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<span class="sr-only">Johnson County Housing Study</span>
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<h1 class="hidden lg:block ml-4 text-xl font-bold text-gray-900 self-center">Johnson County Housing Study</h1>
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Findings
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<h1 class="text-4xl md:text-5xl lg:text-6xl text-gray-900 mb-6 leading-tight">
<span class="font-light tracking-wide">Johnson County</span><br>
<span class="font-bold">Housing Study</span>
</h1>
<p class="text-lg md:text-xl text-gray-700 leading-relaxed">This dashboard supports Johnson County's Housing Assessment Study, conducted by <a href="https://communityscale.io/" target="_blank" class="text-gray-700 hover:underline">CommunityScale</a>.</p>
<br>
<div class="flex items-center gap-4">
<a href="https://form.jotform.com/252453026420143" target="_blank" class="inline-block w-auto min-w-[160px] overflow-hidden rounded-lg bg-white px-4 py-3 shadow-sm dark:bg-gray-800/75 dark:inset-ring dark:inset-ring-white/10 hover:bg-gray-800 transition-all duration-200 transform hover:scale-105 focus:outline-none focus:ring-2 focus:ring-gray-700 focus:ring-offset-2">
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<span class="text-base font-bold text-gray-900 dark:text-white">Project page</span>
</div>
</a>
<p class="text-gray-700">Visit Johnson County's project page for <br>process updates and study deliverables.</p>
</div>
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Take the survey
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<p class="text-gray-700 pb-2">Please review this page for information on study goals and findings to date, then complete the public survey to help inform the study. Your input will be incorporated into recommendations, reports, and next steps.</p>
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<h3 class="text-3xl font-semibold leading-9 text-gray-900">Assessing housing needs and opportunities within the non-metro area.</h3>
</div>
<div class="px-4 py-5 sm:p-6">
<div class="flex flex-col md:flex-row gap-6">
<div class="md:w-2/6">
<p class="text-gray-700 pb-2">This study focuses on unincorporated Johnson County, IA plus the six small cities of Hills, Lone Tree, Oxford, Shueyville, Solon, and Swisher. These areas are referred to collectively as the “non-metro area.” Unless otherwise indicated, this study’s data excludes the cities of Iowa City, Coralville, University Heights, Tiffin, and North Liberty. These cities were assessed by a similar study concluding in 2025. The study also includes a focus on the county’s manufactured home parks (MHPs), including those within the metro area.</p>
<p class="text-gray-700 pb-2">The study is funded by Johnson County.</p>
</div>
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<h3 class="text-lg font-medium leading-6 text-gray-900">Study goals:</h3>
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</dt>
<dd class="mt-1 text-1xl font-semibold tracking-tight text-gray-900 dark:text-white">Assess equity needs such as housing stability, economic security, supportive community, and inclusion.</dd>
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</dt>
<dd class="mt-1 text-1xl font-semibold tracking-tight text-gray-900 dark:text-white">Recommend housing needed to satisfy future demand in the unincorporated area and each small city.</dd>
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<dd class="mt-1 text-1xl font-semibold tracking-tight text-gray-900 dark:text-white">Identify gaps, barriers and housing needs and potentially preferences.</dd>
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<dd class="mt-1 text-1xl font-semibold tracking-tight text-gray-900 dark:text-white">Recommend feasible and attainable actions for local elected officials to consider and implement.</dd>
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<p class="text-gray-700 pb-2">One of the priorities in the Johnson County comprehensive plan is equitable access to safe and affordable housing. This priority includes addressing the need for affordable housing supply and improving the quality and safety of existing and future housing for residents.</p>
