Shared Equity Ownership Initiative

Transcription

1 Shared Equity Ownership Initiative Hmewnership remains a majr gal fr lw and mderate incme husehlds seeking t increase husing stability, independence and wealth. Affrdable hme wnership remains a majr gal fr state and lcal gvernments t prmte vibrant, stable neighbrhds; reduce pverty; and secure their tax base. Creating affrdable hmewnership, hwever, has grwn mre difficult. Median hme prices increased by ver 60% between 1996 and 2006 while median incme increased by just 35%. $250,000 $200,000 $150,000 $100,000 USA MEDIAN vs AFFORDABLE HOME PRICES US Census Median Huse Price The graph in Chart 1 shws tw imprtant, distinct pints. First, fcusing n the blue line, ur current freclsure crisis ntwithstanding, there is a lnger running trend ver the last several years that the price f a single family huse is ging up faster than in the past and much faster than incmes. These rapid price increases mean that it is taking mre subsidy mney every year t fill the gap between what peple can affrd and what husing csts. Huse Price 80% Median Incme CHART 1 Secnd, fcusing n the pink line, when the increase in the prices f sme husing is limited, s that certain husing remains affrdable t families at 80% f the median incme, nt nly des the huse remain affrdable, but als, the gradual price increases that d ccur create an pprtunity fr the wners t build real wealth ver time. State and lcal gvernments have stepped up effrts during the last few years in the creatin f affrdable hmewnership prgrams, in part t let mre Americans in n the pprtunity t use their husing t build wealth. The number f reduced rate mrtgages prvided thrugh state husing finance agencies has been slwly increasing t ver ne hundred thusand natinally. Additinally, 40% f Federal blck granted HOME funds are used t subsidize hmewnership pprtunities fr lw-incme families, representing a substantial increase frm the nminal 3% f The average amunt f HOME assistance per unit has als grwn t ver $25,000 in Despite these effrts, the hmewnership rate has been declining since 2004, particularly amng African American families. That rate is likely t cntinue t decline as freclsures increase and credit standards tighten in reactin t the mrtgage crisis. Private sectr effrts t meet the demand fr affrdable hmewnership led t the grwth f sub-prime lans (frm 8.6% f mrtgages in 2001 t ver 20% f mrtgages in 2005) and adjustable rate mrtgages (frm 13% f mrtgages in 2003 t 35% in 2005), have clearly backfired. The resulting backlash has made affrdable hmewnership increasingly difficult. In light f the grwing public cst f affrdable wnership and the time, land and ther resurces required t create affrdable wnership units, we believe the current mdels in which a city merely either frgives r recaptures subsidy n lnger make sense.

2 2 Chart 2 shws that the amunt f subsidy required t develp affrdable wnership mre than dubled frm 1996 t 2006, increasing frm $42,880 t $104,736 per unit. SINGLE FAMILY MEDIAN PRICE HOMEOWNERSHIP SUBSIDY REQUIRED $250,000 $200,000 $104,736 $150,000 $42,880 $100, First Mrtgage Dwnpayment at 5% SUBSIDY REQUIRED CHART 2 A Grwing Alternative In reactin t these trends, state and lcal gvernment agencies are increasingly lking at Shared Equity hmewnership. Shared Equity Ownership cmmunity land trusts, deed restricted husing, and limited equity cperatives is a mdel where the increase in prperty value is shared between the hmewner and the general public; the hme is priced t be permanently affrdable. Shared Equity Ownership husing creates a balance between hmewner wealth accumulatin and the public interest in permanent affrdability. The resale price f Shared Equity Ownership hmes is restricted t permit increases either based n an index (median incme r wage rates, fr example) r as a percent f the market value appreciatin. Over 800,000 Shared Equity Ownership hmes have been develped during the last 25 years and the numbers are grwing rapidly. The number f cmmunity land trusts has increased frm apprximately 150 in 2000 t clse t 200 tday. Over 100 cities have adpted sme frm f deed restricted husing. Several large cities including San Francisc, Chicag, Irvine and Denver have recently begun large scale Shared Equity Ownership prgrams, ften in cnjunctin with inclusinary husing r large subsidy prgrams. Why Shared Equity? Shared Equity hmewnership prvides several advantages t bth the lcal gvernment and t lw and mderate incme hmewners that have made it an appealing ptin. Fr a city r state gvernment the advantages include: Maximizes Subsidy: The subsidy prvided under a Shared Equity Ownership prgram maintains the huse as permanently affrdable - fr the first and future hme buyers. Under mst existing hmewner prgrams a new subsidy ften at an ever increasing amunt as hme prices increase is required fr every subsequent buyer. Prmtes Stable Market: During perids f upswing, large numbers f affrdable hmes are lst during dwnswings lwer incme neighbrhds ften experience a high number f freclsures, typically resulting in decreased investment and prperty values. Fr example, a 2006 Gergia Tech study fund that within an eighth f a mile radius, prperty values f single family hmes declined by between 0.9% and 1.44% per freclsed hme. In Shared Equity Ownership prgrams, speculatin is reduced and prperty value increases are stable, thus mderating the artificial price spikes and inevitable bursting bubble assciated with the real estate market;

