Issues of Housing Affordability in Montgomery County, MD

Issues of Housing Affordability
In Montgomery County, MD
December 22, 2005
Montgomery County Fair Housing
Coordinating Group
Sharon K. Suarez, AICP, Housing Coordinator

Research & Technology Center
Montgomery County Department of Park & Planning
Maryland-National Capital Park & Planning Commission (M-(M-NCPPC)
8787 Georgia Avenue
Silver Spring, MD 20910
www.mcparkandplanning.org/housing

M-NCPPC, Montgomery Co.
Issues of Housing Affordability
In Montgomery County, MD
Presentation Goal
Montgomery County Housing Facts
Existing Programs
Issues Under Discussion
Ongoing & Planned Research
Questions

Presentation Goal
To update the Fair Housing
Coordinating Group on
important housing trends in
Montgomery County.

Montgomery County
Housing Facts

Bi-Annual Housing Snapshot Report
Other
2004 EXISTING HOUSING MPDUs Affordable TDRs
UNITS SFD SFA MF MPDUs Bought Out Housing Used
Total Countywide 180,452 71,299 105,467 12,230 338 16,570 10,429

Other
January 1 to June 30, 2005 MPDUs Affordable TDRs
HOUSING COMPLETIONS SFD SFA MF MPDUs Bought Out Housing Used
Total Countywide 430 240 723 130 79 51 10

Other
January 1 to June 30, 2005 Affordable
PIPELINE APPROVALS SFD SFA MF MPDUs Housing
Total Countywide 620 363 1,458 282 67

For Sale Units

Marked increases continue for single-family
home prices in 1st half of 2005
New
Median Prices Detached
$800,000 $759,933
$700,000
Existing
$600,000
Detached
$500,000 $500,000
$400,000
$300,000 New
Attached
$200,000
$472,500
$100,000
Existing
$0
Attached
1st Half 2005

1987
1988
1989
1990
1991
1992
1993
1994
1995
1996
1997
1998
1999
2000
2001
2002
2003
2004
$325,000
Research & Technology Center Median sales prices through 2nd Quarter 2005.
New
$800,000 $759,933
$700,000
Existing
$600,000
Detached
$500,000 $500,000
$400,000
New
$300,000 Attached
Affordable to families earning 60-70% of area median income
$200,000 $472,500
$100,000
Existing
$0
Attached
1st Half 2005

1987
1988
1989
1990
1991
1992
1993
1994
1995
1996
1997
1998
1999
2000
2001
2002
2003
2004
$325,000
New
$800,000 $759,933
$700,000
Existing
$600,000
Detached
$500,000 $500,000
$400,000 Affordable to families earning 100% of area median income New
$300,000 Attached
$200,000 $472,500
$100,000
Existing
$0
Attached
1st Half 2005

1987
1988
1989
1990
1991
1992
1993
1994
1995
1996
1997
1998
1999
2000
2001
2002
2003
2004
$325,000
New
$800,000 $759,933
$700,000
Existing
$600,000
Detached
$500,000 $500,000
Affordable to families earning 120% of area median income
$400,000
New
$300,000 Attached
$200,000 $472,500
$100,000
Existing
$0
Attached
1st Half 2005

1987
1988
1989
1990
1991
1992
1993
1994
1995
1996
1997
1998
1999
2000
2001
2002
2003
2004
$325,000
Median Sales Price - Montgomery County, MD
2md Quarter Sales Comparison, 2002 to 2005
Housing Type 2002 2003 2004 2005
New Single-Family Detached
Median Price $475,256 $553,473 $659,730 $759,933
Percent Increase 16.46% 19.20% 15.19%
Existing Single-Family Detached
Median Price $303,000 $366,000 $400,000 $500,000
New Single-Family Attached
Median Price $245,200 $325,577 $416,569 $472,500
Existing Single-Family Attached
Median Price $174,900 $200,000 $249,900 $325,000
All Single Family
Median Price $252,000 $298,988 $349,900 $440,000
County Median Household Income $78,647 $79,115 $84,061 $86,265
Annual Total Housing Costs
Affordable to HHs Earning the County $23,594 $23,735 $25,218 $25,880
Median (30%)
Number of units sold in Qtr 3,950 3,200 4,013 3,808
Percent Change -18.99% 25.41% -5.11%
2nd Qtr CPI (Housing) Percent
Research & Technology Center 2.3 4.2 3.5 3.8
Increase
Median Sales Price - Montgomery County, MD
First Quarter Condominium Sales Comparison, 2002 to 2005
Housing Type 2002 2003 2004 2005
All Condominiums
Median Price $130,000 $163,000 $195,000 $262,100
New Condominiums - All Structure Types
Median Price $192,873 $291,900 $329,944 $368,009
Used Condominiums - All Structure Types
Median Price $127,000 $155,000 $190,000 $255,000
County Median Household Income $78,647 $79,115 $84,061 $86,265
Annual Total Housing Costs Affordable to HHs
$23,594 $23,735 $25,218 $25,880
Earning the County Median (30%)
Number of units sold in Quarter 1,118 1,025 1,204 1,433
Percent Change -8.32% 17.46% 19.02%
1st Qtr CPI (Housing) Percent Increase 2.3 4.2 3.5 3.8

