2020-2024 HUD Consolidated Plan
Housing Needs Assessment&
Analysis of Impediments to Fair Housing
Afternoon Work Session
April 28, 2020
Purpose of the Housing
Needs Assessment
• Required to develop the City’s 5-Year Consolidated Plan
• Provides a comprehensive look at housing needs for all income ranges and special needs populations
• Provides direction to policy makers for future housing development
Consolidated Planning ProcessCitizen
Participation Plan
Housing Market Analysis
Housing Needs
Assessment
Analysis of Impediments
(AI)
Monitoring Plan
Certifications
Strategic Plan
Action Plan
❖ Nationally recognized innovation in planning
❖ Resiliency and sustainability after the storm
❖ Transforming communities one neighborhood at a time
❖ Shaping national, state and local policy
For over 30 years, J-QUAD has been a leader in strategic planning, research analysis, grants management, and support to public and private sector clients with an emphasis on housing, community development, and disaster assistance.
Housing Needs Assessment Process and ApproachProject Task Status
Phase 1
Project initiation, Data Collection, Research and Design
Housing Supply/Demographic/Socio-Economic Profiles
Community Engagement
Needs Assessment, Market Analysis, Future Housing Needs Projections
Phase 2
Draft Report of Analysis of Impediments (AI) and Housing Needs Assessment
Final Report of AI and HNA, Recommendations and Implementation Plan, and Presentation of Final Report
IN PROCESS
Qualitative Data Analysis Process
“can be factual but sometimes based on human judgement and perceptions”
Community Engagement: Surveys
Community Engagement: Focus Groups
SWOT Analysis: Strengths, Weaknesses, Opportunities, Threats
Consumer/Industry Preferences & Perceptions
Market/Location Preferences & Perceptions
Resident Survey Top Responses
What does your community need most?
• Improved roads and sidewalks
• Better and more affordable housing
• Increased public safety
• More and better jobs
Resident Survey Top Responses
What changes are needed to improve your neighborhood?
• Increased safety features• Increased transportation
options• More walkable community• Resources to help neighbors
take care of property• More neighborhood
communication• More code compliance
Industry Expert Responses
What is Arlington’s greatest asset?
• Recreational opportunities
• Sense of community
• Education
• Affordable housing
Industry Expert Responses
Which topics require the greatest focus?
• Housing
• Economic development
• Educational and cultural resources
• Transportation
• Land use and zoning
Quantitative Data Analysis
Demographics: American Community Survey, Comprehensive Housing Affordability Strategy (CHAS)
Market Trends: ALN Apartment Data, Texas A&M Real Estate Center, ARBOR
Housing Activity: Planning and Development Services, Arlington Housing Authority, Economic Development
Economic Indicators: U.S. Bureau of Labor Statistics, U.S. Bureau of Labor Analysis, Local Data
Real Estate/Mortgage/Rental Housing Transactions: ARBOR, ALN Apartment Data, NCTCOG
Home Mortgage Disclosure Act
Population and Household Trends
Data Source: 2010 - 2018 American Community Survey (ACS) 5-Year Estimates – U.S. Census
*Population Projection based on the Balanced Housing Model
Total Population
392,462
No. of Households
134,984
Median Age33.3
% Living in Poverty
15.7
2010 2012 2014 2016 2018 2025
359,410 367,154 375,305 383,899 392,462
441,259
131,668 132,247 133,601 134,846 134,984
Population Number of Households
PR
OJE
CTI
ON
2018
*
Housing Units
Data Source: American Community Survey (ACS) – U.S. Census
Housing Units by Structure and Bedroom
60%
3%
3%
4%
9%
12%
7%2%
Housing Units by Structure
1-unit, detached
1-unit, attached
2 units
3 or 4 units
5 to 9 units
10 to 19 units
20 or more units
Mobile home
Boat, RV, van, etc.
