Welcome to Washington County’s Office of Community Development newsletter! | |
This month, we’re diving into the county’s housing needs with the drafting of our Housing Market Analysis, a key part of the 2025-2029 Consolidated Plan. This analysis helps shape our goals and priorities for investing the federal resources administered by our office. The data continually highlights two pressing challenges: the cost burden faced by many renter households and the lack of affordable homeownership for over half the county’s residents, especially among households of color.
An individual or household is considered cost-burdened if they spend more than 30% of their income on their housing costs (including rent or mortgage and utilities). Cost-burdened households are at higher risk of homelessness due to limited income remaining each month for unexpected expenses. Reducing cost burden not only lowers the risk of eviction or foreclosure but also increases stability for the household.
When a household is stable, children can continue attending the same school each year, families get to know their neighbors - reducing social isolation- and individuals can focus on pursuits that may lead to higher income, rather than struggling to meet monthly housing costs. When households are able to thrive rather than just survive, the whole community benefits with safer neighborhoods and more engaged community members.
Supporting homeownership opportunities for low- and moderate-income households is another vital step toward enhancing housing stability. As you’ll see in the data below, homeownership rates among many communities of color are significantly lower those of households identifying as non-Hispanic White. Centering equity in efforts to expand homeownership opportunities is essential. As we move ahead in this planning effort, we invite you to join us in supporting organizations committed to improving housing stability within Washington County.
Best Regards,
Shannon Wilson, Program Manager
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Highlights from the Housing Market Analysis | |
As part of the consolidated planning process, a housing market analysis is conducted to assess local needs. We hired a consultant to analyze the American Community Survey data in addition to data available from a number of local reports. | |
The rental gap analysis compares the number of renter households at different income levels – and the maximum monthly rent they can afford – with the availability of affordable housing units in the market, including income-restricted affordable units.
The rental gap analysis presented below shows that:
- 19,685 renter households earn extremely low incomes (less than 30% area median income or $31,950 in 2022). Affordable rental units (costing 30% or less of income in housing costs). Affordable rental units at this income level would need to cost 30% or less of the household’s income, meaning rents below $800 per month. However, only 3,284 units in the county are available for less than $800 per month. This results in a shortage, or ‘gap’, of 16,401 units affordable to extremely low-income renter households in Washington County. Renters unable to find affordable units are forced to rent at rates exceeding 30% of their income, meaning these households are cost burdened.
- The supply of affordable units exceeds demand for renter households earning between 31- 50% to 81-100% percent area median income (AMI). For example, 15,589 renter households in the county earn 31-50% AMI and 18,278 rental units are priced within their affordability range ($800- $1,331), resulting in a surplus of 2,689 units at this income level.
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However, much of the surplus in supply is absorbed by households renting outside of their affordability level. Households at 0-30% Median Family Income (MFI) are renting units at 31-50% MFI and 51-80% MFI, making them cost-burdened, as they pay more than 30% of their income on rent and utilities. Meanwhile, higher-income households at 120% MFI and above are renting units affordable to those earning 51-80% and 81-100% MFI, increasing competition for those units. The number of renter households at 120% MFI and above is also likely a result of the homeownership market, where only 15% of homes are affordable to households at 120% MFI. The surplus of units at the 51-80% MFI level indicates rental subsidy programs can address the gap in unit availability for 0-30% MFI households by making existing units affordable to those extremely low-income renters.
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The figure below shows homeownership rates by race and ethnicity for Washington County in 2017 and 2022.
In 2022, 67% of Asian households and 65% of White households in the county owned their homes, compared to 39% of Hispanic households, 36% of American Indian/Alaska Native households, 30% of Black/African American households, 25% of Native Hawaiian/Pacific Islander households, and 46% of households identifying as other races or two or more races. Estimated homeownership rates for American Indian/Alaska Native and Native Hawaiian/Pacific Islander households have large margins of error and should be interpreted with caution due to small sample sizes.
Homeownership has increased since 2017 for Asian households and Non-Hispanic White households—the groups that had the highest homeownership rates in 2017. Homeownership also increased for Hispanic/Latino households and households of other races or two or more races.
