Demographic Multipliers ***** Development Impacts

Size: px
Start display at page:

Download "Demographic Multipliers ***** Development Impacts"

Transcription

1 ***** # Sidney Wong, Ph.D., Community Data Analytics Daniel Miles, Ph.D., Econsult Solutions, Inc. National Planning Conference May 7, 2017 New York City

2 Introduction Changes since 2000 Local Variations Improvements to Multipliers Q & A and Discussion

3 Demographic Multipliers Definition, Examples, History, Theory, Evolution

4 What is a Demographic Multiplier? An average ratio of various populations or demographic measures per household Residential - households or occupied housing units Nonresidential industrial, retail and offices development Cohort differentiation age or grade groups

5 Common Examples of Number of school-age children (SAC) Average household size (AVHH) Public school attendees Number of occupants or SAC at specific age cohorts Number of workers per 1,000 sq. ft. of gross floor area

6 Origins of Formalized in 1978 in The Fiscal Impact Handbook, Ch Records from 1970 Census Public Use Sample (later the PUMS) Recently built housing units 9 regional subdivisions covering the US Source: Complete-Illustrated-Book-of-Development- Definitions html

7 Traditional Before The Fiscal Impact Handbook 1985 The New Practitioner s Guide to Fiscal Impact Analysis 1994 Development Impact: Assessment Handbook 2006 derived from 2000 Census Public Use Microdata Sample (PUMS) records Fannie Mae Series 50 States & DC AVHH, SAC, Public School-Age Children Who Lives in NJ Housing? 3 sub-state regions & NJ AVHH, SAC, Public School Children More elaborate

8 PUBLIC USE MICRODATA SAMPLE American Community Survey (ACS) raw dataset Un-tabulated records about Individuals households, and housing units 1-year, 3-year, and 5-year samples 5 percent for 5-year Most recent 5-Year release: on January 19, 2017

9 Household Characteristics Multipliers are specific to the sample drawn from PUMS as defined by characteristics of households or by the type of development they reside: Households living in recently built units Subsample for those living in specialized housing Age-Restricted Community Affordable Housing Transit Oriented Development

10 Housing Configurations A housing typology defined by - Size (number of bedroom) - Tenure - Structure type - Value groups Fiscal Impact Handbook, derived from 1970 Public Use Sample Bedroom Studio Single-Family Homes Garden Apartment High-Rise Apartments Town Houses Mobile Homes Blended 19 configurations

11 Housing Configurations Fannie Mae Series, derived from 2000 PUMS Bedroom Single-Family Detached Single-Family Attached 5+ Units Own 5+ Units Rent Unit Mobile Each is subdivided into four housing value groups. 76 configurations, only large states have full coverage.

12 Factors Affecting Demographic Size Tenure Multipliers 0-1 Bedroom rental less intensive 2+ Bedroom rental more intensive Structure type Single-family detached dwellings are more population intensive Townhomes, after controlling for size, recently become more intensive then detached units. Value or rent level higher value less intensive Types of development Local geography reflecting its housing and labor market

13 Types, Forecast, Multipliers

14 Types of School Fiscal Economic Traffic Environment Social Political Cumulative Others

15 Is A Development Good or Bad for my Community? It depends The types and magnitude of impacts according to the attributes of the proposed development. The constraints: capacity and community preferences. Development generates a host of new costs and benefits. It is important to assess ahead of time if the benefits outweigh the costs.

16 Applications of Impact Studies Planning Urban design Land use policies Rezoning & subdivision Annexations/Acquisitions Redevelopment Comprehensive planning Infrastructure planning Forecast of added population & enrollment Estimation of pollution and traffic impacts Budget & Finance Annual budget preparation Formulation of development charges Revenue & expenditures forecasting Capital Improvement Programming Inputs to bond financing Fiscal planning Municipal staffing Level of service changes

17 Critical Information to Estimate Impacts and Fiscal Costs Occupants Age School-Age Children Public School Attendees Household Income Number of Cars Available Year of Moving In Other Information Housing Units Structure Types Number of Bedrooms Rental o r Owned Year Structure Built Other information School Traffic

18 The Role of Multipliers in Impact Studies Demographics have the largest impact and greatest influence on fiscal impacts. The most important demographics include: Household size Number of school children Income levels can shed light on who will be calling a project or development home.

19 Example Total Residents Unit Type Number of Bedrooms Number of Units Residents / Housing Unit Total Residents Single Family Age Targeted Single Family Single Family Townhouse - Owner Occupied Townhouse - Rental Mixed Use Condominium Apartments Apartments Total Housing Units 620 1,298

20 Example School Children Unit Type Number of Bedrooms Number of Units Public School Students/Housing Unit Total Public School Students Single Family Age Targeted Single Family Single Family Townhouse - Owner Occupied Townhouse - Rental Mixed Use Condominium Apartments Apartments Total Housing Units

21 Changes Since 2000 Demographics, Economy, Housing Market, Preferences

22 Changes Since 2000 Source: s/images/2015/09/changing_role_of_security_high_end_residential.png _DX_OldParentsBaby.jpg.CROP.rectangle3-large.jpg D38280FE B4ABE84D21EEF1769CC03D78196B B3

23 Changes the 2000 PUMS Misses Baby Boomers Age-restricted communities Post-housing crash reconfiguration Appeal of city life to Millennials, but emerging evidence of possible reversal Recent slow down of twenty-somethings entering the labor market Affordability problem Multifamily development Households choosing to delay parenthood

24 Average Household Size Declines in Most States Only 5 states experienced an increase: Texas, Delaware, Florida, California, Nevada States with Largest Absolute Decline All Occupied Units US US ME ND VT MT SD WI NH MI LA NM AK Sources: Table H12, 2000 and 2010 Census SF1

25 Declining SAC in Selected States All Occupied Units c AZ CO MD NJ OH PA VA WA 2000 & 2015 Newly Moved in Household Sample Sources: Community Data Analytics, 2017

26 SAC Changes, Bedroom Multifamily Units, Owned and Rented Decline in 39 states. Median change: -7% decline. Wide range of changes. Maximum decline: -8% (District of Columbia). Maximum increase: +22% (South Dakota) & 2015 Newly Moved-In Household Sample Source: Community Data Analytics, 2017

27 SAC Changes in Pennsylvania Various Housing Types 0.0 Single-Family ffsfd ffsfd Detached ffsfd TownTownhome Town 2-4 Multifamily Rent MF Rent Rented 5+ Rent 2-B 3-B 4-B 2-B 3-B 4-B 1-B 2-B 3-B 1-B 2-B 3-B 2000 & 2014 Recently Built Unit Sample Sources: Community Data Analytics, 2016 & Fannie Mae Foundation, 2006

28 School Impact of 3-Bedroom Units The most popular housing choice Many Different 3-Bedroom Units Single-family detached Duplex, quadplex Townhomes Condos Mid-rise and high-rise units Row houses Rental apartments Age-restricted units (55+) Affordable units Did SAC for 3-Bedroom units decline like the average household size in the past decade? Yes, as shown in Pennsylvania; but.