2%
14%
21%
43%
18%
2%
Housing Units by Bedroom
No bedroom
1 bedroom
2 bedrooms
3 bedrooms
4 bedrooms
5 or more bedrooms
Data Source: 2014 - 2018 American Community Survey (ACS) – U.S. Census
15 to 24 years0.4%
25 to 34 years10%
35 to 44 years17%
45 to 54 years22%
55 to 59 years12%
60 to 64 years11%
65 to 74 years17%
75 to 84 years8%
85 years and over3%
Owner-Occupied (%)
Households By Age and Tenure
15 to 24 years11%
25 to 34 years30%
35 to 44 years22%
45 to 54 years19%
55 to 59 years5%
60 to 64 years5%
65 to 74 years5%
75 to 84 years2%
85 years and over1%
Renter-Occupied (%)
Data Source: 2014-2018 American Community Survey (ACS) 5-Year Estimates – U.S. Census
Rental Units
1-personhousehold
2-personhousehold
3-personhousehold
4-or-more-personhousehold
19,751
14,298
9,405
14,595
Renter Unit by Household size
Data Source: 2014 - 2018 American Community Survey (ACS) – U.S. Census
15,145
2,679
3,173
5,909
9,094
23,478
929
1, detached
1, attached
2 apartments
3 or 4 apartments
5 to 9 apartments
10 or more apartments
Mobile home or other type ofhousing
Renter-occupied housing units
Owner Units
12,067
24,682
13,838
22,479
1-person household
2-person household
3-person household
4-or-more-person household
Unit by Household Size
Data Source: 2014 - 2018 American Community Survey (ACS) – U.S. Census
69,835
2,224
194
324
262
515
1,223
1, detached
1, attached
2 apartments
3 or 4 apartments
5 to 9 apartments
10 or more apartments
Mobile home or other type of housing
Owner-occupied Housing Units
Average Rent by Bedroom Size
Data Source: 2019 ALN Apartment Data
Units: 1,558Average Rent: $836
Units: 22,473Average Rent: $893
Units: 18,353Average Rent: $1,141
Units: 3,932Average Rent: $1,289
Efficiency 1 BED 3 BED2 BED
2017 Average Rent: $968.67
2019 Average Rent:
$1,046.47
2Yr Change in Avg. Rent:
8%
Fair Market Rent
2020 Fort Worth-Arlington, TX HUD Metro Fair Market Rent (FMR) Area
FMRAnnual Income
Needed to AffordHousing Wage
Zero Bedroom $838 $33,520 $16.12
One-Bedroom $945 $37,800 $18.17
Two-Bedroom $1,165 $46,600 $22.40
Three-Bedroom $1,579 $63,160 $30.37
Four-Bedroom $1,980 $79,200 $38.08
Data Source: HUD FY 2020 FMR Schedule
Affordable Rent
Arlington Wage
Minimum Wage $7.25
Average Renter Wage $18.32
2-Bedroom Housing Wage $22.40
Renter Households 60,407
% Renters 44.8%
Average Home Sales Price Trends
Arlington
$213,110
$228,340
$239,052
2017 2018 2019
Data Source: Arlington Board of Realtors & Texas A&M Real Estate Center
Home Sales Price Distribution
0%
0%
0.09%
3%
12%
54%
30%
0.09%
$1,000,000 +
$750,000-$999,999
$500,000-$749,999
$400,000-$499,999
$300,000-$399,999
$200,000-$299,999
$100,000-$199,999
$0-$99,999
% of Total Sales September 2018-2019
% of Total Sales
Data Source: Arlington Board of Realtors & Texas A&M Real Estate Center
Median Home Price Versus Median Owner Income
Texas A&M Real Estate Center
2011 - 2018 American Community Survey (ACS) 5-Year Estimates – U.S. Census
$112,781
$143,144
$211,188
$73,357 $74,656 $80,338
$0
$50,000
$100,000
$150,000
$200,000
$250,000
2011 2014 2018
Median Home Value Median Owner Income
Median Gross Rent vs Monthly Renter Income
$814 $861$997
$2,666 $2,738
$3,299
$0
$3,000
$6,000
2010 2014 2018
Median Gross Rent Median Renter Income
Data Source: 2010 - 2018 American Community Survey (ACS) 5-Year Estimates – U.S. Census
Housing Cost Burden
14%
7%
79%
Cost Burdened (30% or more)
Severely Cost Burdened (50% or more)
Not Cost Burdened
74,577Total Owner Units
26%
23%
51%
Cost Burdened (30% or more)
Severely Cost Burdened (50% or more)
Not Cost Burdened
60,407Total Renter Units
Data Source: 2014 - 2018 American Community Survey (ACS) 5-Year Estimates – U.S. Census
Senior Rent Burdened Households
Data Source: 2010 - 2018 American Community Survey (ACS) – U.S. Census
3,590 51,647 5,093 56,652
Senior Rent Households Non Senior Rent Households Senior Rent Households Non Senior Rent Households
2010 2018
62%
47%
68%
48%
% of Renter Households with Rent Cost More Than 30% of Monthly Income
Total Housing Projections Summary
Model projects a need of 21,404 total renter and owner housing units in the next five years.
