Conditions Affecting Affordable Housing in Lee and Collier Counties Rachael Abrams, Bill Caldwell, Lindsey Garven, Erin Hicks, Christal Pipkin, Katelyn Wyatt October 23, 2006
Affordable Housing in Lee County
Housing Costs (Century 21 link) § Definition of Affordable Housing § The generally accepted definition of affordability is for a household to pay no more than 30 percent of its annual income on housing. Families who pay more than 30 percent of their income for housing are considered cost burdened and may have difficulty affording necessities such as food, clothing, transportation and medical care. An estimated 12 million renter and homeowner households now pay more then 50 percent of their annual incomes for housing, and a family with one full-time worker earning the minimum wage cannot afford the local fairmarket rent for a two-bedroom apartment anywhere in the United States. (U. S. Department of Housing and Urban Development link)
Lee County, Florida From the US Census Bureau Link to Map
Visual view of population in Lee County! § Population Trend § Age distribution: Graph 1 § Poverty Rates: Graph 5 § Occupants with housing cost burden: Graph 7 § Graph 1, 5, & 7! (From the US Census Bureau )
Actual Housing costs for 2000, 2004 &2005 Prices of Houses in Lee County Year Owner-occupied units 2000 99, 299 2004 166, 484 2005 172, 404 Less than $50, 000 5, 504 14, 706 13, 253 $50, 000 to $99, 999 36, 876 30, 022 18, 245 $100, 000 to $149, 999 26, 452 34, 250 21, 070 $150, 000 to $199, 999 12, 646 31, 301 22, 793 $200, 000 to $299, 999 9, 550 23, 385 36, 800 $300, 000 to $499, 999 5, 171 21, 588 37, 442 $500, 000 to $999, 999 2, 318 9, 052 18, 645 782 2, 180 4, 156 112, 900 155, 899 223, 100 $1, 000 or more Median (dollars) (From the US Census Bureau 2000 , 2004 , 2005 link )
Types of Homes on sale now in Lee County! Priced at $113, 900 Priced at $78, 900 Priced at $194, 500 (Century 21 link) Priced at $234, 500
Homes for Sale in Lee County Priced at $399, 900 Priced at $1 million § There were no homes listed for sale for under $50, 00 even though the census bureau said that there are 13, 253 units here. § Citation: All pictures came from Century 21 link.
Mortgage payments for 2000, 2004, & 2005 Mortgage payments by year in Lee County MORTGAGE STATUS AND SELECTED MONTHLY OWNER COSTS Year 2000 Housing units with a mortgage 68, 216 Less than $300 2004 104, 808 2005 105, 643 300 221 217 $300 to $499 3, 174 2, 761 2, 403 $500 to $699 10, 479 12, 333 7, 666 $700 to $999 22, 593 26, 680 23, 558 $1, 000 to $1, 499 19, 883 34, 015 35, 238 $1, 500 to $1, 999 6, 602 14, 451 19, 541 $2, 000 or more 5, 185 14, 347 17, 020 968 1, 123 1, 265 Median (dollars) (From the US Census Bureau 2000, 2004, 2005 link )
Rent Payments for 2000, 2004, & 2005 Rent payments by year in Lee County 2000 2004 2005 44, 222 47, 328 62, 629 Less than $200 1, 477 1, 782 653 $200 to $299 1, 217 901 840 $300 to $499 6, 951 3, 614 2, 253 $500 to $749 19, 106 16, 797 15, 100 $750 to $999 8, 743 12, 120 21, 805 $1, 000 to $1, 499 3, 144 8, 729 14, 678 $1, 500 or more 1, 434 1, 763 3, 267 650 746 873 Year Gross rent Renter-occupied units Median (dollars) • The more expensive rent payment increased in number of units!!!! For example the rent payment
Mortgage: a % of income! Mortgages a % of income in Lee County GROSS MORTGAGE AS A PERCENTAGE OF HOUSEHOLD INCOME Year 2000 2004 2005 Less than 20 percent 16, 808 51355 35, 175 20 to 24 percent 13, 777 17, 465 16, 753 25 to 29 percent 9, 682 15, 100 11, 390 30 to 34 percent 5, 995 10, 217 9, 250 17, 493 26, 736 32, 672 997 495 403 35 percent or more Not computed (From the US Census Bureau 2000, 2004, 2005 link )