<p class="text-gray-700 pb-2">Led by the Planning, Development, and Sustainability Department along with the Social Services Department, this housing assessment study is intended to help inform housing, land use, transportation, and potentially other policy decisions of local elected officials as well as inform comprehensive or other planning documents for the unincorporated area and for each small city at those Cities’ discretion.</p>
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<h3 class="text-3xl font-semibold leading-9 text-gray-900">Key findings from the analysis.</h3>
<p class="text-gray-700 pb-2">These are some key indicators...</p>
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<!-- Household Growth Card -->
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<h3 class="text-3xl font-semibold leading-9 text-gray-900">Johnson County’s non-metro area is expected to continue growing at a steady pace.</h3>
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<p class="text-gray-700 pb-2">Non-metro Johnson County’s household population has been growing at a steady pace over the past 15 years. If this trend continues, the county can expect to add more than 700 net new households over the next decade, a 6-7% increase.</p>
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<h3 class="text-3xl font-semibold leading-9 text-gray-900">The non-metro area’s population is aging rapidly, a potential liability for long-term growth.</h3>
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<p class="text-gray-700 pb-2">Like many parts of the country, non-metro Johnson County’s population has been aging significantly over recent years. The non-metro area needs to continue attracting young people and new families to keep the community sustainable in the long-term.</p>
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More about Johnson County's aging population
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<p class="text-gray-700 pb-2">Current trends suggest the 65+ cohort will be the fastest growing by far, with most other groups losing population over the next decade.</p>
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<h3 class="text-3xl font-semibold leading-9 text-gray-900">There is not enough housing diversity to reflect current and emerging market preferences.</h3>
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<p class="text-gray-700 pb-2">While Johnson County’s non-metro area has a large supply of owner-occupied houses, there are not enough options for households interested in alternative choices.</p>
<p class="text-gray-700 pb-2">For example, to help grow the population of young adults, the non-metro area needs a higher share of rental units which are often a new household’s entrypoint to a community before purchasing a home. And, as the non-metro area’s growing 65+ population ages, many will be looking for opportunities to downsize without leaving the community, such as by trading their larger house for small ownership options like condos and townhomes.</p>
<p class="text-gray-700 pb-2">Most of the non-metro area’s housing stock consists of single family homes. There is a relatively small supply of attached single family (i.e. townhomes and duplexes) and multifamily available. While this mix aligns with the preferences of the region’s higher-income households, it does not offer enough choices for middle- and lower-income households who tend to prefer a wider range of types, including more multifamily.</p>
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<br>
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<br>
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<h3 class="text-3xl font-semibold leading-9 text-gray-900">Trends suggest growth among higher and lower incomes and a shrinking “middle class.”</h3>
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<p class="text-gray-700 pb-2">As Johnson County’s non-metro area grows, its income mix is becoming more polarized, adding households among higher and lower income levels at a faster rate than those in middle-income levels.</p>
<p class="text-gray-700 pb-2">Growth at higher income levels could translate to opportunities for new market rate housing. More lower-income households add pressure to the naturally affordable housing stock and demand for more subsidized units. The share of middle-income households could increase with the addition of more moderately priced housing options.</p>
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Income group details
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<th scope="col" class="py-3.5 pr-3 text-left text-sm font-semibold text-gray-900 align-bottom">AMI level</th>