Renter households earning between $0 - $35,000 are projected to need the most units of any income category as this group has a 2018 housing shortage of 11,387 units.
By 2025, owner households earning between $15,000 to $35,000 project a surplus of 4,427 housing units. These units may be absorbed by households in other income categories.
Senior Housing Projections Summary
By 2025, seniors will grow from 17 percent of all households in 2018 to 23 percent of all households, the largest growth of any age group.
The senior renter income category needing the most housing units is the $15,000 to $35,000 category which has a shortage of 1,198 units.
By 2025, projected needs for senior housing is 11,917 units, representing 56 percent of Arlington’s total housing need of 21,404 units.
Analysis of Impediments (AI) to Fair Housing
Review of Arlington’s policies and procedures that promote housing choice and enforce fair housing law
Assessment of the following:
• Laws, policies and practices that impact the location, availability and accessibility of housing
• Conditions affecting fair housing choice for all protected classes
• Availability of affordable and accessible housing
This Photo by Unknown Author is licensed under CC BY
42 U.S.C. 3601 Fair Housing Act
• In 1995, HUD announced that “entitlement communities” must conduct an analysis of existing barriers to housing choice and certify that they are affirmatively furthering fair housing
• Applies to cities and counties receiving Community Development Block Grant, HOME, and Emergency Solutions Grant
• Applies to Public Housing Authorities receiving Section 8 Vouchers and Public Housing Funding
Federal Fair Housing Act
• The Federal Fair Housing Act was enacted in 1968 and amended in 1974 and 1988
• Prohibits discrimination in the sale, rental, and financing of dwellings and any other housing-related transactions based on the following federally protected classes:• Race • Color • Religion• Sex • Disability • Familial Status • National Origin
Analysis of Impediments (AI) to Fair Housing
City of Arlington must certify that it is affirmatively furthering fair housing by:
• Conducting an analysis of impediments within the local jurisdiction
• Taking appropriate actions to overcome effects of any impediments identified
• Maintaining records reflecting actions taken
Fair Housing Act 42 U.S.C. 3601
AI Approach and Methodology
• Demographic Analysis
• Community Profile
• Home Mortgage Disclosure Act (HMDA) Analysis
• Fair Housing Law, Public Policy, Programs, Regulatory, and Complaint Analysis
• Public Participation / Community Input
• Racial/Ethnic Concentrated Areas of Poverty (R/ECAP) Analysis
• Identification of Impediments
• Recommendations for Remedial Actions
• Best Practice Strategies for Implementation
Demographic Analysis – Community Profiles
Compares impact of City’s demographic characteristics based on protected class members, race, ethnicity
• Population
• Poverty and Income
• Employment
• Educational Attainment
• Household Characteristics
• Public Transportation
• Housing
Assessment of disparate impact on protected class members
359,410
164,375
66,218
1,099
24,670
284
1,103
6,209
95,452
392,462
153,476
86,186
1,029
26,720
488
1,067
8,901
114,595
Total population9.2%
White alone-6.6%
Black or African American alone30.2%
American Indian and Alaska Native alone-6.4%
Asian alone8.3%
Native Hawaiian and Other Pacific Islander alone71.8%
Some other race alone-3.3%
Two or more races43.4%
Hispanic or Latino (of any race)20.1%
2010 Population 2018 Population
Source: 2014 - 2018 American Community Survey (ACS) – U.S. Census
Population By Race and Ethnicity
42,083
33,126
8,957
3,050
5,907
21,746
18,121
3,625
66%
52%
14%
5%
9%
34%
28%
6%
Family households:
Married-couple family
Other family:
Male householder, no wife present
Female householder, no husband…
Nonfamily households:
Householder living alone
Householder not living alone
White Households by Type
19,516
9,225
10,291
2,145
8,146
10,679
9,261
1,418
65%
31%
34%
7%
27%
35%
31%
5%
Family households:
Married-couple family
Other family:
Male householder, no wife present
Female householder, no husband present
Nonfamily households:
Householder living alone