Trends in Median Home Sizes
for Homes Built from 1978 to 2004
Single Family Detached
1978 to 1989 2000 to 2004

2,352 GSF 3,470 GSF
47.5% Increase
Source: MNCPPC RTC, DBPR2 (March 2005)

Single Family Attached
1978 to 1989 2000 to 2004

1,320 GSF 1,822 GSF
38.0% Increase
Condominiums
1978 to 1989 2000 to 2004

744 GSF 1,449 GSF
94.8% Increase

2005 ASSESSMENTS Type of Unit
Running Running
Ranges SFD SFA Condos Total Percent Total Percent
Up to $99,999 23 1,245 10,628 11,896 4.26% 11,896 4.26%
$100,000 to $149,999 627 9,389 6,471 16,487 5.91% 28,383 10.17%
$150,000 to $199,999 3,830 19,405 7,970 31,205 11.18% 59,588 21.36%
$200,000 to $249,999 13,020 11,585 5,187 29,792 10.68% 89,380 32.03%
$250,000 to $299,999 22,424 7,170 2,962 32,556 11.67% 121,936 43.70%
$300,000 to $349,000 26,677 4,787 2,014 33,478 12.00% 155,414 55.70%
Subtotal <$350K 66,601 53,581 35,232 155,414
Over $350,000 110,254 9,640 3,716 123,610 44.30% 279,024 100.00%
Totals 176,855 63,221 38,948 279,024 100.00%

Not much change
2004 Assessments in composition of
Under $350K
stock assessed at
SFD
SFA
36% <$350K.
41%
2005 Assessments
C o ndo s Under $350K
23%
SFA
SFD
34%
43%
C o ndo s
23%

Housing units continue
to sell quickly
Days on the market
111
Data for 2005 is an 11--month average
(January through November).
55
45
29 26 27 26 26.7
1998 1999 2000 2001 2002 2003 2004 2005
Research & Technology Center Sources: MRIS and Mont. Co. Dept. of Finance.
Housing sales continue strong trend
Condos Single Family Units
25,000
Number of housing sales
20,000
15,000
10,000
5,000
0
1996 1997 1998 1999 2000 2001 2002 2003 2004 2005
Q2
Source: STAR (Static) Includes sales of new and existing condominium
Research & Technology Center units and single-family attached and detached units.
If 2005 behaves like previous years…
Condos Single Family Units
25,000
Number of housing sales
20,000
15,000
10,000
5,000
19
96
19
97
19
98
19
99
20
00
20
01
20
02
20
03
20
04
io n*
ject
Pro
005
2
* This projection for 2005 sales is based on the average
Source: STAR (Static) number of sales for the same period in 2001 through
Research & Technology Center 2004, relative to the total sales for those years.
2,900 Units Sold for Less Than
$200,000 in 2004
2500
2000
1500
1000
500
0
New Exist New Exist New Exist
SFD SFD SFA SFA Condo Condo

Over 840 Units Sold for Less than
$150,000 in 2004
$0 to $99,999 $100,000 to $149,999

800
600
400
200
0
New Exist New Exist New Exist
SFD SFD SFA SFA Condo Condo

Owner Monthly Frequency Percent Valid Percent Cumulative
Housing Payment Percent
Under $299 44303 4.8 7.4 7.4
$300-599 36878 4.0 6.2 13.6
$600-799 25400 2.8 4.3 17.8
$800-899 26096 2.9 4.4 22.2
$900-999 25941 2.8 4.3 26.6
$1000-1099 29600 3.2 5.0 31.5
$1100-1199 29796 3.3 5.0 36.5
$1200-1299 43044 4.7 7.2 43.7
$1300-1399 30593 3.3 5.1 48.8
$1400-1499 26903 2.9 4.5 53.3
$1500-1599 35658 3.9 6.0 59.3
$1600-1699 25994 2.8 4.4 63.7
$1700-1799 21375 2.3 3.6 67.2
$1800- 1899 25366 2.8 4.2 71.5
$1900-1999 15221 1.7 2.5 74.0
$2000-2199 39095 4.3 6.5 80.6
$2200-2499 32696 3.6 5.5 86.1
$2500- 2999 31997 3.5 5.4 91.4
$3000-3999 34852 3.8 5.8 97.2
$4000+ 16463 1.8 2.8 100.0
Total 597271 65.3 100.0
Renters 317628 34.7
Total 914900 100.0
1997 Census Update Survey
M-NCPPC, Montgomery Cty. Source: Montgomery County 2003 Census Update Survey
Rental Units