<th scope="col" class="px-2 py-3.5 text-right text-sm font-semibold text-gray-900 align-bottom">Total households</th>
<th scope="col" class="px-2 py-3.5 text-right text-sm font-semibold text-gray-900 align-bottom">Household income range</th>
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<td class="py-2 pr-3 text-sm font-medium whitespace-nowrap text-gray-900"><30%</td>
<td class="px-2 py-2 text-sm text-right whitespace-nowrap text-gray-500">1,683</td>
<td class="px-2 py-2 text-sm text-right whitespace-nowrap text-gray-500"><$35,460</td>
<td class="px-2 py-2 text-sm text-right whitespace-nowrap text-gray-500"><$114,000</td>
<td class="px-2 py-2 text-sm text-right whitespace-nowrap text-gray-500"><$800</td>
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<tr>
<td class="py-2 pr-3 text-sm font-medium whitespace-nowrap text-gray-900">30-60%</td>
<td class="px-2 py-2 text-sm text-right whitespace-nowrap text-gray-500">2,099</td>
<td class="px-2 py-2 text-sm text-right whitespace-nowrap text-gray-500">$35,460-$70,920</td>
<td class="px-2 py-2 text-sm text-right whitespace-nowrap text-gray-500">$114,000-$227,500</td>
<td class="px-2 py-2 text-sm text-right whitespace-nowrap text-gray-500">$800-$1600</td>
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<tr>
<td class="py-2 pr-3 text-sm font-medium whitespace-nowrap text-gray-900">60-80%</td>
<td class="px-2 py-2 text-sm text-right whitespace-nowrap text-gray-500">1,366</td>
<td class="px-2 py-2 text-sm text-right whitespace-nowrap text-gray-500">$70,920-$94,560</td>
<td class="px-2 py-2 text-sm text-right whitespace-nowrap text-gray-500">$227,500-$303,500</td>
<td class="px-2 py-2 text-sm text-right whitespace-nowrap text-gray-500">$1,600-$2,150</td>
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<tr>
<td class="py-2 pr-3 text-sm font-medium whitespace-nowrap text-gray-900">80-100%</td>
<td class="px-2 py-2 text-sm text-right whitespace-nowrap text-gray-500">1,255</td>
<td class="px-2 py-2 text-sm text-right whitespace-nowrap text-gray-500">$70,920-$94,560</td>
<td class="px-2 py-2 text-sm text-right whitespace-nowrap text-gray-500">$303,500-$379,500</td>
<td class="px-2 py-2 text-sm text-right whitespace-nowrap text-gray-500">$2,150-$2,650</td>
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<tr>
<td class="py-2 pr-3 text-sm font-medium whitespace-nowrap text-gray-900">100-120%</td>
<td class="px-2 py-2 text-sm text-right whitespace-nowrap text-gray-500">1,101</td>
<td class="px-2 py-2 text-sm text-right whitespace-nowrap text-gray-500">$70,920-$94,560</td>
<td class="px-2 py-2 text-sm text-right whitespace-nowrap text-gray-500">$379,500-$455,000</td>
<td class="px-2 py-2 text-sm text-right whitespace-nowrap text-gray-500">$2,650-$3,200</td>
</tr>
<tr>
<td class="py-2 pr-3 text-sm font-medium whitespace-nowrap text-gray-900">>120%</td>
<td class="px-2 py-2 text-sm text-right whitespace-nowrap text-gray-500">3,875</td>
<td class="px-2 py-2 text-sm text-right whitespace-nowrap text-gray-500">>$141,840</td>
<td class="px-2 py-2 text-sm text-right whitespace-nowrap text-gray-500">>$455,000</td>
<td class="px-2 py-2 text-sm text-right whitespace-nowrap text-gray-500">>$3,200</td>
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<h3 class="text-3xl font-semibold leading-9 text-gray-900">The non-metro area is home to fewer families with children and more single people than 10 years ago.</h3>
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<p class="text-gray-700 pb-2">Compared to 2015, Johnson County’s non-metro area has seen a 16% decline in the number of families with children. At the same time, there have been increases in the numbers of adults living with roommates, single person households, and seniors living alone.</p>
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<h3 class="text-3xl font-semibold leading-9 text-gray-900">Housing in the non-metro area is relatively affordable, but only to middle and upper incomes.</h3>
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<p class="text-gray-700 pb-2">Historically, Johnson County’s non-metro area has been a relatively affordable place to buy. Households earning the median income could comfortably afford well in excess of the median home price since before 2010. However, in recent years, as prices rise and interest rates spike, the median income is just enough to afford the median priced home and lower-income households are increasingly priced out of the market.</p>
