Conditions Affecting Affordable Housing in Lee and Collier Counties

1
Conditions Affecting Affordable Housing in Lee
and Collier Counties

• Rachael Abrams, Bill Caldwell, Lindsey Garven,
  Erin Hicks, Christal Pipkin, Katelyn Wyatt
  
• October 23, 2006

2
Affordable Housing in Lee County
3
Housing Costs
(Century 21link)

• 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 fair-market rent for
  a two-bedroom apartment anywhere in the United
  States. (U.S. Department of Housing and Urban
  Development link)

4
Lee County, Florida
From the US Census Bureau
Link to Map
5
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 )

6
Actual Housing costs for 2000, 2004 2005
Prices of Houses in Lee County
(From the US Census Bureau 2000 ,2004 ,2005 link )
7
Types of Homes on sale now in Lee County!
Priced at 113,900
Priced at 78,900
Priced at 194,500
Priced at 234,500
(Century 21link)
8
Homes for Sale in Lee County
Priced at 1 million
Priced at 399,900

• 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 21link.
  

9
Mortgage payments for 2000, 2004, 2005
Mortgage payments by year in Lee County
(From the US Census Bureau 2000, 2004, 2005 link )
10
Rent Payments for 2000,2004, 2005
Rent payments by year in Lee County

• The more expensive rent payment increased in
  number of units!!!! For example the rent payment
  
  
• between 1,000 and 1,499 (From the US
  Census Bureau 2000, 2004, 2005 link )

11
Mortgage a of income!
Mortgages a of income in Lee County
(From the US Census Bureau 2000, 2004, 2005 link
)
12
Rent a of income!
Rent as a of income in Lee County
(From the US Census Bureau 2000, 2004, 2005 link
)
13
Affordable Housing in Collier County
14
Collier County, Florida
15
Priced at 2,250,000
Homes for Sale
Housing for Rent
Priced at 4,000
Priced at 219,000
Priced at 755
16
Actual Housing costs for 2000 2005
Prices of Houses in Collier County
17
Mortgage payments for 2000 2005
18
Rent Payments for 2000 2005
Mortgage payments by year in Collier County
19
Mortgage a of income!
Mortgages a of income in Collier County
20
Rent a of income!
Rent as a of income in Collier County
21
Local Wages and the Impact with Affordable Housing
22
Wages-poverty

• U.S. Census Bureau
• Poverty definition
• Poverty thresholds 2005
• http//www.census.gov/hhes/www/poverty/threshld/th
  resh05.html
  
• How poverty is determined
• http//www.census.gov/hhes/www/poverty/povdef.html
  1
  
• Income deficit Ratio of income to poverty

23
Living Wage Movement

• Association of Community Organizations for Reform
  Now (ACORN).
  
• http//www.livingwagecampaign.org/
• http//acorn.org/index.php?id10265
• Center for Community Change
• National Campaign for Jobs and Income Support

24
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.
25
Snowbird Phenomena

• Effects on Collier and Lee Counties?
• Income and education disparities
• Permanent residents vs. temporary
• Increased housing costs
• Supply and demand

26
Snowbird Phenomena
27
Wages vs. Housing costs

• Wages not keeping up with real estate
  appreciation
  
• Center for Housing Policy- 31 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)
  

28
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
  

29
The Job Market of Southwest Florida, in
accordance with Affordable Housing
30
Current Job Market Trends

• Seasonal fluctuation
• Low unemployment rate
• High job availability
• High turn over rate

31
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)
32
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)
33
This graph shows employment progression in
Southwest Floridas job market.
(Bureau of Labor Statistics, 2006)
34
Unemployment rate of Southwest Florida tri-county
area
(Bureau of Labor Statistics, 2006)
35
Fastest Growing Jobs and Jobs Most in Demand
36
Impact of Construction and Development
37
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

38
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 40th least affordable
  city in the nation

39
Lee County Land

• Over 92,000 acres of undeveloped land
• Almost 75,000 is zoned residential (74,831)
• About 10,000 is zoned commercial (10,649)
• Just under 7,000 is industrial (6,797)
• Over 980 construction permits for commercial and
  residential plots in progress

40
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.lee-county.com/dcd/Downloads/Documents/
  Fees/ResImpactFeeSchedule.pdf
  
• Highest 15,774.18
• Lowest North Ft. Myers 15,316.65

41
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?page776
  Community Development
  
• Future Land Use Map
• Planned Unit Development (PUD) Map
• PUD, Industrial, Commercial Map

42
Collier County Impact Fees

• Impact fees for single-family dwelling of 2,000
  square feet
  
• Average 23,908
• Includes fees for parks, libraries, fire,
  schools, roads, jails, EMS, government buildings,
  and law enforcement
  

43
Local Land Availability
44
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

45
Affordable Housing v. Incomes
Chart from the Halliday Report
46
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
  

47
Lee County Collier County
Real Estate Values

• 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

• 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
48
Impact with FGCU Graduates
49
Florida Gulf Coast UniversityGraduates
Degrees by county 1997-2005
Alumni in Each State of the U.S. 1997-2005
Degrees Awarded by College 1997-2005

50
FGCU Graduates Average Salary
2004 Average Salary for selected majors Annually
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 a
fford to live in Southwest Florida
51
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?

52
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

53
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

54
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.cen
  sus.gov/servlet/MapItDrawServlet?_bucket_id50 tr
  ee_id420contextsaff_langen_sseongeo_id050
  00US120 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.cen
  sus.gov/servlet/SAFFPopulation?_eventSearch name
  leecounty_state04000US12_countyleecounty_c
  ityTo wnleecountyzip_sseon_langenpctxtfp
  h

55
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_id05000US12071- qr_nameACS_2005_EST_G00
  _NP01- ds_name-redoLogfalse
• 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_nameACS_2005_EST_G00_DP4-geo_id05000US1
  2071- ds_nameACS_2005_EST_G00_
• 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_id05000US12071-qr_nameDEC_2000_SF3_U_QT
  H12- ds_nameDEC_2000_SF3_U-redoLogfalse http//factfinder.census.gov/servlet/QTTable?_bm
  y- geo_id05000US12071-qr_nameDEC_2000_SF3_U_QT
  H15- ds_nameDEC_2000_SF3_U-redoLogfalse

56
References

• U.S. Census Bureau, Census Special
  Reports,AHS/R/04-1,Housing Data Between the
  Censuses The American Housing Survey Washington,
  DC,2004. 2004 Information. http//factfinder.cen
  sus.gov/servlet/ADPTable?_bmy- geo_id05000US120
  71-qr_nameACS_2004_EST_G00_DP4- contextadp-ds
  _nameACS_2004_EST_G00_-tree_id305- redoLogfal
  se-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/affordableho
  using/index.cfm

57
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.censu
  s.gov/servlet/ADPTable?_bmy-contextadp-qr_name
  ACS_2005_EST_G00_DP4-ds_nameACS_2005_EST_G00_-
  tree_id305-redoLogfalse-geo_id05000US12021-_
  sseon-format-_langen
• 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.censu
  s.gov/servlet/SAFFFacts?_eventgeo_id05000US1202
  1_geoContext01000US7C04000US127C05000US12021_
  street_countycollier_cityTowncollier_state0
  4000US12_zip_langen_sseonActiveGeoDiv_use
  EVpctxtfphpgsl050_submenuIdfactsheet_1ds_n
  ameACS_2005_SAFF_ci_nbrnullqr_namenullreg_
  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/MapItDrawServ
  let?_bucket_id50tree_id420contextsaff_lange
  n_sseongeo_id05000US12021

58
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
  

59
References