Rent: a % of income! Rent as a % of income in Lee County GROSS RENT AS A PERCENTAGE OF HOUSEHOLD INCOME Year 2000 2004 Less than 20 percent 13871 14333 20 to 24 percent 5, 892 5, 227 7, 312 25 to 29 percent 4, 879 3, 623 8, 735 30 to 34 percent 3, 491 6, 898 7, 243 13, 509 14, 634 21, 827 3, 048 2, 613 4, 743 35 percent or more Not computed (From the US Census Bureau 2000, 2004, 2005 link ) 2005 12769
Affordable Housing in Collier County
Collier County, Florida
Homes for Sale Priced at $2, 250, 000 Priced at $219, 000 Housing for Rent Priced at $4, 000 Priced at $755
Actual Housing costs for 2000 & 2005 Prices of Houses in Collier County 2000 2005 46, 493 89, 520 Less than $50, 000 685 2, 348 $50, 000 to $99, 999 7, 616 2, 990 $100, 000 to $149, 999 11, 494 5, 279 $150, 000 to $199, 999 8, 135 6, 332 $200, 000 to $299, 999 7, 759 16, 266 $300, 000 to $499, 999 5, 819 26, 600 $500, 000 to $999, 999 3, 346 20, 760 $1, 000 or more 1, 639 8, 945 168, 000 375, 600 Year Owner-occupied units Median (dollars)
Mortgage payments for & 2005 2000 MORTGAGE STATUS AND SELECTED MONTHLY OWNER COSTS Year 2000 2005 31, 302 55, 690 55 279 $300 to $499 759 1, 096 $500 to $699 2, 207 2, 532 $700 to $999 7, 759 7, 083 $1, 000 to $1, 499 10, 667 15, 227 $1, 500 to $1, 999 4, 684 13, 454 $2, 000 or more 5, 171 16, 019 Median (dollars) 1, 200 1, 553 Not mortgaged 15, 191 33, 830 412 556 With a mortgage Less than $300 Median (dollars)
Rent Payments for 2000 & 2005 Mortgage payments by year in Collier County Year 2000 2005 Renter-occupied units 25, 087 31, 651 Less than $200 653 392 $200 to $299 688 54 $300 to $499 2, 902 1, 313 $500 to $749 7, 394 3, 866 $750 to $999 7, 562 9, 575 $1, 000 to $1, 499 2, 517 10, 008 $1, 500 or more 1, 844 4, 818 753 997 Median (dollars)
Mortgage: a % of income! Mortgages a % of income in Collier County GROSS MORTGAGE AS A PERCENTAGE OF HOUSEHOLD INCOME Year 2000 2005 16, 863 N/A 15 to 19 percent 6, 813 14. 382 20 to 24 percent 5, 720 7, 867 25 to 29 percent 4, 176 6, 461 30 to 34 percent 2. 873 5, 047 35 percent or more 9, 465 21, 882 583 51 Less than 15 percent Not computed
Rent: a % of income! Rent as a % of income in Collier County GROSS RENT AS A PERCENTAGE OF HOUSEHOLD INCOME Year 2000 2005 16, 863 2, 387 15 to 19 percent 6, 813 2, 991 20 to 24 percent 5, 720 4, 472 25 to 29 percent 4, 176 3, 699 30 to 34 percent 2, 873 2, 974 35 percent or more 9, 465 13, 315 583 1, 813 Less than 15 percent Not computed
Local Wages and the Impact with Affordable Housing
Wages-poverty § U. S. Census Bureau § Poverty definition § Poverty thresholds 2005 § http: //www. census. gov/hhes/www/poverty/threshld/thresh 05. html § How poverty is determined § http: //www. census. gov/hhes/www/poverty/povdef. html#1 § Income deficit: Ratio of income to poverty
Living Wage Movement § Association of Community Organizations for Reform Now (ACORN). § http: //www. livingwagecampaign. org/ § http: //acorn. org/index. php? id=10265 § Center for Community Change § National Campaign for Jobs and Income Support
Living Wage § 2004 Florida Minimum wage amendment § $1 above federal rate § Increases annually with Consumer price index § Min. Wage increase Jan 1, 2007 Alice Laguerre, Orlando ACORN member, earns $6. 55 an hour and will receive a new raise on Jan 1, 2007.