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Contributing factors to affordability
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<td class="py-2 pr-3 text-sm font-bold text-right whitespace-nowrap text-gray-900">$354,456</td>
<td class="px-2 py-2 text-sm text-left whitespace-nowrap text-gray-500">Median home price (Zillow, May 2025)</td>
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<td class="py-2 pr-3 text-sm font-bold text-right whitespace-nowrap text-gray-900">6.78%</td>
<td class="px-2 py-2 text-sm text-left whitespace-nowrap text-gray-500">Mortgage rate (FRED, May 2025)</td>
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<td class="py-2 pr-3 text-sm font-bold text-right whitespace-nowrap text-gray-900">1.71%</td>
<td class="px-2 py-2 text-sm text-left whitespace-nowrap text-gray-500">Property tax rate (estimate, 2025)</td>
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<td class="py-2 pr-3 text-sm font-bold text-right whitespace-nowrap text-gray-900">0.35%</td>
<td class="px-2 py-2 text-sm text-left whitespace-nowrap text-gray-500">Homeowners insurance as percentage of home value (treasury.gov estimate, 2025)</td>
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<td class="py-2 pr-3 text-sm font-bold text-right whitespace-nowrap text-gray-900">30%</td>
<td class="px-2 py-2 text-sm text-left whitespace-nowrap text-gray-500">Percent of household income spent on housing costs</td>
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<td class="py-2 pr-3 text-sm font-bold text-right whitespace-nowrap text-gray-900">20%</td>
<td class="px-2 py-2 text-sm text-left whitespace-nowrap text-gray-500">Downpayment assumption</td>
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<h3 class="text-3xl font-semibold leading-9 text-gray-900">Johnson County is growing faster overall than the non-metro on its own.</h3>
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<p class="text-gray-700 pb-2">Based on recent trends, Johnson County market is projected to grow by about 11%, nearly twice as fast as the non-metro area on its own. With the right land use policies and housing strategies, the non-metro area could capture a greater share of the county’s overall growth moving forward.</p>
<p class="text-gray-700 pb-2">Increasingly, Johnson County’s growth is being driven by higher income households who could support market-rate construction.</p>
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Historical construction trends in the non-metro area
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<p class="text-gray-700 pb-2">Nearly half of the non-metro area's housing stock has been built or permitted since 1990. Activity was highest during the 90s and has gradually trailed off since, with relatively few new dwelling unit construction permits issued this decade by comparison to prior decades.</p>
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<th scope="col" class="py-3.5 pr-3 text-left text-sm font-semibold text-gray-900 align-bottom">Year built</th>
<th scope="col" class="px-2 py-3.5 text-right text-sm font-semibold text-gray-900 align-bottom">Units built</th>
<th scope="col" class="px-2 py-3.5 text-right text-sm font-semibold text-gray-900 align-bottom">Share of current stock</th>
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<td class="py-2 pr-3 text-sm font-medium whitespace-nowrap text-gray-900">Permitted since 2020</td>
<td class="px-2 py-2 text-sm text-right whitespace-nowrap text-gray-500">299</td>
<td class="px-2 py-2 text-sm text-right whitespace-nowrap text-gray-500">2%</td>
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<td class="py-2 pr-3 text-sm font-medium whitespace-nowrap text-gray-900">Built 2010-2019</td>
<td class="px-2 py-2 text-sm text-right whitespace-nowrap text-gray-500">1,131</td>
<td class="px-2 py-2 text-sm text-right whitespace-nowrap text-gray-500">9%</td>
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<td class="py-2 pr-3 text-sm font-medium whitespace-nowrap text-gray-900">Built 2000-2009</td>
<td class="px-2 py-2 text-sm text-right whitespace-nowrap text-gray-500">1,594</td>
<td class="px-2 py-2 text-sm text-right whitespace-nowrap text-gray-500">13%</td>
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<td class="py-2 pr-3 text-sm font-medium whitespace-nowrap text-gray-900">Built 1990-1999</td>
<td class="px-2 py-2 text-sm text-right whitespace-nowrap text-gray-500">2,387</td>