29 SAC Changes in Maryland Bedroom Units SF Detached Townhome MF 2-4 MF 5+ All Units All Owned All Rented 2000 & 2014 Newly Moved in Household Sample Sources: Community Data Analytics, 2016

30 SAC Changes in New Jersey Bedroom Units SF Detach Townhome MF2-4 MF5+ MF5+ Owned MF5+ Rented All Owned All Rented 2000 & 2014 Recently Built Unit Sample Sources: Community Data Analytics, 2016 & Fannie Mae Foundation, 2006

31 SAC Changes, Bedroom Single-Family Units, Attached and Detached Decline in 49 states Median change: -9% decline Maximum decline: -38% (District of Columbia) Maximum increase: +2% (Nebraska) 2000 & 2015 Newly Moved-In Household Sample Source: Community Data Analytics, 2017

32 Illustration of Estimation Biases in 2000 Multipliers Compare 2015 and 2000 School-Age Children Ratios For every 1,000 3-Bedroom units in New Jersey 3-Bedroom Units Overestimation Underestimation All Owner-Occupied 156 All Renter-Occupied 54 Single-Family Detached 64 Townhome 27 Multifamily 2-4 Unit Structure 35 Multifamily 5+ Unit Structure & 2015 Newly Moved-In Household Sample Source: Community Data Analytics, 2017

33 Recent Townhome Crowding In the 1990s, at the 2-Bedroom level, the SAC ratio for single family detached units generally exceeded that of townhomes School-Age Children for 2-Bedroom Units SF Detached Townhome AZ CO MD NJ OH PA VA WA 2015 Newly Moved-In Household Sample Source: Community Data Analytics, 2017

34 Multipliers Need to be Updated Significant changes between 2000 and 2015 Widespread decline in multipliers Large variations among states Decline or increase specific to housing configurations Recent crowding of townhomes The World has changed since 2000 and so should demographic multipliers.

35 Variations across Geographies Biases of State-level Multipliers

36 Local Variations Matter How can the same ratio be applied to Albany, Buffalo or New York City? Should the multipliers for Dallas-Fort Worth differ from those in San Antonio? What is the smallest geographically specific data from PUMS?

37 PUMA Public Use Microdata Area A geographic unit of about 100,000 to 190,000 people The smallest geography for releasing PUMS records Redrawn about a year after each decennial census

38 Large Variations in Ohio SAC 3-Bedroom Single-Family Units, Owned and Rented Distribution of 93 PUMAs by SAC Value Groups 18 Ohio SAC = < > Newly Moved-In Household Sample Source: Community Data Analytics, 2017

39 Large Variations in Ohio SAC 2-Bedroom Multifamily Units, Owned and Rented 93 PUMAs in OH OH SAC: Highest SAC: Lowest SAC: Wide range of variations Variance ranges from -80% to +102% Median Variance: -6% 2015 Newly Moved-In Household Sample Source: Community Data Analytics, % % % % % % % % % % % % 5.08% % 5.08% % 36.63% % 36.63% %

40 SAC Variations in Other States 2-Bedroom Multifamily Units, Owned and Rented District of Columbia and Maryland, MD District of Columbia Montgomery County Prince George s County 0.5 New Jersey, NJ Newly Moved-In Household Sample Source: Community Data Analytics, 2016 & 2017

41 SAC Variation in Other States 2-Bedroom Multifamily Units, Owned and Rented Pennsylvania, NW North-Central Pittsburgh Region Allentown Philadelphia & SE Region Central PA Newly Moved-In Household Sample Source: Community Data Analytics, 2016 Location matters - inner city, urban area, suburb, exurb, rural area, etc. each has its distinctive housing market. State multipliers cannot reflect local conditions but state average.

42 Improving Demographic Multipliers Up-to-date, geographically specific, wider scope, more reliable estimates

43 Better Multipliers Multipliers play a crucial role in the estimation of development impacts. Reflecting Recent Trends Fannie Mae multipliers have not been updated. Frequent Updating ACS-PUMS is now released annually. Specific to Local Geography State multipliers cannot reflect local conditions. Clearer Definition and Wider Scope

44 Local Multipliers Insufficient Sample Size Housing construction governs the number of observations in recently built unit samples adopted by traditional multipliers. Highly differentiated housing configurations usually lack sufficient sample size. Even small states face this problem for less common housing types.

45 Finding an Alternative Sample for Local Multipliers A larger sample increases the chance for reliable local multipliers. The alternative sample should cover likely occupants of the subject development. Movers A sample of households newly moved into an old or recently built unit is a reasonable alternative. Such samples consist of the recently built unit sample.

46 Newly Moved-in Household Sample 3 to 7 times larger than the recently built unit sample. Allows reliable multipliers for broad-based blended housing configurations at the PUMA level. Also provides reliable multipliers for most common housing configurations at aggregate PUMA levels. Less affected by housing activities. Reflects long term effects.

47 Comparing 2 Samples New Jersey Pearson R = N = 72 AVHH Scatterplot, 0 to 4 Bedroom Units Recently Built Units Sample Newly Moved-In Household Sample Pennsylvania Pearson R = N = 72 Source: Community Data Analytics, 2017 based on Year ACS-PUMS

48 More Multipliers PUMS records reveal many household attributes that can be used to develop more multipliers: Number of workers per household Number of workers who drive to work Number of cars accessible Number of commuters who use public transit Number of non-public school students Average household income Per capita income Number of occupants on welfare

49 Specialized Samples PUMS records can identify such samples: Households living in condominiums Households who have retirees Low and moderate Income households Households with transit commuters Households who are double income without children Millennial households Other custom household or development types

50 Clearer Concept and Refinement of Definitions New generation multipliers would be more precise: The definition of each type of samples and multipliers The cut-off of sufficient sample size The relationship between SAC and School Attendees Distinction between grade groups and age cohorts

51 Handouts and Poster on

52 Previous Work of Community Data Analytics What is a Demographic Multiplier and Why Does it Matter?

53 Upcoming Community Data Analytics Research CDA will give a technical presentation on multiplier methodology in the upcoming 2017 ACS Data Users Conference in Alexandria, VA. A more detailed methodological discussion, Residential Demographic Multipliers: Using PUMS Records to Estimate Housing, will appear in HUD Office of PD&R s Cityscape later this year. If you are interested, please leave your contact information.