Snowbird Phenomena § Effects on Collier and Lee Counties? § Income and education disparities § Permanent residents vs. temporary § Increased housing costs § Supply and demand
Snowbird Phenomena
Wages vs. Housing costs § Wages not keeping up with real estate appreciation § Center for Housing Policy- 3: 1 mortgage/wage ratio § § Collier (# minimum wage workers needed) Lee (# minimum wage workers needed) § Essential employees § § § Teachers, nurses, firefighters Low wages vs. similar markets nationwide. Community Workforce Housing Innovation Program (CWIHP)
Wages vs. Housing Costs § 82% of all jobs created in Collier pay less than median wage § Florida legislation approves $514 million for affordable housing package
The Job Market of Southwest Florida, in accordance with Affordable Housing
Current Job Market Trends § Seasonal fluctuation § Low unemployment rate § High job availability § High turn over rate
Population Growth of Southwest Florida § Arise in population reflects the growing development and tapering off of seasonal fluctuations in the job market. (Bureau of Labor Statistics, 2006)
• The graph is a representation of Southwest Florida's tri-county area labor force. The graph presents seasonal change in labor force and gradual increase in total labor force population. (Bureau of Labor Statistics, 2006)
• This graph shows employment progression in Southwest Florida’s job market. (Bureau of Labor Statistics, 2006)
Unemployment rate of Southwest Florida tri-county area (Bureau of Labor Statistics, 2006)
Fastest Growing Jobs and Jobs Most in Demand
Impact of Construction and Development
Florida Legislative Actions on Affordable Housing § 1972: Florida Housing Act § 1980: Florida Housing Finance Agency (1997: Florida Housing Finance Corp. ) § 1986: Affordable Housing Act of 1986 § 1988: State Apartment Incentive Loan Program (SAIL) § 1992: State Housing Initiatives Partnership Program (SHIP) § 2004: Executive Order 04 -240
Construction Industry § Employed 14% of the labor force in Lee, Collier – 2004; largest sector § Permit regulations, affordable housing studies § Bridging the Gap § 2004, Naples ranked as the 40 th least affordable city in the nation
Lee County Land § Over 92, 000 acres of undeveloped land § Almost 75, 000 is zoned residential § About 10, 000 is zoned commercial § Just under 7, 000 is industrial § Over 980 construction permits for (74, 831) (10, 649) (6, 797) commercial and residential plots in progress
Lee County Impact Fees § Fees added on to new construction to help with pay for public services like libraries, Fire and EMS, school construction, and community parks § http: //www. leecounty. com/dcd/Downloads/Documents/Fees/Res. Impact. Fee. Schedule. pdf § Highest: : $15, 774. 18 § Lowest: North Ft. Myers: $15, 316. 65
Collier County Land § 95, 000 residential units on 38, 000 acres § 2, 450 acres zoned commercial § 686 acres zoned industrial § 6, 275 acres used for golf course land § 6, 741 acres preserved as conservation lands § http: //www. colliergov. net/Index. aspx? page=776 Community Development § § § Future Land Use Map Planned Unit Development (PUD) Map PUD, Industrial, Commercial Map
Collier County Impact Fees § Impact fees for singlefamily dwelling of 2, 000 square feet § Average: $23, 908 § Includes fees for parks, libraries, fire, schools, roads, jails, EMS, government buildings, and law enforcement Big Corkscrew $24, 503 East Naples $23, 303 Golden Gate $23, 363 Immokalee $25, 083 Isles of Capri $23, 683 North Naples $23, 163 Ochopee $24, 263
Local Land Availability