3 3 Lwers freclsure and delinquency rates: Several studies have fund freclsure rates t be far lwer fr Shared Equity Ownership than the general market. A recent survey f 2,500 lw and mderate incme cmmunity land trust hmewnership transactins shwed that nly 17 ut f 2,500 went t freclsure in the last decade, including nly 2 last year fr a 2007 freclsure rate f.06%. By cmparisn, in the 4 th quarter f 07, the annual freclsure rate fr all U.S. mrtgages was 2.0%, with sme areas running as high as 3.4%. In recent stable years freclsure rates fr all U.S. mrtgages have run a little ver 1%. Shared Equity Ownership reduces bth the substantial csts assciated with freclsures and the negative cmmunity impacts discussed abve; Prmtes ecnmic integratin: In a Shared Equity Ownership prgram, a hme is kept permanently affrdable, even if it is in a neighbrhd that is therwise facing escalating prperty values. In recent years many Shared Equity Ownership prgrams have develped in cnjunctin with inclusinary husing, further prmting ecnmic integratin; Prevents the preservatin challenge f the future: Increasingly cities and states are struggling with preserving affrdable husing expiring HUD mrtgages, expiring tax credit, and ther subsidized prperties are either being lst t the affrdable husing stck r require substantial additinal subsidy t maintain as affrdable. Thrugh Shared Equity Ownership the hmes are preserved as affrdable in perpetuity. The benefits f Shared Equity Ownership t the hmewner include: Increased stck f affrdable hmewnership pprtunities: A Shared Equity Ownership hme will remain affrdable in perpetuity. Thus each new hme develped will becme part f an ever increasing affrdable husing stck available t aspiring hmewners; Safe, level mnthly mrtgage payments: The initial and future hme buyers f a Shared Equity Ownership hme make mnthly payments that are underwritten t be affrdable. Even thugh purchasers are lwer incme, in Shared Equity Ownership, mrtgages are n standard terms and at market rates, rather than extic terms and sub-prime rates. The belw market price fr the hme usually eliminates the cst f private mrtgage insurance. Many lcalities als ensure prperty tax assessments are based n restricted, rather than market price, lwering prperty taxes. At market prices, many wuld be tempted t succumb t gimmicks that leave them at greater risk f default; Equity appreciatin and wealth creatin: Shared Equity Ownership is designed t build wealth fr residents, bth thrugh hme value appreciatin and thrugh mrtgage pay-dwn. While the lan paydwn is usually mre gradual than the market appreciatin, prgrams are designed t ensure residents receive sufficient equity appreciatin t enable real wealth accumulatin. $80,000 $70,000 $60,000 $40,000 $30,000 $20,000 $10,000 BENEFITS OF SHARED EQUITY OWNERSHIP Principal Payff Gain On Resale Incme Tax Benefit Difference between PITI & Rent Chart 3 shws the wealth accumulatin pssible ver ten years n a hme purchased in 1996 by a family earning 80% f the U.S. median incme at that time, $33,120. That family culd affrd a huse csting $94,766. Ttaling all f the benefits, including nly 25% f the gain n resale, this family wuld have increased their wealth by ver $35,000 after 5 years and by almst $70,000 after 10 years;