In 2004, rents continued their
upward trend
Monthly rent, in dollars $1,154
$1,200 $1,111
$1,076
$1,030
$928
$871
$900
$726
$600
$300
1998 1999 2000 2001 2002 2003 2004
Source: Montgomery County Office of Turnover rents (Unsubsidized)

Landlord-Tenant Affairs
Apartment market not as tight, with
vacancy rates now over 5%
Vacancy rate
6%
5.1%
5% 4.4% 4.2%
3.7% 3.7% 3.8%
4%
3.0%
3% 2.5%
1.8%
2%
1%
0%
1996 1997 1998 1999 2000 2001 2002 2003 2004
Source: Montgomery County Office of Vacancy rate for all units –
Landlord-Tenant Affairs market rate and subsidized, combined.
Rental Units and Turnover Rents by Unit Size
By Unit Size Turnover Number of Units
Monthly rent, in dollars
Rent
Efficiency $887 2,609

1 BR $1,027 21,815
2 BR $1,211 28,072
3 BR $1,526 5,059
4 BR Plus $1,708 118
All Units $1,154 57,673
(weighted
average)
Source: Montgomery County Office of
Research & Technology Center Landlord-Tenant Affairs
Rental Units and Turnover Rents by Structure Type
By Structure Type Turnover Number of Units
Rent
Garden $1,063 37,709
Mid-rise $1,148 3,959
High-rise $1,338 13,361
Townhse/Piggybk $1,421 2,644
All Units $1,154 57,673
(weighted
average)
Source: Montgomery County Office of
Research & Technology Center Landlord-Tenant Affairs
Renter Monthly Cumulative
Frequency Percent Valid Percent
Housing Payment Percent
Under $249 2600 .3 1.7 1.7
$250-499 4629 .5 3.1 4.8
$500-599 3451 .4 2.3 7.1
$600-699 6203 .7 4.1 11.2
$700-799 11499 1.3 7.6 18.9
$800-899 15776 1.7 10.5 29.4
$900-999 20524 2.2 13.6 43.0
$1000-1099 25522 2.8 17.0 60.0
$1100-1199 14383 1.6 9.6 69.5
$1200-1299 13654 1.5 9.1 78.6
$1300-1399 9544 1.0 6.3 85.0
$1400-1499 3871 .4 2.6 87.5
$1500-1799 8775 1.0 5.8 93.4
$1800+ 9974 1.1 6.6 100.0
Total 150405 16.4 100.0
Owners 764495 83.6
Total 914900 100.0
Source: Montgomery County 2003 Census Update Survey
Existing Affordable
Housing Programs

The $21-million
HOUSING INIATIVE
FUND (HIF)
2.5% of
Property Tax

HIF – Acquisition and Renovation of
Threatened Affordable Apartment Buildings

HIF – Special Needs and Homelessness

HIF – Elderly/New Construction

HIF – Working with Not-for-Profit Developers

MPDU Production 1976 to 2004
County - For Sale County - Rental Rockville - For Sale Rockville - Rental
1400
1200
1000
Number of Units
800
600
400
200
97
98
99
00
01
02
03
04
88
89
90
91
92
93
94
95
96
76
77
78
79
80
81
82
83
84
85
86
87
19
19
20
20
20
20
20
19
19
19
19
19
19
19
19
19
19
19
19
19
19
19
19
19
19
19
19
19
19

Productivity Housing
i Adopted in early 1990s
i For certain commercial and industrial zones
i The purposes include:
– Promote the construction of housing affordable to
household with incomes at or below the AMI
– Provision greater choices in housing
– Reducing critical labor shortages of skilled and semi-
skilled workers by providing housing accessible to the
workplace
One project to date!
Transfer of Development
Rights (TDR) program

TDRs cost
about $40K
each now but
they enable
greater
densities in
receiving
areas – and
that helps
build
affordable
housing!

Issues Currently
Under Discussion

Diversity

M-NCPPC, Montgomery Cty.
Percent Population Foreign-born
80
Percent
69.8
Asian
60 59.1
Hispanic
40
30.1
20 Black
25%
County
8.8
0
White,NH
1997 2003
Eastern MC, Silver Spring, & Rockville
Attract Foreign Born Population
Foreign Born % of Population
30% 28.2% 28.0% 28.1%
26.4% 25.3%
24.5%
25%
20.5%
20%
15%
10%
5%
0%
Bethesda- Eastern Mid- Rockville Silver Upcounty County
Chevy MC County Spring
Chase
Regional Services Centers

In 2003 Eastern Montgomery
is a “Majority Diversity” Area
Minority % of Population
60% 56%
49%
50%
40% 42% 40%
38%
40%
30%
21%
20%
10%
0%
Chase