54 SESSION CONCLUSIONS Use current data instead of 2000-PUMSderived multipliers. Use locally specific multipliers, not state multipliers, to avoid state average effects.

55 Q & A Discussion Community Data Analytics 1435 Walnut Street, 4 th Floor Philadelphia, PA Sidney Wong, Ph.D. wong@econsultsolutions.com cda-esi.com econsultsolutions.com

56 Suggestions in Using Multipliers Focus on how to best estimate different aspects of development consequences. Decompose the development by housing configurations and other attributes Statewide Public School Children ratio is biased because variations in public school participation rates. Sample size problem intensifies Geographical specificity Highly differentiated housing configurations Multipliers by cohorts are less reliable.

57 Steps of Fiscal Impact Analysis

HOUSINGSPOTLIGHT. The Shrinking Supply of Affordable Housing

HOUSINGSPOTLIGHT. The Shrinking Supply of Affordable Housing HOUSINGSPOTLIGHT National Low Income Housing Coalition Volume 2, Issue 1 February 2012 The Shrinking Supply of Affordable Housing One way to measure the affordable housing problem in the U.S. is to compare

More information

An Update: Affordability and Availability of Rental Housing in Pennsylvania

An Update: Affordability and Availability of Rental Housing in Pennsylvania An Update: Affordability and Availability of Rental Housing in Pennsylvania Community Development Studies & Education April 2011 FEDERAL RESERVE BANK OF PHILADELPHIA Disclaimer: The views expressed here

More information

Residential Demographic Multipliers

Residential Demographic Multipliers Rutgers University, Center for Urban Policy Research Residential Demographic Multipliers Estimates of the Occupants of New Housing (Residents, School-Age Children, Public School-Age Children) by State,

More information

The Subject Section. Chapter 2. Property Address

The Subject Section. Chapter 2. Property Address Chapter 2 The Subject Section The SUBJECT section of the URAR introduces the appraisal assignment by presenting important information about the subject property. The SUBJECT section provides spaces for

More information

Myth Busting: The Truth About Multifamily Renters

Myth Busting: The Truth About Multifamily Renters Myth Busting: The Truth About Multifamily Renters Multifamily Economics and Market Research With more and more Millennials entering the workforce and forming households, as well as foreclosed homeowners

More information

MULTIFAMILY TAX SUBSIDY PROJECT INCOME LIMITS

MULTIFAMILY TAX SUBSIDY PROJECT INCOME LIMITS MULTIFAMILY TAX SUBSIDY PROJECT INCOME LIMITS This chart is provided as a guide only for the following programs: Low Income Housing Tax Credit (LIHTC) Hula Mae Multi-Family Bonds (HMMF) Rental Housing

More information

Washington, D.C. Metro Area December 2017 Housing Market Update

Washington, D.C. Metro Area December 2017 Housing Market Update Washington, D.C. Metro Area December 2017 Housing Market Update Washington D.C. Metro housing market closes out 2017 with record high December house price of $420,050; December inventories decline for

More information

VERMONT S RENTAL HOUSING AFFORDABILITY GAP CONTINUES TO GROW The Average Vermont Renter Can t Afford a Modest 2-Bedroom Apartment

VERMONT S RENTAL HOUSING AFFORDABILITY GAP CONTINUES TO GROW The Average Vermont Renter Can t Afford a Modest 2-Bedroom Apartment vermont affordable housing coalition FOR IMMEDIATE RELEASE: June 13, 2016 CONTACT: Erhard Mahnke, 802.233.2902, erhardm@vtaffordablehousing.org Renée Sarao, 802.660.9484, renee.vahc@gmail.com VERMONT S

More information

Do Family Wealth Shocks Affect Fertility Choices?

Do Family Wealth Shocks Affect Fertility Choices? Do Family Wealth Shocks Affect Fertility Choices? Evidence from the Housing Market Boom Michael F. Lovenheim (Cornell University) Kevin J. Mumford (Purdue University) Purdue University SHaPE Seminar January

More information

Real Estate Investor Market Research Report. Real Estate IRA Investment Trends & Insights

Real Estate Investor Market Research Report. Real Estate IRA Investment Trends & Insights 2017 Real Estate Investor Market Research Report Real Estate IRA Investment Trends & Insights Contents Introduction... 2 Entrust IRA Real Estate Investment Trends... 3 Where Investors Bought Real Estate...

More information

High-priced homes have a unique place in the

High-priced homes have a unique place in the Livin' Large Texas' Robust Luxury Home Market Joshua G. Roberson December 3, 218 Publication 2217 High-priced homes have a unique place in the overall housing market. Their buyer pool, home characteristics,

More information

FY 2013 Fair Market Rent Documentation System

FY 2013 Fair Market Rent Documentation System Page 1 of 8 FY 2013 Fair Market Documentation System The Final FY 2013 Fort Bend County FMRs for All Sizes The following table shows the Final FY 2013 FMRs by unit bedrooms for Fort Bend County, Texas.

More information

Estimating User Accessibility Benefits with a Housing Sales Hedonic Model

Estimating User Accessibility Benefits with a Housing Sales Hedonic Model Estimating User Accessibility Benefits with a Housing Sales Hedonic Model Michael Reilly Metropolitan Transportation Commission mreilly@mtc.ca.gov March 31, 2016 Words: 1500 Tables: 2 @ 250 words each

More information

AN ECONOMIC, FISCAL AND CAPITAL ASSET IMPACT ANALYSIS OF THIRTEEN PROPOSED NEW DEVELOPMENTS ON THE TOWN OF DENTON, MARYLAND.

AN ECONOMIC, FISCAL AND CAPITAL ASSET IMPACT ANALYSIS OF THIRTEEN PROPOSED NEW DEVELOPMENTS ON THE TOWN OF DENTON, MARYLAND. AN ECONOMIC, FISCAL AND CAPITAL ASSET IMPACT ANALYSIS OF THIRTEEN PROPOSED NEW DEVELOPMENTS ON THE TOWN OF DENTON, MARYLAND Prepared for The Denton Town Council Denton, Maryland by Dean D. Bellas, Ph.D.