<td class="px-2 py-2 text-sm text-right whitespace-nowrap text-gray-500">20%</td>
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<td class="py-2 pr-3 text-sm font-medium whitespace-nowrap text-gray-900">Built 1980-1989</td>
<td class="px-2 py-2 text-sm text-right whitespace-nowrap text-gray-500">1,011</td>
<td class="px-2 py-2 text-sm text-right whitespace-nowrap text-gray-500">8%</td>
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<td class="py-2 pr-3 text-sm font-medium whitespace-nowrap text-gray-900">Built 1970-1979</td>
<td class="px-2 py-2 text-sm text-right whitespace-nowrap text-gray-500">1,676</td>
<td class="px-2 py-2 text-sm text-right whitespace-nowrap text-gray-500">14%</td>
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<td class="py-2 pr-3 text-sm font-medium whitespace-nowrap text-gray-900">Built 1960-1969</td>
<td class="px-2 py-2 text-sm text-right whitespace-nowrap text-gray-500">961</td>
<td class="px-2 py-2 text-sm text-right whitespace-nowrap text-gray-500">8%</td>
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<td class="py-2 pr-3 text-sm font-medium whitespace-nowrap text-gray-900">Built 1950-1959</td>
<td class="px-2 py-2 text-sm text-right whitespace-nowrap text-gray-500">559</td>
<td class="px-2 py-2 text-sm text-right whitespace-nowrap text-gray-500">5%</td>
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<td class="py-2 pr-3 text-sm font-medium whitespace-nowrap text-gray-900">Built 1940-1949</td>
<td class="px-2 py-2 text-sm text-right whitespace-nowrap text-gray-500">262</td>
<td class="px-2 py-2 text-sm text-right whitespace-nowrap text-gray-500">2%</td>
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<td class="py-2 pr-3 text-sm font-medium whitespace-nowrap text-gray-900">Built 1939 or earlier</td>
<td class="px-2 py-2 text-sm text-right whitespace-nowrap text-gray-500">2,108</td>
<td class="px-2 py-2 text-sm text-right whitespace-nowrap text-gray-500">18%</td>
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<h3 class="text-3xl font-semibold leading-9 text-gray-900">The non-metro area needs about 950 new housing units over the next 10 years to keep up with growth.</h3>
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<p class="text-gray-700 pb-2">The 950 unit housing production target is derived from a combination of the non-metro area’s growth projection and other adjustments intended maintain a healthy housing stock and relieve underlying market pressures such as pent up demand for homeownership.</p>
<p class="text-gray-700 pb-2">This target reflects the production necessary to maintain the non-metro area’s current growth rate which is slower than Johnson County overall. The non-metro area would need to add additional units beyond this target to catch up with county-wide growth rates.</p>
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Housing production target breakdown
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This 10-year housing production target accounts for projected household growth plus adjustments intended to relieve underlying market pressures, such as pent up demand and current shortages.</p>
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<td class="py-2 pr-3 text-sm font-bold text-gray-900 text-right align-top whitespace-nowrap w-0">1,437</td>
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<div class="text-sm font-bold text-gray-900">Total 10-year housing production target (2025-2035)</div>
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<td class="py-2 pr-3 text-sm font-semibold text-gray-900 text-right align-top whitespace-nowrap w-0">1,133</td>
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<div class="text-sm font-semibold text-gray-900">Net growth in households</div>
<div class="text-sm text-gray-600">Projected total household growth from 2025 to 2035 is <span class="font-medium">9.8%</span>.</div>
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<td class="py-2 pr-3 text-sm font-semibold text-gray-900 text-right align-top whitespace-nowrap w-0">62</td>
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<div class="text-sm font-semibold text-gray-900">Replacement housing</div>
<div class="text-sm text-gray-600">Annual replacement rate for overall housing stock is <span class="font-medium">0.1%</span></div>
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<td class="py-2 pr-3 text-sm font-semibold text-gray-900 text-right align-top whitespace-nowrap w-0">166</td>