The Public Costs of Inadequate Affordable Housing in Lee County, Florida – Deborah Halliday, M. P. A. § Conducted in 2002 for the Lee County Affordable Housing Committee § Results: § Inadequate Affordable Housing in Lee County § The economic opportunities, transportation infrastructure, education and healthcare indicators lost annually amounts to $249 million § Development plan for Affordable Housing needs to be established
Affordable Housing v. Incomes *Chart from the Halliday Report
Some progress made since the Halliday Report (2002) § Participating in the State Housing Initiatives Partnership (SHIP) § Have developed a Local Housing Assistance Plan approved by SHIP for 2005 -2006 § Have established the Policy Memorandum: Affordable Housing Methodology § Lee County Board of Commissioners have put $1 million in The Community Land Trust
Real Estate Values Lee County § Comparable Market Analysis § July, 2006 – 75 houses on the market in Lee County ranging $200, 000 and less § Average Price $188, 500 § Average Price for all homes in Lee County § $250, 000 to $300, 000 Collier County § Florida Housing Data Clearinghouse § In 2004, average cost of a single family home $398, 211 There is no available affordable real estate due to high land prices and low incomes
Impact with FGCU Graduates
Florida Gulf Coast University Graduates Degrees by county 1997 -2005 County Degrees Lee 2, 505 Collier 1, 076 State Alumni Charlotte 354 Florida 3, 533 Hendry 124 New York 14 Sarasota 103 Illinois 13 Broward 60 Indiana 13 New Jersey Pennsylvania Alumni in Each State of the U. S. 1997 -2005 Degrees Awarded by College 1997 -2005 College Degrees 11 Arts & Sciences 850 10 Business 1, 369 Education 1, 339 Health Professions 815 Professional Studies 599
FGCU Graduates Average Salary 2004 Average Salary for selected majors Annually Salary Majors Accounting $39, 440 Business Management $41, 748 Finance $40, 748 Health Science $39, 564 Nursing $49, 616 Occupational Therapy $41, 564 In Lee County, the Halliday Report showed that to afford the average house the annual income needed to be $53, 811 Result: FGCU Graduates can not afford to live in Southwest Florida
FGCU Career Development Services § Before commencement a survey is taken § One of the questions asked is whether the graduate feels they can meet their career goals in Southwest Florida § 75% said YES § Why is this?
Projected General Solutions § Rebuild a sense of community § Using available surplus county land to develop affordable housing units § State tax incentive education for developers § Employee subsidies based on income and differential between wages and housing prices § **Public education**
Solutions with FGCU Students § Be aware of local issues and Vote § Attend and participate in local Affordable Housing Advisory Committee meetings in Lee and Collier § Volunteer for Habitat for Humanity § Be involved in the local chapter of HUD (Miami headquarters) and HUD programs like Neighborhood Link
References § Century 21 A Prestige Realty Group. Listings in Ft. Myers. 19 Dec. 2005. Century 21. Fort Myers Beach, Florida. 19 Oct. 2006. http: //charliesellssouthwestflorida. com/listings. htm § U. S. Census Bureau, Census Special Reports, AHS/R/04− 1, Housing Data Between the Censuses: The American Housing Survey Washington, DC, 2004. Map of Lee County. http: //factfinder. census. gov/servlet/Map. It. Draw. Servlet? _bucket_id=50& tree_id=420&context=saff&_lang=en&_sse=on&geo_id=05000 US 120 71 § U. S. Census Bureau, Census Special Reports, AHS/R/04− 1, Housing Data Between the Censuses: The American Housing Survey Washington, DC, 2004. Population Trend. http: //factfinder. census. gov/servlet/SAFFPopulation? _event=Search& name=lee+county&_state=04000 US 12&_county=lee+county&_city. To wn=lee+county&zip=&_sse=on&_lang=en&pctxt=fph