More information

Technical Description of the Freddie Mac House Price Index

Technical Description of the Freddie Mac House Price Index Technical Description of the Freddie Mac House Price Index 1. Introduction Freddie Mac publishes the monthly index values of the Freddie Mac House Price Index (FMHPI SM ) each quarter. Index values are

More information

MONTGOMERY COUNTY RENTAL HOUSING STUDY. NEIGHBORHOOD ASSESSMENT June 2016

MONTGOMERY COUNTY RENTAL HOUSING STUDY. NEIGHBORHOOD ASSESSMENT June 2016 MONTGOMERY COUNTY RENTAL HOUSING STUDY NEIGHBORHOOD ASSESSMENT June 2016 AGENDA Model Neighborhood Presentation Neighborhood Discussion Timeline Discussion Next Steps 2 WORK COMPLETED Socioeconomic Analysis

More information

Affordably- Priced Housing

Affordably- Priced Housing Affordably- Priced Housing Can the next generation afford to live in Chester County? Chester County Planning Commission This slide deck is an annotated version of one presented at the Chesco2020 Affordably-Priced

More information

Housing Affordability: Local and National Perspectives

Housing Affordability: Local and National Perspectives University of Pennsylvania ScholarlyCommons 2018 ADRF Network Research Conference Presentations ADRF Network Research Conference Presentations 11-2018 Housing Affordability: Local and National Perspectives

More information

Ashland Transit Triangle:

Ashland Transit Triangle: Ashland Transit Triangle: Strategic Approach to Implementation Fregonese Associates Inc. 12/19/16 Phase I of the Transit Triangle Study Conducted in the Fall of 2015 Tasks Completed: Market analysis Initial

More information

No Survey Required w/ Survey. Affidavit. Affidavit. Affidavit

No Survey Required w/ Survey. Affidavit. Affidavit. Affidavit STATE Purchase Residential Refinance Residential Additional Information Survey Required: Survey Required: Alabama AL No survey required w/ Survey w/survey Alaska AK Yes Survey Required Survey required

More information

Market Segmentation: The Omaha Condominium Market

Market Segmentation: The Omaha Condominium Market Market Segmentation: The Omaha Condominium Market Roger P. Sindt Steven Shultz University of Nebraska at Omaha Introduction A highly visible and growing niche in the homeownership market is the condominium

More information

Goomzee Corporation Fall MLS Platforms. America s MLS Platform Vendors & Market Distribution. Goomzee Research

Goomzee Corporation Fall MLS Platforms. America s MLS Platform Vendors & Market Distribution. Goomzee Research Fall 2009 MLS Platforms America s MLS Platform Vendors & Market Distribution Goomzee s MLS Vendor Market Research Over 500 MLS organizations were polled in this research report. This was initially an internal

More information

Comparative Housing Market Analysis: Minnetonka and Surrounding Communities

Comparative Housing Market Analysis: Minnetonka and Surrounding Communities Comparative Housing Market Analysis: Minnetonka and Surrounding Communities Prepared by Mark Huonder, Eric King, Katie Knoblauch, and Xiaoxu Tang Students in HSG 5464: Understanding Housing Assessment

More information

HOUSING ELEMENT Inventory Analysis

HOUSING ELEMENT Inventory Analysis HOUSING ELEMENT Inventory Analysis 2.100 INVENTORY Age of Housing Stock Table 2.25 shows when Plantation's housing stock was constructed. The latest available data with this kind of breakdown is 2010.

More information

MEMORANDUM. Trip generation rates based on a variety of residential and commercial land use categories 1 Urban form and location factors the Ds 2

MEMORANDUM. Trip generation rates based on a variety of residential and commercial land use categories 1 Urban form and location factors the Ds 2 MEMORANDUM Date: September 22, 2015 To: From: Subject: Paul Stickney Chris Breiland and Sarah Keenan Analysis of Sammamish Town Center Trip Generation Rates and the Ability to Meet Additional Economic

More information

Multifamily Market Commentary December 2015 Single-Family Rental Sector Attracting Institutional Investment

Multifamily Market Commentary December 2015 Single-Family Rental Sector Attracting Institutional Investment Multifamily Market Commentary December 2015 Single-Family Rental Sector Attracting Institutional Investment Prior to the Great Recession, the cratering of single-family home prices, and declines in the

More information

Residential Demographic Multipliers Rutgers University Center for Urban Policy Research

Residential Demographic Multipliers Rutgers University Center for Urban Policy Research DAVID C. BABBITT & ASSOCIATES, LLC Land Planning Consultants P.O. Box 922 Frazer, PA 19355-0922 610-651-5717 fax 610-651-5718 email: david@babbittplanning.com November 6, 2016 Mr. Michael P. Markman, President

More information

An Executive Summary. Residential Market Potential

An Executive Summary. Residential Market Potential T1 Residential Market Potential for New Traditional Neighborhoods, Neighborhood Centers, Town Centers, Urban Centers, and The Urban Core T2 October 2004 Conducted by Zimmerman/Volk Associates Inc. Clinton,

More information

JASPER PLACE NEIGHBOURHOOD HOUSING ASSESSMENT NOVEMBER West Jasper Place. Glenwood. Britannia Youngstown. Canora

JASPER PLACE NEIGHBOURHOOD HOUSING ASSESSMENT NOVEMBER West Jasper Place. Glenwood. Britannia Youngstown. Canora JASPER PLACE NEIGHBOURHOOD HOUSING ASSESSMENT NOVEMBER 2013 West Jasper Place Glenwood Britannia Youngstown Canora TABLE OF CONTENTS A: INTRODUCTION................................... 01 B: PHOTOGRAPHIC

More information

Briefing Book. State of the Housing Market Update San Francisco Mayor s Office of Housing and Community Development

Briefing Book. State of the Housing Market Update San Francisco Mayor s Office of Housing and Community Development Briefing Book State of the Housing Market Update 2014 San Francisco Mayor s Office of Housing and Community Development August 2014 Table of Contents Project Background 2 Household Income Background and

More information

Demographic Multipliers in Delaware

Demographic Multipliers in Delaware An IPA Planning Services Report Demographic Multipliers in Delaware June 2009 written by Troy Mix and Xuan Jiang Institute for Public Administration College of Human Services, Education & Public Policy

More information

Joint Center for Housing Studies. Harvard University

Joint Center for Housing Studies. Harvard University Joint Center for Housing Studies Harvard University Re-Weighting the Number of Households Undertaking Home Improvements in the 2013 American Housing Survey to Correct for Shifting Data Collection Periods

More information

PEACHTREE INDUSTRIAL BOULEVARD small area study

PEACHTREE INDUSTRIAL BOULEVARD small area study PEACHTREE INDUSTRIAL BOULEVARD small area study EXECUTIVE SUMMARY: MARKET RESEARCH FINDINGS DUNWOODY CITY COUNCIL RETREAT JUNE 4, 2018 STUDY SCOPE AND GOALS Bleakly Advisory Group (BAG) was retained to

More information

Rental Housing Finance Survey* *and a few observations about gubment data. Rich Levy US Census Bureau Washington, DC April 2014

Rental Housing Finance Survey* *and a few observations about gubment data. Rich Levy US Census Bureau Washington, DC April 2014 Rental Housing Finance Survey* *and a few observations about gubment data Rich Levy US Census Bureau Washington, DC April 2014 1 Gubment CYB The views expressed here do not necessarily reflect those of