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<div class="text-sm font-semibold text-gray-900">Ownership vacancy adjustment</div>
<div class="text-sm text-gray-600">Owner-occupied vacancy is <span class="text-red-600 font-medium">0.4%</span>, below the minimum stable target of 1.5%</div>
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<td class="py-2 pr-3 text-sm font-semibold text-gray-900 text-right align-top whitespace-nowrap w-0">76</td>
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<div class="text-sm font-semibold text-gray-900">Rental vacancy adjustment</div>
<div class="text-sm text-gray-600">Rental vacancy is <span class="text-red-600 font-medium">6.9%</span>, below the minimum stable target of 7.4%</div>
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<td class="py-2 pr-3 text-sm font-semibold text-gray-900 text-right align-top whitespace-nowrap w-0">0</td>
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<div class="text-sm font-semibold text-gray-900">Overcrowding adjustment</div>
<div class="text-sm text-gray-600">Overcrowding rate is <span class="text-green-600 font-medium">0.4%</span>, below the National avg. of 3.4%</div>
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<td class="py-2 pr-3 text-sm font-semibold text-gray-900 text-right align-top whitespace-nowrap w-0">0</td>
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<div class="text-sm font-semibold text-gray-900">Substandard housing adjustment</div>
<div class="text-sm text-gray-600">Substandard housing rate is <span class="text-green-600 font-medium">0.2%</span>, below the National avg. of 0.4%</div>
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Housing production target methodology
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<strong>10-Year Housing Production Target Methodology</strong>
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<p class="text-sm text-gray-600 mb-2">
The housing production target represents the total number of new housing units needed over a 10-year period to accommodate projected growth while addressing existing market imbalances. This comprehensive approach accounts for six distinct components of housing need.
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<p class="text-sm text-gray-600 mb-2">
<strong>Net Household Growth</strong> forms the baseline demand, calculated by projecting net positive household growth as described earlier. The household formation rate captures demographic shifts and changing living arrangements over the forecast period.
</p>
<p class="text-sm text-gray-600 mb-2">
<strong>Replacement Housing</strong> accounts for units lost to demolition, disaster, or conversion to non-residential use. The annual replacement rate is calculated from historical patterns in the American Community Survey's year-built data (B25034), identifying the typical rate at which older housing stock exits the market.
</p>
<p class="text-sm text-gray-600 mb-2">
<strong>Vacancy Adjustments</strong> ensure healthy market functioning by comparing current vacancy rates to minimum stability targets. For owner-occupied units, a 1.5% vacancy rate enables normal market turnover for home sales. For rentals, a 7.4% vacancy rate (derived from historical market equilibrium analysis) allows reasonable choice and mobility. When current rates fall below these thresholds, additional units are needed to restore market fluidity. The adjustment equals the existing housing stock multiplied by the gap between target and actual vacancy rates. Source: Belsky, E. S., Drew, R. B., & McCue, D. (2007). Projecting the Underlying Demand for New Housing Units: Inferences from the Past, Assumptions about the Future (W07-7). Joint Center for Housing Studies, Harvard University.
</p>
<p class="text-sm text-gray-600 mb-2">
<strong>Overcrowding and Substandard Housing Adjustments</strong> address existing deficiencies in housing quality. Overcrowding (more than one person per room) and substandard conditions (lacking complete plumbing or kitchen facilities) are compared to national averages from ACS data. If local rates exceed national benchmarks, additional units are prescribed to provide adequate housing options. These adjustments equal zero when local conditions are less than the national norms.
</p>
<p class="text-sm text-gray-600">
The total production target sums all component to address market health and housing adequacy.
</p>
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