Rappahannock Community Housing Partnership

Rappahannock County Preliminary Housing Needs Assessment: February 2007

Prepared by RCHP in association with FHC and the Rappahannock County Board of Supervisors.

Data Compiled for RCHP by:

Lea Vittitow

FHC Rappahannock Partnership Team
Rappahannock Community Housing Partnership

Rappahannock County Preliminary Housing Needs Assessment: February 2007

Prepared by RCHP in association with FHC and Rappahannock County Board of Supervisors.

Summary:

This document serves as a preliminary summary of available Rappahannock County Housing data . The need for this study has grown from a widening discussion amongst local social service agencies, local government, housing officials, workforce employers, and general public that, indeed, there are a lack of affordable housing options in Rappahannock County. This community awareness and willingness to meet the need thereof is cited by the Comprehensive Plan-in the Regional Visioning Initiative Section, as well as documented in various area surveys conducted in recent years. Initiatives to identify and remedy housing deficiency have been hindered by the absence of hard facts – the composed and quantifiable information necessary to outline the demand and best way to meet our local housing needs. This report aims to begin to fill this informational void and enable proactive dialogue.

This preliminary assessment compiles information gathered from the 2000 U.S. Census, Metropolitan Regional Information Systems, and the Virginia Employment Commission.

Detailed study of the methods used to gather this data reveal a lack of detail sufficient to truly understand the housing issues in the study area.

The Census data, for example, is 7 years old.

Rappahannock County, fortunately, has a small, yet very pro-active population. Therefore, The Rappahannock Community Housing Coalition has, as a primary goal, the task of completing a detailed county-wide Detailed Survey of Housing Status and Need. These results will help to better clarify the current housing status and needs of county residents and workforce.

Rental Housing

Profile of Existing Housing

Table of Occupied Housing

	Rappahannock County, Virginia	Hampton district, Rappahannock County, Virginia	Jackson district, Rappahannock County, Virginia	Piedmont district, Rappahannock County, Virginia	Stonewall-Hawthorne district, Rappahannock County, Virginia	Wakefield district, Rappahannock County, Virginia
Total:	2,788	530	581	528	586	563
Owner occupied	2,103	373	476	333	460	461
Renter occupied	685	157	105	195	126	102

Source: US Census Bureau Census 2000

These numbers represent year-round occupation, excluding vacation homes, seasonally-occupied, etc.

Countywide, 25% of our housing is rental, compared to 32% statewide.

Table of Unit Sizes of Renter-Occupied Homes

Renter occupied:	685
1, detached	592
1, attached	17
2	28
3 or 4	25
5 to 9	0
10 to 19	0
20 to 49	0
50 or more	0
Mobile home	23

Boat, RV, van, etc.

0

Of renter-occupied homes tallied, 609 are single-family units, that’s 89%. This number shows a possible lack of affordable options, as single-family homes usually cost more.

Table of Year Structure Built

	Rappahannock County, Virginia
Total:	2,788
Owner occupied:	2,103
Built 1999 to March 2000	29
Built 1995 to 1998	138
Built 1990 to 1994	223
Built 1980 to 1989	472
Built 1970 to 1979	442
Built 1960 to 1969	216
Built 1950 to 1959	119
Built 1940 to 1949	69
Built 1939 or earlier	395
Renter occupied:	685
Built 1999 to March 2000	0
Built 1995 to 1998	24
Built 1990 to 1994	28
Built 1980 to 1989	56
Built 1970 to 1979	72
Built 1960 to 1969	50
Built 1950 to 1959	76
Built 1940 to 1949	83
Built 1939 or earlier	296

Census 2000

43% of all rentals were built before 1939.

66% of all rental structures are 45 years old or older.

33% of all owner-occupied housing was built between 1970-1989, steadily declining to 6% built in the 1990’s.