More information

Agenda Re~oort PUBLIC HEARING: PROPOSED ADJUSTMENTS TO INCLUSIONARY IN-LIEU FEE RATES

Agenda Re~oort PUBLIC HEARING: PROPOSED ADJUSTMENTS TO INCLUSIONARY IN-LIEU FEE RATES Agenda Re~oort August 27, 2018 TO: Honorable Mayor and City Council THROUGH: Finance Committee FROM: SUBJECT: William K. Huang, Director of Housing and Career Services PUBLIC HEARING: PROPOSED ADJUSTMENTS

More information

Baltimore, MD Metro Area September 2017 Housing Market Update

Baltimore, MD Metro Area September 2017 Housing Market Update Baltimore, MD Metro Area September 2017 Housing Market Update Baltimore Metro median sales price of $253,000 is near September record; Active inventories decline by 11.4% to lowest September level of the

More information

Impact Fee Nexus & Economic Feasibility Study

Impact Fee Nexus & Economic Feasibility Study Impact Fee Nexus & Economic Feasibility Study Stakeholder Working Group November 12, 2015 Urban Economics Oakland Impact Fee Stakeholder Working Group November 12, 2015 INTRODUCTIONS 1 Agenda Introductions

More information

(904) (904)

(904) (904) Press Release For more information: Media contact: Investor contact: Michelle Kersch Nancy Murphy (904) 854-5043 (904) 854-8640 michelle.kersch@lpsvcs.com nancy.murphy@lpsvcs.com LPS Home Price Index Report:

More information

4.0. Residential. 4.1 Context

4.0. Residential. 4.1 Context 4. 0Residential 4.1 Context In 1986, around the time of Burnaby s last Official Community Plan, the City had a population of 145,000 living in 58,300 residential units. By 1996, there were 179,000 people

More information

Chapter 1: Community & Planning Context

Chapter 1: Community & Planning Context Chapter 1: Community & Planning Context Yesterday, Today & Tomorrow Comprehensive Plan 2040 2 INTRODUCTION The City of Lauderdale is a small town with a long history. Nestled between Saint Paul and Minneapolis,

More information

Prepared For: Tyler Arens Good Samaritan Society 4800 W. 57th St. Sioux Falls, SD Project Number CH184PSMH June 14, 2017

Prepared For: Tyler Arens Good Samaritan Society 4800 W. 57th St. Sioux Falls, SD Project Number CH184PSMH June 14, 2017 Prepared For: Tyler Arens Good Samaritan Society 4800 W. 57th St. Sioux Falls, SD 57105 Project Number CH184PSMH June 14, 2017 Danter Company, LLC National Leaders in Real Estate Research 2760 Airport

More information

Modeling Housing Affordability in Corpus Christi, Texas

Modeling Housing Affordability in Corpus Christi, Texas Modeling Housing Affordability in Corpus Christi, Texas December 13, 2018 Overview I. Background II. Owner-Occupied Housing Affordability III. Renter-Occupied Housing Affordability IV. Future Housing Needs

More information

FISCAL IMPACT ANALYSIS Proposed Abington Terrace Development Abington Township, Montgomery County

FISCAL IMPACT ANALYSIS Proposed Abington Terrace Development Abington Township, Montgomery County FISCAL IMPACT ANALYSIS Proposed Abington Terrace Development Abington Township, Montgomery County November 9, 2018 Prepared for: BET Investments 200 Dryden Road, Suite 2000 Dresher, PA 19025 Prepared by:

More information

APPENDIX A FACTORS INFLUENCING COUNTY FINANCES

APPENDIX A FACTORS INFLUENCING COUNTY FINANCES APPENDIX A FACTORS INFLUENCING COUNTY FINANCES This page left blank intentionally Appendix A Factors Influencing County Finances The finances of counties are affected by many different factors. Some of

More information

Table of Contents. Title Page # Title Page # List of Tables ii 6.7 Rental Market - Townhome and Apart ment Rents

Table of Contents. Title Page # Title Page # List of Tables ii 6.7 Rental Market - Townhome and Apart ment Rents RESIDENTIAL MONITORING REPORT 2013 Table of Contents Title Page # Title Page # List of Tables ii 6.7 Rental Market - Townhome and Apart ment Rents 21 List of Figures iii 7.0 Other Housing Demands and Trends

More information

Water Use in the Multi family Housing Sector. Jack C. Kiefer, Ph.D. Lisa R. Krentz

Water Use in the Multi family Housing Sector. Jack C. Kiefer, Ph.D. Lisa R. Krentz Water Use in the Multi family Housing Sector Jack C. Kiefer, Ph.D. Lisa R. Krentz Presentation Overview Background on WRF 4554 Data sources Water use comparisons Examples of modeling variability in water

More information

REALTORS CONFIDENCE INDEX SURVEY Report on the December 2015 Survey

REALTORS CONFIDENCE INDEX SURVEY Report on the December 2015 Survey REALTORS CONFIDENCE INDEX SURVEY Report on the December 2015 Survey The REALTORS Confidence Index (RCI) report provides monthly information about real estate market conditions and expectations, buyer/seller

More information

BUILD-OUT ANALYSIS GRANTHAM, NEW HAMPSHIRE

BUILD-OUT ANALYSIS GRANTHAM, NEW HAMPSHIRE BUILD-OUT ANALYSIS GRANTHAM, NEW HAMPSHIRE A Determination of the Maximum Amount of Future Residential Development Possible Under Current Land Use Regulations Prepared for the Town of Grantham by Upper

More information

Carver County AFFORDABLE HOUSING UPDATE

Carver County AFFORDABLE HOUSING UPDATE Carver County AFFORDABLE HOUSING UPDATE July 2017 City of Chaska Community Partners Research, Inc. Lake Elmo, MN Executive Summary - Chaska Key Findings - 2017 Affordable Housing Study Update Chaska is

More information

WESTCHESTER COUNTY MARKET OVERVIEW AND DEVELOPMENT TRENDS

WESTCHESTER COUNTY MARKET OVERVIEW AND DEVELOPMENT TRENDS WESTCHESTER COUNTY MARKET OVERVIEW AND DEVELOPMENT TRENDS PACE LAND USE LAW CENTER ANNUAL CONFERENCE PRESENTED BY: WILLIAM V. CUDDY, JR. December, 2017 PAGE 0 MULTIFAMILY RESIDENTIAL AND ECONOMIC DEVELOPMENT

More information

Housing market and finance

Housing market and finance Housing market and finance Q: What is a market? A: Let s play a game Motivation THE APPLE MARKET The class is divided at random into two groups: buyers and sellers Rules: Buyers: Each buyer receives a

More information

Housing the Region s Future Workforce SUMMER 2018

Housing the Region s Future Workforce SUMMER 2018 COMING UP SHORT Housing the Region s Future Workforce SUMMER 2018 Prepared by Greenstreet Ltd. in partnership with Lisa Sturtevant & Associates, LLC All rights reserved 2018. MONTGOMERY BOONE HENDRICKS

More information

The supply of single-family homes for sale remains

The supply of single-family homes for sale remains Oh Give Me a (Single-Family Rental) Home Harold D. Hunt and Clare Losey December, 18 Publication 2218 The supply of single-family homes for sale remains tight in many markets across the United States.