References § U. S. Census Bureau, Census Special Reports, AHS/R/04− 1, Housing Data Between the Censuses: The American Housing Survey Washington, DC, 2004. Age distribution. Poverty rates. Occupants with a housing cost burden. http: //factfinder. census. gov/servlet/NPTable? _bm=y&geo_id=05000 US 12071&qr_name=ACS_2005_EST_G 00_NP 01&ds_name=&-redo. Log=false § U. S. Census Bureau, Census Special Reports, AHS/R/04− 1, Housing Data Between the Censuses: The American Housing Survey Washington, DC, 2004. 2005 Information. http: //factfinder. census. gov/servlet/ADPTable? _bm=y&qr_name=ACS_2005_EST_G 00_DP 4&-geo_id=05000 US 12071&ds_name=ACS_2005_EST_G 00_ § U. S. Census Bureau, Census Special Reports, AHS/R/04− 1, Housing Data Between the Censuses: The American Housing Survey Washington, DC, 2004. 2000 Information. http: //factfinder. census. gov/servlet/QTTable? _bm=y&geo_id=05000 US 12071&-qr_name=DEC_2000_SF 3_U_QTH 12&ds_name=DEC_2000_SF 3_U&-redo. Log=false>< http: //factfinder. census. gov/servlet/QTTable? _bm=y&geo_id=05000 US 12071&-qr_name=DEC_2000_SF 3_U_QTH 15&ds_name=DEC_2000_SF 3_U&-redo. Log=false>
References § U. S. Census Bureau, Census Special Reports, AHS/R/04− 1, Housing Data Between the Censuses: The American Housing Survey Washington, DC, 2004 Information. http: //factfinder. census. gov/servlet/ADPTable? _bm=y&geo_id=05000 US 12071&-qr_name=ACS_2004_EST_G 00_DP 4&context=adp&-ds_name=ACS_2004_EST_G 00_&-tree_id=305&redo. Log=false&-format= § U. S. Department of Housing and Urban Development. Homes and communities. 06 Oct. 2006. Affordable Housing, Washington, DC. 16 Oct. 2006. http: //www. hud. gov/offices/cpd/affordablehousing/index. cfm
References § U. S. Census Bureau, Census Special Reports, AHS/R/04− 1, Housing Data Between the Censuses: The American Housing Survey Washington, DC, 2004. 2005 Information. http: //factfinder. census. gov/servlet/ADPTable? _bm=y&-context=adp&qr_name=ACS_2005_EST_G 00_DP 4&-ds_name=ACS_2005_EST_G 00_&-tree_id=305&-redo. Log=false&geo_id=05000 US 12021&-_sse=on&-format=&-_lang=en § U. S. Census Bureau, Census Special Reports, AHS/R/04− 1, Housing Data Between the Censuses: The American Housing Survey Washington, DC, 2004. 2000 Information. http: //factfinder. census. gov/servlet/SAFFFacts? _event=&geo_id=05000 US 12021&_geo. Context=01000 US%7 C 04 000 US 12%7 C 05000 US 12021&_street=&_county=collier&_city. Town=collier&_state=04000 US 12&_zip=&_lang=en 000 US 12%7 C 05000 US 12021&_street=&_county=collier&_city. Town=collier&_state=04000 US 12&_zip=&_lang= &_sse=on&Active. Geo. Div=&_use. EV=&pctxt=fph&pgsl=050&_submenu. Id=factsheet_1&ds_name=ACS_2005_SAF &_sse= on&Active. Geo. Div=&_use. EV=&pctxt= fph&pgsl=050&_submenu. Id=factsheet_1&ds_name=ACS_2005_SAF F&_ci_nbr=null&qr_name=null®=&_keyword=&_industry= § U. S. Census Bureau, Census Special Reports, AHS/R/04− 1, Housing Data Between the Censuses: The American Housing Survey Washington, DC, 2004. Map of Collier County. http: //factfinder. census. gov/servlet/Map. It. Draw. Servlet? _bucket_id=50&tree_id=420&context=saff&_lang=en&_sse =on&geo_id=05000 US 12021
References § Lee County Department of Community Development; www. lee-county. com/dcd § Collier County Department of Comprehensive Planning; www. colliergov. net § Southwest Florida Regional Planning Council; www. swfrpc. org
References
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