Pinal County Housing Needs Assessment & Strategy Unincorporated County & Countywide

1. Pinal County Housing Needs Assessment & StrategyUnincorporated County & Countywide March 2008

2. Agenda • Process Overview • Significant Housing Conditions • First Steps & Foundation Actions • Discussion & Survey Kuehl Enterprises LLC for Pinal County March 2008

3. Housing Needs Assessment • Comprehensive overview of housing needs • Incorporated and unincorporated County • Demographics • Low-income households & workforce households • Ages and family types • Construction trends & development patterns • Housing market • Ownership • Financing risks • Rental • Housing affordability & gap analysis • Regulatory barriers Kuehl Enterprises LLC for Pinal County March 2008

4. Housing Strategy • Steps to address identified housing needs • Trends & opportunities • One-year • Short-term (2-5 years) • Long-term (6-10 years) • Funding strategies Kuehl Enterprises LLC for Pinal County March 2008

5. Background & Process • Project Began - May 2007 • Public meetings • June – July 2007 • March – April 2008 • Data collection & analysis • August 2007 – December 2008 • Documents • Data & Conclusions Draft - January 2008 • Strategies Menu & Action Plan - February 2008 • Final – March 2008 • Housing Committee Meetings • January - March 2008 Kuehl Enterprises LLC for Pinal County March 2008

6. Key Concepts • Housing Needs • Economic concept • Need v. Demand • Housing Strategies • Markets are regional • Solutions are often local or jurisdictional • Spectrum of solutions Kuehl Enterprises LLC for Pinal County March 2008

7. Significant Conditions • Housing Variety • Housing Quality • Housing Affordability • Renters • Owners • Converging Market Trends • Looking to the future Kuehl Enterprises LLC for Pinal County March 2008

8. Housing Variety • Single-family Predominates • 72% unincorporated • 65% countywide • 90% of 2000 – 2006 growth unincorporated • 88% of 2000 – 2006 growth countywide • Community & Economic Impacts • Generally least affordable housing type • Future Quality - 20 yrs from now > ½ of stock • Proximity to • Employment • Transportation • Services Kuehl Enterprises LLC for Pinal County March 2008

9. Housing Quality • Units built prior to 1980 • Countywide 49,800 units (36%) • Unincorporated County 20,000 units (29%) • Lead paint • Pre-HUD Manufactured Housing • Major systems • 50% renter-occupied • Community & Economic Impacts • Concentration? = Survey = Revitalize • Variety – competition with new stock • Affordability – maintenance & upkeep Kuehl Enterprises LLC for Pinal County March 2008

10. Renters & Rental Affordability (2000) • 18% of households • Median income $24,416 (68% of County median) • Median rent is affordable • But units needed for HH earning < $14,999 (rent < $375) • Age of Renter-occupied Units • 24% built < 1980 • 20% built 2000 - 2006 • Renter Households • 49% of Single-parent HH • 26% of Married-couples with dependents • Age 44 or less = 28% renters / Age 45+ = 17% renters Kuehl Enterprises LLC for Pinal County March 2008

11. Home Purchase Affordability • Median Price Asked 3rd Qtr 2006 – 3rd Qtr 2007 • Resale $211,000 ($75,300 income) - $193,000 ($68,900 income) • New Construction $229,000 ($81,800 income) – 196,000 ($70,000 income) • Workforce Home Purchase Affordability -1.5 earners (2006) • Manufacturing - $112,692 (median wage $26,847) • Retail Trade - $94,335 (median wage $20,291) • Public Administration - $126,420 (median wage $31,750) • Community & Economic Impacts • Local workforce ≠ local purchase • Investors - invested in community? • Approx. 1.5 times County median income needed to purchase Kuehl Enterprises LLC for Pinal County March 2008

12. Homeownership Affordability (2006) • Two-thirds of households have mortgages • Paying > 50% of income for housing • 15.5% (8,505) with a mortgage • 6.6% (1,732) with no mortgage • 12.6% (10,327) of all owners • Community & Economic Impacts • Quality – maintenance? • Financing & Affordability – volume of ARMs and subprime? • Employee retention, schools, services Kuehl Enterprises LLC for Pinal County March 2008

