income range and number of
households in each range
Household income from non‐earned sources shown by
Social Security
Retirement Income
SSI
Cash public assistance
Show by mean number of households and mean annual income
Most current poverty limits for the county from the Iowa Department of Human Services by
family size
Most current poverty rate by age from Iowa Workforce Development
Housing Data:
Households by Family Type – Number, Percentage
Total households
Family Type
Husband and wife families
Husband and wife families with children at home under age 18
Male householder with no wife present
Male householder with children in home under age 18
Female householder with no husband present
Female householder with children in home under age 18
Non‐Family Households
Householder living alone
Male householder living alone
Male householder living alone over age 65
Female householder living alone
Female householder living alone over age 65
Other Non‐Family Household formation
Relationship of the population in households shown by number and percentage
Total households
Householder
Spouse
Child
Own child under age 18
Other Relative
Other relative under age 18
Other relative over age 65
Non‐Relative
Non‐relative under age 18
Non‐relative over age 65
Unmarried partner
Change in Household Composition (last two censuses) shown by
Total number of households
Total percentage of households
Family households
Married couple families with own children under age 18
Single family households with own children under age 18
Male head of household
Female head of household
Householder living alone
Households with an individual under age 18
Households with an individual over age 65
Average Household Size by last two censuses shown by City, County, State, U.S.
Housing Tenure shown by number and percentage for
Total occupied housing units
Owner‐occupied housing units
Renter‐occupied housing units
Housing Units by Occupancy and Tenure shown by last two censuses and calculating percentage
of change
Total occupied housing units
Vacant housing units
Owner‐occupied housing units
Renter‐occupied housing units
Percentage Change in Households and Total Housing Units shown by last two censuses and
shown by City, County, State and U.S.
Vacancy and Ownership Rates shown by last two censuses
Percentage of total units vacant
Homeowner vacancy rate
Renter vacancy rate
Owner‐occupied as percentage of all occupied units
Percentage of population in owner‐occupied units
Status of Vacant Housing units shown by number and percentage
Total number of vacant housing units
For rent
Rented, not occupied
For sale only
Sold, not occupied
For seasonal, recreational or occasional use
All other vacancies (unfit for occupation, in construction/rehab)
Housing Occupancy shown by number and percentage
Total number of housing units
Number of occupied housing units
Number of vacant housing units
Homeowner vacancy rate
Renter vacancy rate
Age of Housing‐Year Structure Built shown by number and percentage by
Total number of structures
2010‐2015
2005‐2009
2000‐2004
1990‐1999
1980‐1989
1970‐1979
1960‐1969
1950‐1959
1940‐1949
Prior to 1930
Total Housing Units by Type of Structure shown by number and percentage
Total housing units
1‐unit attached home
1‐unit detached home
2‐units
3‐4 units
5‐9 units
10‐15 units
20 or more units
Mobile homes
Total Housing Units by Number of Bedrooms shown by number and percentage
Total Housing units
1 bedroom
2 bedroom
3 bedroom
4 bedroom
5 or more bedrooms
Housing Market Analysis:
City Housing Values shown by number and percentage
Owner‐occupied units
Less than $50,000
$50,000‐$99,999
$100,000‐$149,999
$150,000‐$199,999
$200,000‐$299,999
$300,000‐$499,999
$500,000‐$999,999
Calculate median housing value
Mortgage Status shown by number and percentage
Owner‐occupied units
Housing units with a mortgage
Housing units without a mortgage
Owner Monthly Mortgage Costs shown by number and percentage
Number of housing units with a mortgage
Less than $300 per month
$300‐$499 per month
$500‐$699 per month
$700‐$999 per month
$1,000‐$1,499 per month
$1,500‐$1,999 per month
$2,000 or more per month
Calculate median monthly mortgage cost
Mortgage Expenses as Percentage of Household Income shown by number and percentage
Housing units with a mortgage
Less than 20%
20% to 24.9%
25% to 29.9%
30% to 34.9%
35% or more
Gross Monthly Rental Rates shown by number and percentage
Total occupied units paying rent
Less than $200
$200‐$299
$300‐$500
$500‐$749
$750‐$999
$1,000‐$1,499
$1,500 or more
Calculate median monthly rental rate
Gross Monthly Rent as a Percentage of Total Household Income shown by number and
percentage
Occupied units paying rent
Less than 15% of monthly income
15%‐19.9% of monthly income
20%‐24.9% of monthly income
25%‐29.9% of monthly income
30%‐34.9% of monthly income
35% or more of monthly income
Number of home sales obtained from County Assessor for each calendar year that the Assessor
may have available. This will vary greatly from county to county.
Median sales price of homes sold in the period shown from County Assessor data noted above
shown as a graph price/year axis
Number of building permits issued shown by
Year
Number of permits issued
Average price of home constructed/rehabilitated
May come from County Assessor’s Office or City – whoever issues permits in that
locality
Model Construction:
Population Growth/Loss Estimates – Choose a percentage of growth (suggest 1, 2 or 3% growth
unless other circumstances dictate a different scenario). Choose a Loss Estimate (suggest 3, 5,
10% or other if circumstances dictate a different scenario).
Use census projected natural birth/death rate as base number and calculate growth or loss by
that number.
Show in yearly increments accounting for previous year’s loss or gain for no more than a 10‐
year trend line.
Projected Housing Needs:
Use the sums from the growth/loss model shown above as the base population
Calculate total number of housing units needed by population and persons per
household numbers (Column 2)
Identify current units available minus any projected demolitions or unfit for habitation
units (Column 3)
Subtract a standard vacancy rate (3‐5% = low vacancy; 5‐7% average vacancy; over 7%
high vacancy) to account for housing units that are not available for tenancy for any reason
(Column 4)
Difference between columns 2, 3 and 4 will show either a need for additional units or a
surplus of units. (Note: This does not indicate the desirability of the units or the match at size or
cost per household – just a raw number.)
Housing Affordability Based On Median Family Income
Percentage of Median Family Income (MFI)
Annual Income
30% of Gross Income Available Annually for Housing
30% of Gross Income Available Monthly for Housing
Shown by:
100% of MFI
80% of MFI
50% of MFI
30% of MFI
(Note: Calculate MFI by whatever assistance program requirements may be using. Shown
percentages are HUD, USDA)
Housing Affordability by Income Level shown at
Total households
Housing affordability at bottom of range
Housing affordability at top of range
Shown by income levels:
Total households
Under $10,000
$10,000‐$14,999
$15,000‐$24,999
$25,000‐$34,999
$35,000‐$49,999
$50,000‐$74,999
$75,000‐$99,999
$100,000‐$149,999
$150,000‐$199,999
$200,000 and above
Price Range of Homes Affordable by Income Level shown by
Income range
Monthly Housing Affordability at Bottom of Range
Monthly Housing Affordability at Top of Range
Price Range of Home at Bottom of Range
Price Range of Home at Top of Range
Shown by:
Total households
Under $10,000
$10,000‐$14,999
$15,000‐$24,999
$25,000‐$34,999
$35,000‐$49,999
$50,000‐$74,999
$75,000‐$99,999
$100,000‐$149,999
$150,000‐$199,999
$200,000 and above