More information

Town of Prescott Valley 2013 Land Use Assumptions

Town of Prescott Valley 2013 Land Use Assumptions Town of Prescott Valley 2013 Land Use Assumptions Raftelis Financial Consultants, Inc. November 22, 2013 Table of Contents Purpose of this Report... 1 The Town of Prescott Valley... 2 Summary of Land Use

More information

RESOLUTION NO ( R)

RESOLUTION NO ( R) RESOLUTION NO. 2013-06- 088 ( R) A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF McKINNEY, TEXAS, APPROVING THE LAND USE ASSUMPTIONS FOR THE 2012-2013 ROADWAY IMPACT FEE UPDATE WHEREAS, per Texas Local

More information

The U.S. Housing Confidence Index

The U.S. Housing Confidence Index March 2018 www.pulsenomics.com 2014-2018 Pulsenomics LLC Pulsenomics, Housing Confidence Survey, and Housing Confidence Index are trademarks of Pulsenomics LLC. HCI Each Housing Confidence Index (HCI)

More information

Ann Arbor Downtown Market Scan

Ann Arbor Downtown Market Scan 2018 Market Scan Market Scan July 2018 OVERVIEW 2 POPULATION & HOUSEHOLDS 5 MULTI-FAMILY 9 RETAIL & RESTAURANT 14 EMPLOYMENT & OFFICE 18 CONSTRUCTION COSTS 22 4WARD PLANNING INC. 1 2018 Market Scan OVERVIEW

More information

The Onawa and CHAT Report

The Onawa and CHAT Report The Onawa and CHAT Report Black Hills Energy A Community Housing Assessment Team Study Amy Haase, AICP March 10, 2014 Population Change Onawa, 1960-2010 3,500 3,000 3,176 3,154 3,283 2,936 3,091 2,998

More information

MISSISSIPPI GULF COAST APARTMENT SURVEY

MISSISSIPPI GULF COAST APARTMENT SURVEY MISSISSIPPI GULF COAST APARTMENT SURVEY PREPARED FOR GULF REGIONAL PLANNING COMMISSION 1635 POPPS FERRY ROAD, SUITE G TELEPHONE (228) 864-1167 BILOXI, MISSISSIPPI 39532 PREPARED BY W. S. LOPER AND ASSOCIATES

More information

4. HOUSEHOLD INCOME AND AFFORDABILITY

4. HOUSEHOLD INCOME AND AFFORDABILITY 4. HOUSEHOLD INCOME AND AFFORDABILITY The analysis of the Household and Affordability section relied primarily on data from the State Department of Housing and Community Development (HCD), California Tax

More information

MONROE COUNTY HOUSING NEEDS ASSESSMENT

MONROE COUNTY HOUSING NEEDS ASSESSMENT MONROE COUNTY HOUSING NEEDS ASSESSMENT PREPARED BY: FLORIDA INTERNATIONAL UNIVERSITY THE METROPOLITAN CENTER FOR: THE PARTNERSHIP FOR COMMUNITY HOUSING INTRODUCTION Overview and Methodology Tasks Labor

More information

Housing Price Forecasts. Illinois and Chicago PMSA, March 2019

Housing Price Forecasts. Illinois and Chicago PMSA, March 2019 Housing Price Forecasts Illinois and Chicago PMSA, March 2019 Presented To Illinois Realtors From R E A L Regional Economics Applications Laboratory, Institute of Government and Public Affairs University

More information

Real Estate Update. elearning series. Upcoming elearning series. Year-End Planning. September 16

Real Estate Update. elearning series. Upcoming elearning series. Year-End Planning. September 16 Real Estate Update Upcoming elearning series Year-End Planning September 16 Kevin Russell Senior Vice President, Sales & Account Management, Cartus Home Loans Renee Carnes-Rook Vice President, Real Estate

More information

TOWN OF HINESBURG POLICE PROTECTION IMPACT FEE ANALYSIS. Prepared By. Michael J. Munson, Ph.D., FAICP

TOWN OF HINESBURG POLICE PROTECTION IMPACT FEE ANALYSIS. Prepared By. Michael J. Munson, Ph.D., FAICP TOWN OF HINESBURG POLICE PROTECTION IMPACT FEE ANALYSIS Prepared By Michael J. Munson, Ph.D., FAICP September 23, 2009 I. INTRODUCTION: The Town of Hinesburg, Vermont, has recently updated its Town Plan

More information

Smashmouth Affordable Housing New Jersey s Third Round: From Fair Share to Growth Share

Smashmouth Affordable Housing New Jersey s Third Round: From Fair Share to Growth Share Smashmouth Affordable Housing New Jersey s Third Round: From Fair Share to Growth Share 2004 National Impact Fee Roundtable (Morning Session Thursday) Inn on Fifth 699 Fifth Avenue South Naples, FL Thursday,

More information

NATIONAL ASSOCIATION OF REALTORS RESEARCH DIVISION

NATIONAL ASSOCIATION OF REALTORS RESEARCH DIVISION NATIONAL ASSOCIATION OF REALTORS RESEARCH DIVISION COMMERCIAL REAL ESTATE Positive Demand Overcomes Weak Economic Performance in 2014.Q1 George Ratiu Director, Quantitative & Commercial Research First

More information

Housing Price Forecasts. Illinois and Chicago PMSA, October 2014

Housing Price Forecasts. Illinois and Chicago PMSA, October 2014 Housing Price Forecasts Illinois and Chicago PMSA, October 2014 Presented To Illinois Association of Realtors From R E A L Regional Economics Applications Laboratory, Institute of Government and Public

More information

Ch. 14 CAPITOL HILL. Historic Districts - Apartment and Multi-family Development

Ch. 14 CAPITOL HILL. Historic Districts - Apartment and Multi-family Development Historic Districts - Apartment and Multi-family Development Ch. 14 CAPITOL HILL A HISTORY OF APARTMENT AND MULTI-FAMILY DEVELOPMENT The following background on the historical development of apartment and

More information

Young-Adult Housing Demand Continues to Slide, But Young Homeowners Experience Vastly Improved Affordability