Householder not living alone
African American Households by Type
23,378
15,051
8,327
2,751
5,576
6,913
4,774
2,139
77%
50%
27%
9%
18%
23%
16%
7%
Family households:
Married-couple family
Other family:
Male householder, no wife present
Female householder, no husband present
Nonfamily households:
Householder living alone
Householder not living alone
Hispanic Households By Type
Data Source: 2014 - 2018 American Community Survey (ACS) – U.S. Census
Households By Race and Ethnicity
Household Income By Race and EthnicityWhite Non-Hispanic African-American Hispanic Arlington Total
# of % of # of % of # of % of # of % of
Household Type Households Households Households Households Households Households Households Households
Less than $10,000 2,705 4% 2,105 7% 1,250 4% 7,091 5%
$10,000 to $14,999 2,108 3% 1,697 5% 1,287 4% 5,509 4%
$15,000 to $19,999 2,219 3% 1,511 5% 2,090 7% 6,299 5%
$20,000 to $24,999 2,352 4% 1,532 5% 1,748 6% 6,016 4%
$25,000 to $29,999 2,208 3% 1,691 5% 1,864 6% 6,234 5%
$30,000 to $34,999 2,731 4% 1,595 5% 2,394 8% 7,214 5%
$35,000 to $39,999 2,222 3% 1,711 5% 1,558 5% 5,955 4%
$40,000 to $44,999 2,571 4% 1,873 6% 2,022 7% 7,053 5%
TOTAL HOUSEHOLDS EARNING
LESS THAN INCOME NEEDED TO
AFFORD THE AVERAGE MARKET
RENT OF $1,046 19,116 30% 13,715 44% 14,213 47% 51,371 38%
$45,000 to $49,999 2,004 3% 1,300 4% 1,600 5% 5,400 4%
$50,000 to $59,999 5,143 8% 2,989 10% 3,159 10% 12,185 9%
$60,000 to $74,999 7,291 11% 3,500 11% 3,384 11% 15,180 11%
$75,000 to $99,999 9,100 14% 3,599 12% 3,441 11% 17,232 13%
$100,000 to $124,999 6,594 10% 2,199 7% 2,283 8% 11,904 9%
$125,000 to $149,999 5,257 8% 1,120 4% 861 3% 7,876 6%
$150,000 to $199,999 5,343 8% 1,051 3% 777 3% 7,831 6%
$200,000 or more 3,981 6% 722 2% 573 2% 6,005 4%
Median Household Income $71,537 $50,250 $48,075 $58,502
Data Source: 2014 - 2018 American Community Survey (ACS) – U.S. Census
Data Source: 2014 - 2018 American Community Survey (ACS) – U.S. Census
Poverty By Race and Ethnicity
White Non-Hispanic African-American Hispanic
# in % in # in % in # in % in
Age Group Poverty Poverty Poverty Poverty Poverty Poverty
Under 6 years 1,061 0.7% 2,475 2.9% 4,241 3.7%
6 to 11 years 1,130 0.7% 2,803 3.2% 4,434 3.9%
12 to 17 years 1,048 0.7% 2,058 2.4% 3,147 2.8%
18 to 59 years 8,653 5.7% 8,622 9.9% 11,029 9.7%
60 to 74 years 1,593 1.1% 651 0.8% 1,041 0.9%
75 to 84 years 579 0.4% 117 0.1% 65 0.1%
85 years and over 245 0.2% 65 0.1% 34 0.0%
Total in Poverty 14,309 9.5% 16,791 19.4% 23,991 21.1%
Population 151,244 86,729 113,641
Arlington Poverty % 15.7%
MSA Poverty % 12.6%
Data Source: 2014 - 2018 American Community Survey (ACS) – U.S. Census
Employment By Race and Ethnicity
Employment White Non-Hispanic African-American Hispanic
Status # Employed % Employed # Employed % Employed # Employed % Employed
In Labor Force: 84,790 65.0% 48,116 74.7% 56,854 72.0%
In Armed Forces 177 0.2% 30 0.1% 27 0.0
Civilian 78,557 92.6% 47,248 98.2% 56,028 98.5%
Employed 81,295 95.9% 44,780 94.8% 54,030 96.4%
Unemployed 3,318 4.2% 3,306 7.0% 2,797 5.0%
Not in Labor Force 45,606 35.0% 16,263 25.3% 22,131 28.0%
Total 130,396 100% 64,379 100% 78,985 100%
Data Source: 2012 – 2016 CHAS
Cost Burden: Comprehensive Housing Affordability Strategy (CHAS)
Income by Cost Burden
(Renters only)
Cost burden >
30%
Cost burden >
50%Total
Household Income <= 30% HAMFI 11,610 10,130 13,935
Household Income >30% to <=50%
HAMFI10,085 3,440 11,670
Household Income >50% to <=80%
HAMFI5,920 545 13,950
Household Income >80% to <=100%
HAMFI900 105 6,710
Household Income >100% HAMFI 415 65 13,750
Total 28,930 14,285 60,015
Income by Cost Burden
(Owners Only)
Cost burden >
30%
Cost burden >
50% Total
Household Income <= 30% HAMFI 3,460 2,855 4,390
Household Income >30% to <=50%
HAMFI3,700 1,525 5,665
Household Income >50% to <=80%
HAMFI4,650 860 10,650
Household Income >80% to <=100%
HAMFI1,620 95 8,095
Household Income >100% HAMFI 1,875 155 46,030
Total 15,305 5,490 74,830
Minority Concentration:
Census tracts with a minority population of 50 percent or more
Poverty Concentration:
Poverty rate over 40% or 37.8% which is
three or times the average tract poverty
rate for the Metropolitan Statistical Area
(MSA) 12.6% currently, whichever
threshold is lower.