Organizations focused on helping low-and moderate-income households purchase a home generally work with households at 50% MFI and above, with most programs serving households up to 100% MFI. Providing additional homeownership opportunities for low and moderate income households of color can addresses both the homeownership gap for communities of color as well as relieving pressure on the rental market.
However, significant declines in homeownership occurred between 2017 and 2022 for Black/African American households (down 18 percentage points from 48% in 2017 to 30% in 2022), Native Hawaiian/Pacific Islander households (-9 percentage points from 34% to 25%), and American Indian/Alaska Native households (down 5 percentage points from 41% to 36%).
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A gap analysis was conducted to evaluate the market options affordable to renters who may wish to buy a home in Washington County. Here, the supply of owner-occupied units at various affordability levels is compared to the income distribution of the county’s renter households—roughly, the income distribution of the county’s potential first-time home buyers.
The purchase affordability gaps analysis in the figure below shows that purchase affordability gaps are concentrated among households earning less than 80% Area Median Income (AMI) but are present for households earning up to 120% AMI in Washington County.
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Further results and analysis will be available in the Housing Market Analysis Appendix to the Consolidated Plan. | |
Highlights from Open House Events | |
On October 16 and 17, our office hosted two open house events at Tigard Public Library and Centro Cultural. At these events we had the opportunity to discuss our draft priorities and goals for the 2025-2029 Consolidated Plan. Below you can see some of the information that was shared, and you can view and provide feedback through our Online Open House. | |
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Public Hearing on Housing and Community Development Needs | |
The Consolidated Plan is a strategic planning document, resulting from months of planning and public participation, which sets local strategies and priorities for allocating the federal funding over the five-year timeframe. It acts as a combined plan and application to the U.S. Department of Housing and Urban Development (HUD) for federal funds available to counties and cities under the Community Development Block Grant (CDBG), HOME Investment Partnerships (HOME), and Emergency Solutions Grant (ESG) formula programs. Washington County, the City of Beaverton and the City of Hillsboro each receive an annual CDBG entitlement grant. In addition, Washington County annually receives HOME and ESG program funds on behalf of the entire county.
This event will provide an update on the Consolidated Planning process thus far which has involved community engagement, housing market analysis and needs analysis. There will also be opportunity for public feedback and input on housing and community development needs and goals.
One public hearing will be held on zoom.
Wednesday, December 4, 2024 - 10:00 a.m.
Please notify the Office of Community Development at least 72 hours before a meeting or hearing if special accommodations (equipment or interpreting service) are needed. If you have a disability or are hearing impaired and need assistance, please plan ahead by calling 503 846-8814 or TTY relay dial 711 or 1-800-735-1232.
You may comment at the public hearing, or by writing to
Shannon Wilson, Program Manager
Washington County Office of Community Development
328 W. Main Street, MS7
Hillsboro, OR 97123
Phone: 503-846-8814
Fax: 503-846-2882
Or
E-mail: cdbg@washingtoncountyor.gov
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Community Development Block Grant and Emergency Solutions Grant Workshops | |
Washington County's Office of Community Development (OCD) will be conducting its application workshops for the 2025 funding year (July 1, 2025 through June 30, 2026). During these workshops, staff will review new policies, give a program overview, and go over application requirements for Community Development Block Grant (CDBG) Public Services, Public Facilities, and Infrastructure projects as well as the Emergency Solutions Grant (ESG) Program.
Attendance at the workshops is MANDATORY for all program applicants.
Monday, November 18, 2024
CDBG Public Services at 10:00 am
CDBG Public Facilities & Infrastructure at 1:00 pm
* Held at the Washington Street Conference Center
Please RSVP by emailing Pablo Garnica at Pablo_Garnica@washingtoncountyor.gov
Wednesday, November 20, 2024
ESG Program at 9 am
*Held via Teams
Please RSVP by emailing Lauren Calo at Lauren_Calo@washingtoncountyor.gov
Please note that the HOME funding application cycle will be delayed until Fall 2025.
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2025-2029 Consolidated Plan Timeline | | | | |