Rental Structure Size

Renter occupied:	685
1-person household	195
2-person household	160
3-person household	149
4-person household	95
5-person household	60
6-person household	14
7-or-more-person household	12

Census 2000

Renter occupied:	685
No bedroom	0
1 bedroom	95
2 bedrooms	256
3 bedrooms	262
4 bedrooms	43
5 or more bedrooms	29

Census 2000

75% are 1-3 person households.

76% are 2 or 3 bedroom unit size, only 14% one bedroom.

Rental Costs

Median Gross Rent - $599.00

Median Gross Rent - 1BR /$525.00

By Size 2BR/$625.00

3+BR/$750.00

Census 2000

This is clearly outdated information. Local realtors have been interviewed and all attest a more accurate average rental rate to be $1000/month.

Local newspaper rental listings from December, 2006 thru February 2007 average out at $1,140. Rental prices were gathered from the Rappahannock News, Fauquier Democrat and Valley Trader, excluding repeat listings.

Profile of Renters & Affordability

Housing cost (rent + utilities) of 33% or less constitutes “affordable housing” by conventional standards. The housing cost numbers referenced below represent gross rent only, unless otherwise noted.

Renter Turnover

Renter occupied:	685
Moved in 1999 to March 2000	161
Moved in 1995 to 1998	291
Moved in 1990 to 1994	109
Moved in 1980 to 1989	63
Moved in 1970 to 1979	31
Moved in 1969 or earlier	30

Census 2000

As of the year 2000, 82% of renters had lived in the same home since 1990, half of those since 1995.

24% of renters tallied had moved in the year prior to the census.

Locally interviewed realtors state that in their experience, there is little turnover amongst Rappahannock renters, and though there are no official waiting lists, there are many more hopeful renters than units available.

______________________________________________________

Age-range of Renters

Renter occupied:	685
Householder 15 to 24 years	26
Householder 25 to 34 years	171
Householder 35 to 44 years	197
Householder 45 to 54 years	181
Householder 55 to 59 years	32
Householder 60 to 64 years	18
Householder 65 to 74 years	29
Householder 75 to 84 years	26
Householder 85 years and over	5

Census 2000

80% are 25-55 years old.

11.3% are 60 or older.

Wage-range of Renters

Total	409*
Salaries
$10,000 or less	43
$10,000 to $19,999	43
$20,000 to $34,999	133
$35,000 to $49,999	86
$50,000 to $74,000	63
$75,000 to $99,999	34
$100,000 or more	7

Census 2000

• *Number of “specified” rental housing units, meaning single family units only, on ten acres or less.
• Of recorded renters, 75% make below median income (by Census 2000 figures, $51,848).
• 53.5% make 80% of median income or lower, classifying them as officially “low income.”
• Median income of a renter in Rappahannock Cnty. is $33,320, which is 64% of median income of all residents.
• Of these recorded renters, 29% pay 30% or more of their income and 20% pay 35% or more of their income towards rent.

Wage vs. Housing Costs

MEDIAN INCOME OF RENTERS - $32,320

MONTHLY WAGE - $2,693

MAX. AFFORDABLE RENT - $808, including utilities

For the 20% of local renters making $20,000 or less, a maximum affordable housing cost would be $590.00, including utilities (HUD estimate for our regional utility cost – $90).

RAPP. CNTY. TEACHER’S SALARY - $35,681*

MONTHLY WAGE - $2,973

MAX. AFFORDABLE RENT - $981, including utilities

*Virginia Department of Education, (Rappahannock Cnty. Comprehensive Plan, 2004)

The following statistics on income are based on numbers provided by the Virginia Employment Commission’s Quarterly Census of Employment and Wages, 2^nd Quarter, 2006.