Greater Diversity Found in Eastern MC
Compared to the County in 2003
Race: 68.2
White
49.2
14.0
Black or African American
30.7
12.0
Asian & Pacific Islander
15.3
County
5.9
Other Race
4.8 Eastern MC
11.4
Hispanic or Latino
6.8
(may be of any race)
0 20 40 60 80 100
Percent of population

Population Under 18 Years Is Growing
Rapidly and More Diverse
Percent change in population
80%
70%
60%
75%
50%
40% Minority
30% population
under 18
20% 24 % years of
10% Total Population age
under 18 yrs.
0%

One Out of Eight Montgomery County Residents
Age 5+ Speaks English Less than Very Well
* Montgomery *
105,001
Prince George's 53,743
Baltimore Co 25,526
Baltimore City 18,113
Anne Arundel 11,416
Howard 11,063
Harford 3,413
Frederick 2,939
Wicomico 2,324
Charles 1,928
Carroll 1,737
St. Mary's 1,525
Washington 1,318
Cecil 862 12.9% of County residents age 5+
Worcester 858
Calvert 774 speak English less than very well
Caroline 614
Talbot 591
Allegany 585
Queen Anne's 562
Dorchester 419
Kent 367
Somerset 333
Garrett 276
0 20,000 40,000 60,000 80,000 100,000 120,000

Number Speaking English Less than Very Well (Ages 5 & Over)
Workforce Housing
Supply Solutions
Demand Solutions

A supply-side solution
County Council has introduced a
bill to ensure that workforce
housing is built near metro stations.
“… 10 percent of homes built in new
developments near Metro stations (will) be set
aside for middle-class families being priced out
of the county's soaring real estate market.
Council member Steven A. Silverman (D-At
Large) said the "workforce" housing initiative he
is proposing would help people who earn 80 to Steve Silverman
120 percent of the area's median income --
$89,000 for a family of four, or $71,000 for a
family of two. That would essentially include
families with incomes of about $50,000 to
$100,000, he said.”
Washington Post, October 11, 2005
We are developing both supply
and demand solutions
iSupply
– adding more units
iDemand – helping workers afford units

Households by Income Category
160,000
140,000
Resident “Workforce” Households 148,885
120,000
100,000
Resident “MPDU” Households
80,000
89,138
60,000
40,000
47,461
38,687
20,000
0 14,274
>$20,000 $20,000 to $40,000 to $60,000 to $100,000

$39,999 $59,999 $99,999 +
Source: Montgomery County 2003 Census Update Survey

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$0.00
$10.00
$20.00
$30.00
$40.00
$50.00
$60.00
$70.00
ut
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M ONTGOM ER Y C O. HOUS ING
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Relationship of Top 30 High Demand Occupations in Region
Fo ne
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ke ove so n
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pa cep Se ng C Han
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W Fa
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Affordable
Regional Average Affordable Purchase Price
Housing Affordability Anticipated Average Annual Monthly based on Annual
By Key Occupation Employment Wage Salary Rent or PITI Salary
Janitor 55,430 $9.21 $20,850 $521 $69,500.00
Retail Salesperson 80,000 $11.24 $23,390 $585 $77,966.67
Construction Laborer 20,600 $13.45 $27,790 $695 $92,633.33

Firefighter 3,770 $20.11 $41,830 $1,046 $139,433.33
Elementary School
Teacher 30,590 N.A. $49,440 $1,236 $164,800.00
Police Officer 15,380 $23.84 $49,590 $1,240 $165,300.00

% of % of % of New % of Exist % of Line % of Cumulative
2004 SALES - % of Total Total Total Total Condo Total Condo Total Total % of Total
Number of Units by New Sales in Sales in New Sales in Exist Sales in (all Sales in (all Sales in Sales in Sales in
Type of Unit Ranges SFD County Exist SFD County SFA County SFA County types) County types) County Line Total County County
$0 to $99,999 0 0.00% 2 0.0% 14 0.1% 7 0.0% 60 0.3% 138 0.6% 221 1.0% 1.0%
$100,000 to
$149,999 1 0.00% 13 0.1% 30 0.1% 98 0.4% 53 0.2% 647 2.8% 842 3.7% 4.7%
$150,000 to
$199,999 0 0.00% 54 0.2% 0 0.0% 497 2.2% 180 0.8% 1,104 4.9% 1,835 8.1% 12.7%
$200,000 to
$249,999 0 0.00% 257 1.1% 0 0.0% 1,243 5.5% 401 1.8% 670 2.9% 2,571 11.3% 24.0%
$250,000 to
$299,999 1 0.00% 751 3.3% 5 0.0% 1,427 6.3% 299 1.3% 419 1.8% 2,902 12.8% 36.8%
$300,000 to
$349,000 0 0.00% 1,290 5.7% 64 0.3% 931 4.1% 251 1.1% 265 1.2% 2,801 12.3% 49.1%
Subtotals <
$350,000 2 0.01% 2,367 10.4% 113 0.5% 4,203 18.5% 1,244 5.5% 3,243 14.3% 11,172 49.1% 49.1%
Sub Totals -
Over $350,000 894 3.9% 7,734 34.0% 552 2.4% 1,561 6.9% 414 1.8% 430 1.9% 11,585 50.9% 100.0%
Totals 896 3.9% 10,101 44.4% 665 2.9% 5,764 25.3% 1,658 7.3% 3,673 16.1% 22,757 100.0%