13. Lending & Foreclosure • Subprime Lending (2000 – 2004) • 15.8% of loans • Nationwide – 54% of foreclosures • Foreclosure or Pre-foreclosure (Jan 06 – Sept 07) • 9.54% of all units • 1,567 already foreclosed • 4,287 pre-foreclosure (50% foreclosure rate) • Foreclosure Risk • Additional 4,185 units (2000 – 2006) • Community & Economic Impacts • $95 Million loss in Property Values – property tax revenue? • $57 Million less in spending (6 cents per dollar value lost) • Quality – maintenance? Kuehl Enterprises LLC for Pinal County March 2008

14. Converging Market Trends • Slowing market • 18-month supply (Maricopa County) • Pinal County 2006 - 2007 • Permitting activity  50% • Resales  26.5% • New Construction  32.6% • Prices – Pinal County 2006 – 2007 • Resale  8.5% • New Construction  14.7% • Tightened Lending Criteria • Refinancing • New purchases • Opportunities Kuehl Enterprises LLC for Pinal County March 2008

15. Six Goals • Increase capacity / coordination of housing programs and projects • Increase availability of and access to a variety of funding resources • Increase availability and dedication of land for future affordable housing production • Incorporate affordable housing development and housing affordability into planning and zoning processes and decisions • Encourage private investment in affordable housing • Develop and deliver community-based programs Kuehl Enterprises LLC for Pinal County March 2008

16. Kuehl Enterprises LLC for Pinal County March 2008

17. First Steps • Begin with Housing Policy Statement • Affordable housing and housing affordability as stated goals • Program decisions • Regulatory decisions • Focus on • Coordination, capacity and education • Examination and exploration of policies and processes Kuehl Enterprises LLC for Pinal County March 2008

18. Foundation Actions • Goal: Capacity and coordination • Tracking process • Regional Board or Commission • Defined Role, Authority and Responsibility • Community Education Program Kuehl Enterprises LLC for Pinal County March 2008

19. Foundation Actions • Goal: Availability of and access to funding • Support projects and programs pursuing State, Federal private funding • Explore permit and impact fee incentives • Explore programs with financial institutions Kuehl Enterprises LLC for Pinal County March 2008

20. Foundation Actions • Goal: Increase Land Opportunities • Government-owned property • Develop tracking system • Abandoned, vacant and foreclosed property • Land zoned for a variety of housing types • Multi-family or manufactured housing Kuehl Enterprises LLC for Pinal County March 2008

21. Foundation Actions • Goal: Incorporate housing / affordability into planning and zoning processes / decisions • Stated goal: maintaining and increasing the supply of affordable housing • Impact of land uses & regulatory policy on housing affordability • Variety of zoning districts, including mixed-use, traditional neighborhood and cluster housing districts • Reevaluate uses adjacent to major transportation corridors • Identify & explore redevelopment or revitalization areas Kuehl Enterprises LLC for Pinal County March 2008

22. Foundation Actions • Goal: Encourage private investment in affordable housing • Encourage partnerships • Planned development, government and nonprofit organizations • Explore infill incentives close to existing infrastructure, shopping and services • Upgrade infrastructure in existing areas • Explore a tiered fee reduction program Kuehl Enterprises LLC for Pinal County March 2008

23. Foundation Actions • Goal: Community-based programs • One-stop shop for affordable housing production, rehabilitation and services • Explore shared expertise and administration • Explore regional and joint solutions • Implement legal mechanisms to ensure long-term affordability and return of investments • Sponsor and support efforts by third-parties to residents • Housing and financial counseling • Employment and job training services Kuehl Enterprises LLC for Pinal County March 2008

24. Foundation Actions • Goal: Develop and deliver community-based programs • Foreclosure • Explore a loan pool or bond to acquire and sell or rent as affordable and/or workforce housing • Explore short-term assistance to stabilize families displaced as a result of foreclosure • Explore a loan pool to aide in refinancing for households delinquent or in pre-foreclosure • Sponsor foreclosure prevention seminars Kuehl Enterprises LLC for Pinal County March 2008

25. Your Input – Things to ConsiderRemember = County • Which goal categories or key actions are most appropriate to expand the supply of quality housing affordable to a broad range of households? • What goals or key actions would help you to increase access to quality housing affordable to a broad range of households? • Do you know someone who is negatively impacted by housing quality, variety, or affordability? What would make a difference for them? • Do you know someone who is positively impacted by housing quality, variety, or affordability? What made it possible? Kuehl Enterprises LLC for Pinal County March 2008