4 4 Shared respnsibility: Many Shared Equity Ownership prgrams include pst-purchase assistance t hmewners. This can range frm prviding reduced rate lans fr hme imprvements, t bulk purchase f fuel r insurance, t hmewner assciatin rules fr neighbrhd imprvement. Shared Equity: Key Elements f Success One f the keys t achieving scale is t have mre standardizatin f the develpment and lending prcesses and dcuments. While lcal chice remains imprtant, there shuld be enugh standardizatin in the mdel t ensure that all f the key functins are expertly perfrmed in each cmmunity. Further, lcalities acrss the cuntry shuld have a shared understanding f the key functins, sufficient t allw them t exchange best practices and benchmark their perfrmance against ne anther. A cmprehensive Shared Equity Ownership mdel will prduce mre units than current mdels and unlike mst traditinal mdels fr serving new hmewners, the Shared Equity Ownership units will remain permanently affrdable. Further, by creating a critical mass f wnership units, ther lcal cmmunity develpment effrts will be blstered, such as cmmercial develpment that meets the needs f a neighbrhd. Based n the experience f existing Shared Equity Ownership, we believe every strng, lngterm sustainable Shared Equity Ownership prgram must have fur essential cmpnents: Affrdability Steward: A lcal Affrdability Steward is a cmbinatin f nnprfit, fr-prfit and gvernment partners wh cllabrate t ensure the cmmunity has all fur requisite elements f a successful Shared Equity Ownership strategy. The Affrdability Steward shuld be substantially funded thrugh mnthly hmewner fees, financial packaging fees, hme sales and resale fees. In mst cases, the Affrdability Steward will require n-ging subsidy t supplement its revenue. There are three crucial functins that a lcal Affrdability Steward must prvide: On ging enfrcement f resale restrictins and any equity recapture: Permanent affrdability requires active enfrcement. Self-enfrcement is nt sufficient. Resale price r equity appreciatin frmulas ften require precise calculatins. Permanent affrdability requires the incmes f prspective purchasers t be verified. Sme prgrams prvide an ptin fr the Affrdability Steward t have a right f first refusal t purchase the prperty and then resell as a further prtectin f permanent affrdability. Asset Management: Ensuring Shared Equity Ownership husing stck remains in gd repair and is a cmmunity asset is crucial. Hmewners ften need supprt t better understand maintenance and budgeting. Hmewners must have access t reduced rate capital, particularly in Shared Equity Ownership mdels that d nt permit resale frmula adjustments fr hme imprvements. Several mdels, in particular the cmmunity land trust and limited equity cperative mdels, incrprate structures that facilitate active resident invlvement in asset management f the husing/land. Alternatively, if wners d nt prperly maintain their units even with incentives, the affrdability steward can retain the right t claw back mre f the capital gain t cver maintenance that was nt dne. Lcal Leadership and Public Plicy: A critical rle f the Affrdability Steward is t be the lcal champin fr Shared Equity Ownership. Lcal develpers, lenders, realtrs, and plicy makers need t understand the prduct and be invlved. Eligible hme wners need t understand the prgram and its advantages, as well as respnsibilities. The Affrdability Steward needs t devise plicy and prgram parameters, including the equity recapture frmula and the legal methd fr enfrcing it. The Affrdability Steward prvides the n-ging leadership and enlists the varius partners t ensure the success f the Shared Equity Ownership husing prgram.

5 5 The lcal Affrdability Steward als mnitrs hw the cmmunity is ding at maintaining the ther three essential functins that are perfrmed primarily by the private market, but that may als require sme gvernment subsidy r ther rle: Prductin capacity: In mst cmmunities, Shared Equity Ownership will be a new cncept. Since it is targeted t lw and/r mderate incme husehlds, lwer develper prfits than market rate hmes are likely. Develpers need t be educated abut Shared Equity Ownership and recruited t build. Cmmunicating with develpers early in devising a prgram assists in creating a mdel mre easily adpted by the market; Financing and underwriting expertise: Similar t ther affrdable husing, Shared Equity Ownership husing requires cmplex cmbinatins f private and gvernment subsidy financing. Lcal lenders need t understand hw Shared Equity Ownership wrks and understand hw the lans can meet their underwriting requirements. Prgrams wrk best where gvernment and private financing are able t be jintly underwritten and easily cmbined bth fr the develper and the hme buyers; Hmebuyer identificatin and preparatin: Preparing lw and mderate incme husehlds t understand the prcess and bligatins f hmewnership generally, and Shared Equity Ownership in particular, is a key cmpnent fr success. Credit repair and educatin is ften required. Many Shared Equity Ownership prgrams include hmewner invlvement r shared respnsibilities, which need t be explained and fstered. Having a pipeline f ready and interested buyers assists in bth initial sale and re-sale. Mst cities and regins already have active hmewner training and cunseling prgrams whse curriculum can be supplemented fr Shared Equity Ownership buyers. The Rle f NCB Capital Impact NCB Capital Impact believes that Shared Equity Ownership will be a significant part f the affrdable husing slutin and is the mst sensible public plicy fr prmting hmewnership fr lw and mderate-incme husehlds. As a natinal nnprfit rganizatin with a missin and histry f creating new systems t reduce pverty, including extensive technical assistance and financing fr limited equity cperatives, we intend t wrk with lcal and natinal partners t fster Shared Equity Ownership strategies. Specifically, NCB Capital Impact will prvide technical assistance, facilitate lcal and natinal planning, and invest financing in prgrams designed t create scalable Shared Equity Ownership husing. We intend t wrk in markets where there is public and private supprt fr Shared Equity Ownership t assist in the frmatin f Affrdability Stewards, develp strategic and business plans, enlist the invlvement f develpment partners, create financing systems, develp required dcuments and curriculums, start-up cmmunity land trusts, deed restricted husing, and limited equity cperatives. As we all lk fr strategies t avid repeating the market disruptins we are currently experiencing, NCB Capital Impact submits that it will be far better fr everyne in the lng run cnsumers, the real estate industry, and the public interest -- if affrdability gaps fr marginal first-time hmebuyers are clsed with Shared Equity Ownership tls, such as a sft secnd mrtgage, instead f extic and risky lan prducts, such as thse that led t the current freclsure crisis. Fr mre infrmatin n Shared Equity Ownership, please cntact: Jim Gray, jgray@ncbcapitalimpact.rg; Jay Marcus, jmarcus@ncbcapitalimpact.rg r Jn Kelly, jkelly@ncbcapitalimpact.rg