Demand-side solutions for
Workforce Housing
i Vouchers
i Closing
Cost Assistance
i Employer Assisted Housing programs
(EAH)
EAH programs used to common – preachers, nurses,

janitors, etc.
When Park Houses are rented to M-NCPPC’s employees,
it functions both as a supply and demand program.

Increase Density and Mix of
Uses Near Transit

Construction of single-family homes declined in 2004 for
the second consecutive year which increased the
imbalance between demand and supply.
Number of Single-Family Homes Built

Montgomery County
5,000
4,000
Number
3,000
4,530
2,000 4,036 4,172
2,924 3,177
1,000 1,572
2,062 1,647
0
1997 1998 1999 2000 2001 2002 2003 2004
Cale ndar Year

SOURCE: Dodge Analytics, McGraw-Hill Construction
Data for 2004 are preliminary

Multi-family units remain a larger
share of home construction
8,000
7,000 Housing completions, in units.
6,000
5,000
4,000
3,000
Single-Family Detached
2,000
1,000 Townhouse
Multi-family
0
1988
1989
1990
1991
1992
1993
1994
1995
1996
1997
1998
1999
2000
2001
2002
2003
2004
Source; M-NCPPC Research &
Technology Center Housing completions totaled almost 4,300 units, down
Research & Technology Center from almost 5,500 units for both 2002 and 2003
2.5 times more multi-family approvals
than single-family units
Single-family:
1,600 units
Multi-family:
4,224 units
Source; M-NCPPC Research & Technology Center. Subdivision approvals in 2004 by units.

Shady Grove
Metro
i Mix of residential, office,
retail and commercial
development with parks,
recreation and other
community serving uses.
i Between 5,400 and 6, 340
new units and
approximately 7,000 new
jobs
i Provides a variety of
affordable and work-
force housing.

Preserve Existing Market-
Rate Affordable Rental Units

Number of Units Renting for
Less Than $700 a Month is Dimishing
3000
2500 2596
2000
1689
1500 1381
1000 871
500
0
2001 2002 2003 2004

Slow Down the Condo Conversions
Condo Conversions
4000
3500
3000
2500
2000
1500
1000
500
0
1996 1997 1998 1999 2000 2001 2002 2003 2004

Streamline the Accessory
Apartment Approval Process

Make it easier to obtain a permit for an
accessory apartment or “Granny Flat”
i Itsnot as easy as you think.
i In 2003, DHCA began work on an change to
the Accessory Apartment process to make it
easier for interior accessory apartments.
i In 2004, the bill was introduced.
i Currently, it is on the back burner.

Monitor and Plan for the
Impact of the
Baby Boomers!

1 2 ,0 0 0
GENDER
1 . M a le 2 . F e m a le
1 0 ,0 0 0
8 ,0 0 0 6 ,4 4 3
1 6 .9 3 %
6 ,2 3 2
6 ,0 0 0 1 6 .3 8 %
5 ,6 2 5
1 4 .7 8 %
5 ,4 5 6
4 ,0 0 0 1 4 .3 4 %
4 ,5 4 9
2 ,0 2 1 1 1 .9 6 %
2 ,0 0 0 5 .3 1 %
2 ,9 7 6
7 .8 2 % 2 ,3 8 5
6 .2 7 %
1 ,3 3 6
1 ,0 2 2
3 .5 1 %
2 .6 9 %
0
01. Under 0 2 . $ 1 0 ,0 0 0 t o 0 3 . $ 2 0 , 0 0 0 to 0 4 . $ 3 0 , 0 0 0 to 0 5 . $ 4 0 ,0 0 0 t o
$ 1 0 ,0 0 0 u n d e r $ 2 0 ,0 0 0 u n d e r $ 3 0 ,0 0 0 u n d e r $ 4 0 ,0 0 0 u n d e r $ 5 0 ,0 0 0
S e n io r s w ith H o u s e h o ld In c o m e s L e s s T h a n $ 5 0 ,0 0 0
by G ender