Young-Adult Housing Demand Continues to Slide, But Young Homeowners Experience Vastly Improved Affordability Young-Adult Housing Demand Continues to Slide, But Young Homeowners Experience Vastly Improved Affordability September 3, 14 The bad news is that household formation and homeownership among young adults

More information

January Salem Housing Needs Analysis and Economic Opportunities Analysis. Draft Summary Report. ECONorthwest

January Salem Housing Needs Analysis and Economic Opportunities Analysis. Draft Summary Report. ECONorthwest January 2015 Salem Housing Needs Analysis and Economic Opportunities Analysis Draft Summary Report ECONorthwest SUMMARY OF FINDINGS Summary of Findings Salem is Oregon s capital city and the regional economic

More information

Using Geographical Information Systems to Enhance Public Finance Analyses

Using Geographical Information Systems to Enhance Public Finance Analyses Using Geographical Information Systems to Enhance Public Finance Analyses Presented by: Bob Wallace, P.E., AICP November 5, 2009 Presentation Overview 1 2 3 4 Introduction 2008 Recap New Application: GIS

More information

REALTOR.COM MARKET OUTLOOK

REALTOR.COM MARKET OUTLOOK REALTOR.COM MARKET OUTLOOK Realtor.com Economics May 2018 MOST COMPETITIVE SEASON ON RECORD Key expectations from realtor.com Existing Home Sales Struggle to Break Out Supply: Inventory, Prices, Affordability

More information

PACE LAW SCHOOL LAND USE & SUSTAINABLE DEVELOPMENT CONFERENCE

PACE LAW SCHOOL LAND USE & SUSTAINABLE DEVELOPMENT CONFERENCE PACE LAW SCHOOL LAND USE & SUSTAINABLE DEVELOPMENT CONFERENCE PRESENTED BY: WILLIAM V. CUDDY, JR. December 8, 2016 Multifamily Residential Development as a driver and consequence of economic development

More information

Multifamily Market Commentary February 2017

Multifamily Market Commentary February 2017 Multifamily Market Commentary February 2017 Affordable Multifamily Outlook Incremental Improvement Expected in 2017 We expect momentum in the overall multifamily sector to slow in 2017 due to elevated

More information

DEMAND FR HOUSING IN PROVINCE OF SINDH (PAKISTAN)

DEMAND FR HOUSING IN PROVINCE OF SINDH (PAKISTAN) 19 Pakistan Economic and Social Review Volume XL, No. 1 (Summer 2002), pp. 19-34 DEMAND FR HOUSING IN PROVINCE OF SINDH (PAKISTAN) NUZHAT AHMAD, SHAFI AHMAD and SHAUKAT ALI* Abstract. The paper is an analysis

More information

The New California Dream How Demographic and Economic Trends May Shape the Housing Market

The New California Dream How Demographic and Economic Trends May Shape the Housing Market Voices on the Future The New California Dream How Demographic and Economic Trends May Shape the Housing Market A Land Use Scenario for 2020 and 2035 ARTHUR C. NELSON Executive Summary The New California

More information

CITY OF PORT HURON, MICHIGAN EXECUTIVE SUMMARY OF THE TARGET MARKET ANALYSIS STUDY CONDUCTED BY ZIMMERMAN/VOLK ASSOCIATES, INC.

CITY OF PORT HURON, MICHIGAN EXECUTIVE SUMMARY OF THE TARGET MARKET ANALYSIS STUDY CONDUCTED BY ZIMMERMAN/VOLK ASSOCIATES, INC. CITY OF PORT HURON, MICHIGAN EXECUTIVE SUMMARY OF THE TARGET MARKET ANALYSIS STUDY CONDUCTED BY ZIMMERMAN/VOLK ASSOCIATES, INC. 2007 EXECUTIVE SUMMARY TARGET MARKET ANALYSIS PURPOSE: The purpose of this

More information

American Community Survey 5-Year Estimates

American Community Survey 5-Year Estimates DP04 SELECTED HOUSING CHARACTERISTICS 2011-2015 American Community Survey 5-Year Estimates Note: This is a modified view of the original table. Supporting documentation on code lists, subject definitions,

More information

Carver County AFFORDABLE HOUSING UPDATE

Carver County AFFORDABLE HOUSING UPDATE Carver County AFFORDABLE HOUSING UPDATE July 2017 City of Waconia Community Partners Research, Inc. Lake Elmo, MN Executive Summary - Waconia Key Findings - 2017 Affordable Housing Study Update Waconia

More information

Proffers vs. Impact Fees:

Proffers vs. Impact Fees: Proffers vs. Impact Fees: The Virginia Experience National Impact Fee Roundtable October 6, 2006 Moderator and Speakers Julie Herlands, TischlerBise Dr. Arthur C. Nelson, FAICP, Virginia Tech Yvonne Dawson,

More information

FISCAL IMPACT ANALYSIS Proposed Promenade on Welsh Development Upper Dublin Township, Montgomery County

FISCAL IMPACT ANALYSIS Proposed Promenade on Welsh Development Upper Dublin Township, Montgomery County FISCAL IMPACT ANALYSIS Proposed Promenade on Welsh Development Upper Dublin Township, Montgomery County March 8, 2016 Prepared for: BET Investments 200 Witmer Road, Suite 200 Horsham, PA 19044 Prepared

More information

Zillow Group Uncovers

Zillow Group Uncovers Zillow Group Uncovers Economic Trends in MF Housing Svenja Gudell, Zillow Chief Economist @SvenjaGudell svenjag@zillow.com June 15-18, 2016 Moscone Convention Center San Francisco Rents continue to grow,

More information

1.0 % 0.7 % 0.7 % 0.0 % 1,072. RENTAL MARKET REPORT Victoria CMA $850 $988. Date Released: The overall vacancy rate *...