AND
Census tracts with extreme poverty that have high concentrations of
racial/ethnic minorities are deemed R/ECAPs
Racially or Ethnically Concentrated Areas of Poverty (R/ECAPs)
Arlington R/ECAP Census Tracts
Fair Housing Impediments by Type
1) Real Estate
2) Banking, Finance, Regulatory, Insurance and other Industry related
3) Socio-Economic
4) Neighborhood Conditions
5) Public Policy
Impediments and Recommended Actions
A. Real Estate
1) Limited housing affordable to very low-income groups and protected classes
2) Rising cost of development and need for additional development subsidies
Recommendations• Support increased production of affordable
housing through public private partnerships with developers and nonprofits.
• Facilitate mixed income developments providing access to below-market rate units.
• Maintain a list of lenders and affordable housing resources that leverage homebuyers' access to below-market interest rates loans.
• Continue collaboration between City, Housing Authority, banks, developers, nonprofits to expand affordable housing city-wide.
• Seek State and non-entitlement grant resources to increase funding for housing development and mortgage assistance.
Impediments and Recommended Actions
3) Low number of loan applications and loan originations rates for minorities
4) Predatory lending practices
B. Banking, Finance, Regulatory, Insurance and other Industry related impediments
Recommendations
• Identify increased funding for homebuyer outreach and education, credit counseling and financial literacy to increase the number of minority applicants for home loans.
• Encourage banks to extend services to low-income census tracts and provide outreach to low-income and minority households.
C. Socio-Economic
5) Special needs population with disproportionate rate of lower incomes, barriers to housing choice and access to transportation.
6) Concentrated poverty and in higher incidence of minorities with lower incomes and limited housing choice in R/ECAP areas.
7) Limited access to healthy food choices for minorities leading to nutrition related diseases such as diabetes and heart diseases.
Recommendations
• Evaluate incentivized zoning as a source of funding for affordable housing and to reduce concentrations in R/ECAP impacted areas.
• Explore options for transportation assistance program using CDBG funds.
• Continue to increase New Market Tax Credit developments, explore Opportunity Zones, land banking, lease purchase, increased self-help initiatives and other strategies.
• Continue to expand job opportunities through recruitment of corporations, incentives for local corporation expansion, and assistance with preparation of small business loan applications.
• Evaluate applications for USDA Food Desert grant, and other grants to address health and access to healthy food among low-income populations.
Impediments and Recommended Actions
D. Neighborhood Conditions
8) Limited number of available affordable housing units and resources to help low-income owners maintain their homes and enhance neighborhood stability.
Recommendations
• Explore applications for other grants to improve housing in one or more R/ECAP areas.
• Encourage developers to produce more mixed income developments.
• Increase self-help initiatives.
• Consider Build and Repair Program in partnership with school district students.
• Organize community tool shed and other neighborhood clean-up campaigns.
Impediments and Recommended Actions
E. Public Policy
9) Limited outreach, public awareness and enforcement of fair housing rights.
Recommendations
• Evaluate enactment of expanded local fair housing legislation and explore fair housing funding for enforcement, education and outreach.
• Maintain and update the Affirmative Fair Housing Marketing Plan to support fair and open access to affordable housing.
• Provide outreach to private landlords to encourage them to attend fair housing training.
Impediments and Recommended Actions
Next Steps
• 2020-2024 HUD Consolidated Plan for CDBG, ESG, and HOME grants
• 2020-2021 Action Plan
• Housing Needs Assessment and Analysis of Impediments to Fair Housing
• Substantial Amendment to the 2015-2019 Consolidated Plan and 2019-2020 Action Plan due to COVID-19 response
May 5 Council action on the following items
Submit plans to HUD by May 15
New program year starts on July 1
Discussion