1 2 ,0 0 0
AGE
55 - 64 6 5 o r o ld e r
1 0 ,0 0 0
8 ,0 0 0 6 ,5 3 2
1 7 .1 7 %
6 ,0 0 0 6 ,7 1 0
1 7 .6 4 % 5 ,4 0 4
1 4 .2 %
4 ,6 1 0
1 2 .1 2 %
4 ,0 0 0
4 ,4 5 9
2 ,1 6 1
2 ,0 0 0 5 .6 8 %
1 1 .7 2 %
2 ,4 9 9 2 ,6 0 6
2 ,1 8 2
6 .5 7 % 6 .8 5 %
5 .7 3 %
882
2 .3 2 %
0
Under $ 1 0 ,0 0 0 $ 2 0 ,0 0 0 $ 3 0 ,0 0 0 $ 4 0 ,0 0 0 to
$ 1 0 ,0 0 0 to u n d e r to u n d e r to u n d e r $ 5 0 ,0 0 0
$ 2 0 ,0 0 0 $ 3 0 ,0 0 0 $ 4 0 ,0 0 0
S e n io r s w ith H o u s e h o ld In c o m e s L e s s T h a n $ 5 0 ,0 0 0
b y A g e C a te g o ry

57% who plan to retire will stay
in Montgomery County
5 0 ,00 0
55 - 64
6 5 o r o ld e r
4 0 ,0 0 0
12,000
16.47%
3 0 ,00 0
2 0,0 0 0
29,874 2 ,7 9 9
4 1 .0 % 3 .8 4 % 3 ,3 6 0
4.61%
10 ,0 0 0
13,321
18.28% 11,512
15.8%
0
1 . Y es 2. N o 8 . D O N 'T K N O W
Q B 8 D o y o u p la n to r e tir e in M o n tg o m e r y C o u n ty ?

Most plan to always live in their
current residence!
1 0 0 ,0 0 0
55 - 64
6 5 o r o ld e r
8 0 ,0 0 0
6 0 ,5 7 7
3 5 .7 2 %
6 0,0 0 0
1 9 ,8 9 6
4 0 ,0 0 0 1 1 .7 3 %
2 0,0 0 0 3 7 ,8 5 8
2 2 .3 2 % 3 0 ,2 7 4 11,513
1 7 .8 5 % 6.79%
9 ,4 9 2
5 .6 %
0
1. Yes 2. N o 8 . D O N 'T K NO W
Q C 2 D o yo u th in k yo u r cu rr en t r esid en ce is w h er e yo u w ill
alw a ys live?

Nearly all 55 and older live near transit!
Silver Spring
13.4%
4.3%
Rockville
2.4%
15.0%
0.1% Bethesda/Twinbrook
6.8%
Gaithersburg
Germantown
Kensington
Garrett Park
21.9%
Rural Areas
31.6%
Where Residents 55 Years of Age and Older

Live in Montgomery County.

For those 55 and older the median
home is 35 years old.
689
8,180
0.45% QD3 How old is your
5.33% current home?
Five or less
6 to 10 years
6,062 11 to 25 years
3.95% 26 to 49 years
50 to 99 years
30,609
100 or more years
19.95%
35,733
23.28%
72,191
47.04%

Many 55 and older have lived at their
residences more than 20 years.
QD1. How long hav e you liv e d at your curre nt re side nce ?
=>30 years DON'T KNOW

29% 0%
(46,953)
(503)
REFUSED
25 < 30 years 0% (422)
9%
< 1 year
(15,782)
3%
(4,953)
1 < 5 years
20 < 25 years
13%
11%
(21,926)
(18,961)
5 < 10 years
11%
15 < 20 years
(18,888)
13%
(21,336) 10 < 15 years
11%
(17,861)

Most live in Single-Family
Detached homes.
120,000
55 - 64 65 or older
100,000
57,679
34.04%
80,000
60,000
40,000
57,297
33.81%
20,000 11,385 11,056 6.52%

6.72% 11,455
6.76%
10,494 7,107
6.19% 2,673 163
161
4.19%
0 1.58% 0.1%
1. A single family 2. A townhouse or 3. Low-rise 4. High-rise 5. Other (mobile
detached house duplex (also triplex, apartment or condo apartment or condo home, etc.)
quadraplex, building (4 floors or building (5 floors or
rowhouse,s less) more)
QD4 What kind of house do you live in?

Painting and Plastering were the
most frequent repairs reported.
Most Common Repairs Reported
40.0%
35.0%
30.0%
25.0%
20.0%
15.0%
10.0%
5.0%
0.0% QD8 b _ 1 QD8 b _ 9 QD8 b _ 2 QD8 b _ 6 QD8 b _ 3 QD8 b _ 10 QD8 b _ 4 QD8 b _ 5 QD8 b _ 7 M o d QD8 b _ 8
Paint ing and M ino r Ap p liances Bas ement o r Plumb ing Ot her Elect rical Vermin/ b ug s fo r Sp ec Phys M ajo r
p las t ering s t ruct ural ro o f wiring s t ruct ural