AVERAGE MONTHLY INCOME BY INDUSTRY

Construction …………………………….. $2536

Retail Trade ………………………………. $1560

Administrative/ Waste Services ………..$2800

Accommodation/ Food Services ……..$1936

Local Government ……………………... $2284

Health Care/ Social Services ……….. ...$1424

Total (All Industries)………………………..$2924

AFFORDABLE HOUSING COSTS BY INDUSTRY

Construction ……………………………..$836

Retail Trade ………………………….......$515

Administration/Waste Services ………$924

Accommodation/Food Services ……$639

Local Government ……………………..$754

Health Care/Social Services ………….$470

Total (All Industries)………………………$965

Access to Ownership

The following information presents costs of home-ownership in Rappahannock County and illustrates how these costs do or do not fit into the budget of a median-income renter. Real estate statistics are gathered from the 2005-06 Year End Reports of Metropolitan Regional Information Systems (MRIS).

Rappahannock County Home Ownership Costs

Average Home Sold Price 2005-06 - $611,102

Average Home Sold Price by Size, 2006 –

2 BR or less – $481,667

3 BR - $657,407

4BR or more - $1,190,769

Monthly Housing Cost of 1-2 Bedroom Home 2005-06 –

Average Sold Price - $403,496

30 yr. Mortgage Payment - $2,177.24

(with 10% down, 6% interest)

Tax & Insurance Estimate - $454.00

(.015/month of purchase price)

Total Monthly Cost $2,631.24

Renter’s Buying Power

For illustrative and accuracy purposes, we’ll demonstrate the maximum affordable monthly housing costs of a Rappahannock County public schools teacher, making average salary in the 2003/04 school year. This number does not differ greatly from the median renter’s income of 1999, at $33,320 (US Census 2000).

Average Public Teacher Salary - $35,681

(VA Dept. of Education)

Monthly Income - $2,973.00

Maximum Affordable Housing Cost - $981.00

(33% of monthly income)

Within a teacher’s budget, one could afford to buy a home for $163,000. This price allows for a 10% down payment, 30yr. mortgage at 6% interest, property taxes and home insurance payments not included.

Purchase Price - $163,000

Mortgage Payment - $977.30

• Only 5 out of 55 homes were sold in Rappahannock Cnty. In 2006 within this price range.

• 7.6% of homes sold in Rappahannock Cnty. From 2004 thru 2006 were sold within this price range.
• It would take 88.5% of a public school teacher’s monthly income to afford an average-priced 1-2 BR home in Rappahannock County.
• It would take 36% of a public school teacher’s monthly income to afford a home sold within the lowest quarter of housing prices in Rappahannock County (lowest quartile price, 2006 - $240,834)

In Conclusion

This available data gives us a rough, yet helpful idea of our current housing status in Rappahannock County. After a review of the completed Survey of Housing Status & Need, many of these numbers will be augmented with the updated info, and clearer conclusions and recommendations offered. In summary, below are listed a few key indicators of need gleaned from the report.

Indicators of Need

• Very little to no rental housing production in recent years.
• Very few multi-family units available.
• Rental housing constitutes less than 30% of community housing stock.
• 29% of renters pay 30% or more of their monthly income towards rent.
• A public school teacher cannot afford to buy a home within the lowest quartile of real estate prices.
• It would take 150% of an average industry worker’s wage (by VEC numbers) to afford a home within the lowest quartile range of average real estate prices in Rappahannock County.

About RCHP:

The Rappahannock Community Housing Partnership is an initiative to identify, address, and remedy the housing needs of Rappahannock County. Facilitated by FHC, partnered with the Rappahannock County Board of Supervisors, and fueled by an inter-agency cooperative effort, RHCP maintains a truly community-oriented vision. As cited in the Rappahannock Comprehensive Plan and noted by area social service workers, realtors, and employers, there is a growing community awareness of a lack of affordable housing options suitable for all county residents. It is the goal of RHCP to clarify and meet county housing needs in a sustainable and community-integrated manner.

For more information contact:

Chris Moyles chris@fauquierhousing.org 540-341-2805

Lea Vittitow lea-rchp@hotmail.com