1.0 % 0.7 % 0.7 % 0.0 % 1,072. RENTAL MARKET REPORT Victoria CMA $850 $988. Date Released: The overall vacancy rate *... HOUSING MARKET INFORMATION RENTAL MARKET REPORT C A N A D A M O R T G A G E A N D H O U S I N G C O R P O R A T I O N Date Released: 2017 The overall vacancy rate *... INCREASED to 0.7 % Below CMA Similar

More information

MARKET AREA UPDATE Report as of: 1Q 2Q 3Q 4Q

MARKET AREA UPDATE Report as of: 1Q 2Q 3Q 4Q MARKET AREA UPDATE Report as of: 1Q 2Q 3Q 4Q Year: 2014 Market Area (City, State): Washington DC Metropolitan Area Provided by (Company / Companies): LONG & FOSTER REAL ESTATE, INC. What are the most significant

More information

OVERVIEW OF RECENT/EXPECTED ECONOMIC/HOUSING MARKET CONDITIONS CALIFORNIA SOCIETY OF MUNICIPAL BOND ANALYSTS

OVERVIEW OF RECENT/EXPECTED ECONOMIC/HOUSING MARKET CONDITIONS CALIFORNIA SOCIETY OF MUNICIPAL BOND ANALYSTS OVERVIEW OF RECENT/EXPECTED ECONOMIC/HOUSING MARKET CONDITIONS CALIFORNIA SOCIETY OF MUNICIPAL BOND ANALYSTS RECENT RETURN TO STRONG ECONOMIC FUNDAMENTALS BUT EXTRAORDINARY FACTORS DRAMATICALLY TRANSFORMING

More information

Guide for Estimating Affordability and Cap Exclusions for 2018 Deliveries

Guide for Estimating Affordability and Cap Exclusions for 2018 Deliveries Guide for Estimating Affordability and Exclusions for 2018 Deliveries This is a reference guide for how the percentage excluded from the scorecard cap for an individual deal is calculated. The Multifamily

More information

A Brief Overview of H-GAC s Regional Growth Forecast Methodology

A Brief Overview of H-GAC s Regional Growth Forecast Methodology A Brief Overview of H-GAC s Regional Growth Forecast Methodology -Houston-Galveston Area Council Email: forecast@h-gac.com Data updated; November 8, 2017 Introduction H-GAC releases an updated forecast

More information

National Foreclosure Report

National Foreclosure Report National Foreclosure Report FEBRUARY 2016 2.6% In February, the foreclosure inventory was down 2.6 percent from January 2016, representing 52 months of consecutive year-overyear declines. Job creation

More information

Black Knight Home Price Index Report: December Transactions U.S. Home Prices Up 0.1 Percent for the Month; Up 8.4 Percent Year-Over-Year

Black Knight Home Price Index Report: December Transactions U.S. Home Prices Up 0.1 Percent for the Month; Up 8.4 Percent Year-Over-Year Press Release For more information: Michelle Kersch Black Knight Financial Services 904.854.5043 michelle.kersch@bkfs.com Black Knight Home Price Index Report: December Transactions U.S. Home Prices Up

More information

Housing in the Evolving American Suburb The Houston Story

Housing in the Evolving American Suburb The Houston Story Housing in the Evolving American Suburb The Houston Story Prepared for ULI Houston April, 2018 Presented by: Gregg Logan Managing Director RCLCO glogan@rclco.com Prepared for ULI Houston April, 2018 Suburbs

More information

RESIDENTIAL MARKET STUDY. for the TOWN OF CHAPEL HILL PREPARED BY DEVELOPMENT CONCEPTS, INC.

RESIDENTIAL MARKET STUDY. for the TOWN OF CHAPEL HILL PREPARED BY DEVELOPMENT CONCEPTS, INC. RESIDENTIAL MARKET STUDY for the TOWN OF CHAPEL HILL PREPARED BY DEVELOPMENT CONCEPTS, INC. JANUARY 2010 1 Chapel Hill Housing Trends 2 Housing Demand 3 Housing Affordability i AGENDA just the facts, ma

More information

WASHINGTON STATE APARTMENT MARKET REPORT SPRING 2018

WASHINGTON STATE APARTMENT MARKET REPORT SPRING 2018 WASHINGTON STATE APARTMENT MARKET REPORT SPRING 2018 Vacancy Summary The statewide apartment vacancy rate increased from 3.7% to 4.7% in Fall 2018. While there is variability among the individual county

More information

SJC Comprehensive Plan Update Housing Needs Assessment Briefing. County Council: October 16, 2017 Planning Commission: October 20, 2017

SJC Comprehensive Plan Update Housing Needs Assessment Briefing. County Council: October 16, 2017 Planning Commission: October 20, 2017 SJC Comprehensive Plan Update 2036 Housing Needs Assessment Briefing County Council: October 16, 2017 Planning Commission: October 20, 2017 Overview GMA Housing Element Background Demographics Employment

More information

MISSISSIPPI GULF COAST APARTMENT SURVEY

MISSISSIPPI GULF COAST APARTMENT SURVEY MISSISSIPPI GULF COAST APARTMENT SURVEY PREPARED FOR GULF REGIONAL PLANNING COMMISSION 1635 POPPS FERRY ROAD, SUITE G TELEPHONE (228) 864-1167 BILOXI, MISSISSIPPI 39532 PREPARED BY W. S. LOPER AND ASSOCIATES

More information

In the early 1980s only a handful of community land trusts existed in the United States

In the early 1980s only a handful of community land trusts existed in the United States C h a p t e r 1 Introducing the CLT In the early 1980s only a handful of community land trusts existed in the United States nearly all located in rural areas. By 2008, more than 200 CLT programs were operating

More information

What s Next for Commercial Real Estate Leveraging Technology and Local Analytics to Grow Your Commercial Real Estate Business

What s Next for Commercial Real Estate Leveraging Technology and Local Analytics to Grow Your Commercial Real Estate Business What s Next for Commercial Real Estate Leveraging Technology and Local Analytics to Grow Your Commercial Real Estate Business - A PUBLICATION OF GROWTH MAPS- TABLE OF CONTENTS Intro 1 2 What Does Local

More information

County of Sonoma Agenda Item Summary Report

County of Sonoma Agenda Item Summary Report Revision No. 20151201-1 County of Sonoma Agenda Item Summary Report Agenda Item Number: 32 (This Section for use by Clerk of the Board Only.) Clerk of the Board 575 Administration Drive Santa Rosa, CA

More information

RESEARCH BRIEF. Oct. 31, 2012 Volume 2, Issue 3

RESEARCH BRIEF. Oct. 31, 2012 Volume 2, Issue 3 RESEARCH BRIEF Oct. 31, 2012 Volume 2, Issue 3 PDR programs affect landowners conversion decision in Maryland PDR programs pay farmers to give up their right to convert their farmland to residential and

More information

APPENDIX A. Market Study Standards and Requirements

APPENDIX A. Market Study Standards and Requirements APPENDIX A Market Study Standards and Requirements Section 42(m)(1)(A)(iii) of the IRS Code and Section IV(A)(2) of the 2018 Qualified Allocation Plan (QAP) require market studies for all low-income housing

More information

Housing: Where The Action Is. Presented by: Mary Bujold Maxfield Research Inc.

Housing: Where The Action Is. Presented by: Mary Bujold Maxfield Research Inc. Housing: Where The Action Is Presented to: Sensible LandUseCoalition Presented by: Mary Bujold Maxfield Research Inc. February 26, 2014 Headlines 2013: Widespread Market Recovery Twin Cities Housing Market

More information