Over 5% have modified their homes.
Modifications Made to Current Home
9,000
8,000
Approx. No. of Persons
7,000
6,000
5,000
4,000
3,000
2,000
1,000
0
QE1-6 Created a QE1-2 Made it QE1-4 Installed a QE1-1 Built QE1-3 Installed QE1-5
full bath on the first handicapped and/or ramp to front or bedroom on the elevator or lift Built/Renovated
floor w heelchair back door first floor device room for in-home
accessible caregiver

About 9% of households have problems with
daily living activities.
8,000
S t airs o r S t e p s
7,000
Lig ht ho us e w o rk B at hing
6,000
Gro c e ry s ho p p ing Laund ry
5,000
Le aving t he ho me To ile t ing
4,000
M e al P re p arat io n U s ing t he t e le p ho ne
3,000
D re s s ing
2,000
Eat ing
1,000
0
QE 3 S - QE 3 - 3 Lig h t QE 3 - 10 QE 3 - 9 QE 3 - 8 Meal QE 3 - 6 QE 3 - 5 QE 3 - 7 QE 3 - 4 QE 3 - 2 QE 3 - 1
O t h e r - S t a ir s hous e w or k Gr oc e r y Le a v in g t h e P r e p a r a t io n B a t h in g La u n d r y T o ile t in g U s in g t h e D r e s s in g E a t in g
or S t e ps s h o p p in g ho me t e le p h o n e

About 9% of households have problems with
daily living activities.
Problem s w ith Leaving the Hom e and Grocery Shopping
Stairs or Steps 2,500
2,000
1,500
1,000
500
0
55 - 64 65 or older
QE3-9 Has problems leaving the home

55 - 64 65 or older QE3-10 Has problems grocery shopping

65+ Population Accounts for
One-Third of the Total Disabilities Tallied
Type of Disability
Age 5+ Age 65+
Disabilities Tallied: 186,580 Sensory Disabilities Tallied: 60,968
Physical
10% 16%
24% 26%
Mental
21%
Self-Care
23% Go-Outside- 11% 34%

15% Home
7% 13%
Employment
Disabled Population: 107,808 Disabled Population: 30,541

Research & Technology Center Census
M-NCPPC, Montgomery Co. 2000
Ongoing Research

Workforce Housing
Mature Commercial Centers Study
More 55+ Housing Preferences Surveys
More County Census Update Surveys
Analysis of Older Commercial Centers
Construction Costs
Breadbasket Analysis/self-sufficiency
standard
Preservation of Market Affordable
Multifamily Rental Housing

Analysis of Sales
Analysis of Assessment Data
Analysis of Zoning Yields
Analysis of vacant and publically-owned
land
Impact of Development on Affordable
Housing (Affordable Housing Impact
Statement)
Homelessness and Special Needs Housing
– inventories and needs analysis

Consideration of small area planning
Review and update of the
•Housing Policy,
•Zones
•Master Plan
•Sector Plans

Questions?

Extra Background Data
The following slides are included for
your information only.

Ethnicity

Black or African American Population: 2000
by Community Analysis Zone 15.1% of the County's population
Montgomery County, MD is Black or African American
.
-
,270
"
!
97
(
/
29
Government Service Centers

Major Roads
Black % of Total Population
0 - 4.9%
5.0 - 9.9%
.
-
,
495
10.0 - 24.9%
25% or more
Source: U.S. Census Bureau, 2000 Census (SF3)
Research & Technology Center, M-NCPPC
.
-
,
495
Census
2000
Asian & Pacific Islander Population: 2000
Montgomery County, MD is Asian and Pacific Islander
.
-
,270
"
!
97
(
/
29

Major Roads
Asian & P.I. % of Total Population
0 - 4.9%
5.0 - 9.9%
.
-
,
495
10.0 - 24.9%
25.0% or more
.
-
,
495 Census
2000
Hispanic or Latino Population: 2000
Montgomery County, MD is Hispanic or Latino
.
-
,
270
"
!
97
(
/
29

Major Roads
Hispanic % of Total Population
0 - 4.9%
5.0 - 9.9%
.
-
,
495
10.0 - 24.9%
25% or more
.
-
,
495
Census
2000
Foreign Born Population in 2000
by U.S. Census Tracts 232,996 or 26.7% of the County's
Montgomery Couty, MD population is foreign born.
.
-
,270
"
!
97
(
/
29
Government Service Center

Number of Foreign Born
73 - 749
750 - 1499
.
-
,495
1500 - 2249
2250 - 4362
Source: U.S. Census Bureau, 2000 U.S. Census SF3
.
-
,
495
Census
2000
County’s Foreign Born Percentage
Surpasses the State, Region, and Nation
30% 27%
Foreign born percent of population
25%
20% 19%
16% 1980
15% 12% 12% 1990
11% 10%
9% 2000
10% 8% 7%
6% 5%
5%
0%
Montgomery Washington United States Maryland
County Region
Census
Montgomery County Dept. of Park & Planning, M-NCPPC
2000
45% of Maryland’s Foreign-Born Population
Reside in Montgomery County in 2000
174,838 232,996
2000 Foreign-born
33.7% Population
45.0%
Montgomery
21.3% Prince George's
Remainder
110,481 Total Foreign Born in Maryland: 518,315

Growing Minority Population
Across the Decade
Race: 64.8
White
76.7
15.1
12.2
11.3
8.2
5.3
Other Race 2000
2.9
3.4 1990
Two or more races*
Hispanic or Latino 11.5

7.4
0 20 40 60 80 100
* New category in 2000 Census Percent of total population
Census
Montgomery County Dept. of Park & Planning, M-NCPPC
2000
High Levels of Net International
Migration Continue in the County
Net Number of Foreign Born Migrants & Native Born Emigrants
12,000 11,026 11,007
10,000 9,242
8,250 8,457 8,225 8,250 8,379
8,000 6,816
5,720
6,000 5,031 4,877 5,202
4,000
2,000
0
90
91
92
93
94
95
96
97
98
99
00
01
02
FY
FY
FY
FY
FY
FY
FY
FY
FY
FY
FY
FY
FY
Source: Maryland Estimated Components of County Population Change; Population Division,U.S. Census Bureau
Percent Population by Race
Percent
80
66.3
60 60.2
White,NH
Black
40
Asian
Hispanic
20
0
1997 2003
Percent Population Foreign-born
80
Percent
69.8
Asian
60 59.1
Hispanic
40
30.1
20 Black
25%
County
8.8
0
White,NH
1997 2003
Eastern MC, Silver Spring, & Rockville
Attract Foreign Born Population
Foreign Born % of Population
30% 28.2% 28.0% 28.1%
26.4% 25.3%
24.5%
25%
20.5%
20%
15%
10%
5%
0%
Chase

In 2003 Eastern Montgomery
is a “Majority Diversity” Area
Minority % of Population
60% 56%
49%
50%
40% 42% 40%
38%
40%
30%
21%
20%
10%
0%
Chase

Greater Diversity Found in Eastern MC
Compared to the County in 2003
Race: 68.2
White
49.2
14.0
30.7
12.0
15.3
County
5.9
Other Race
4.8 Eastern MC
11.4
Hispanic or Latino
6.8
0 20 40 60 80 100
Percent of population

Population Under 18 Years Is Growing
Rapidly and More Diverse
Percent change in population
80%
70%
60%
75%
50%
40% Minority
30% population
under 18
20% 24 % years of
10% Total Population age
under 18 yrs.
0%

One Out of Eight Montgomery County Residents
Age 5+ Speaks English Less than Very Well
* Montgomery *
105,001
Prince George's 53,743
Baltimore Co 25,526
Baltimore City 18,113
Anne Arundel 11,416
Howard 11,063
Harford 3,413
Frederick 2,939
Wicomico 2,324
Charles 1,928
Carroll 1,737
St. Mary's 1,525
Washington 1,318
Cecil 862 12.9% of County residents age 5+
Worcester 858
Calvert 774 speak English less than very well
Caroline 614
Talbot 591
Allegany 585
Queen Anne's 562
Dorchester 419
Kent 367
Somerset 333
Garrett 276
0 20,000 40,000 60,000 80,000 100,000 120,000

Number Speaking English Less than Very Well (Ages 5 & Over)
Few over 65 are
from another country.
2 0 ,0 0
0
55 - 64 6 5 o r o ld e r
1 5 ,0 0
0
8 ,9 9 2
3 3 .5 8 %
1 0 ,0 0
0
5 ,0 0
8 ,1 4 3
0 3 0 .4 1 %
3 ,2 5 1
1 2 .1 4 %
2 ,4 1 1
9 .0 % 2 ,1 2 0 233 0 .8 7 %
574 7 .9 2 % 1 ,0 5 3
0 2 .1 5 % 3 .9 3 %
1. 2. 3 . a n o th e r 4 . a n o th e r
aF n o t h e r aF n o t h e r s ta te c o u n try
r e s id e n c e in c o u n ty in
M o n tg o m e ry st ht a t e o f
C o u n ty M a r y la n d
Q D 2A If liv e d a t r e s id e n c e fo r < 5
) fr o m w h e r e d id y o u m o v e ?

R ental Programs H ousehold Income Levels Served U sing 2004 Using 2005
AM I AM I
($85,400) ($89,300)
HO M E-Funded Rental H ousing At a minimum: 20% HOM E units – HH s up to 50% $42,700 $44,650
AM I
70% H O M E units – H H s up to 60% AM I $51,240 $53,580
10% HO M E units – HH s up to 80% AM I $68,320 $71,440
T enant Based Rental Assistance At a minimum: 90% HOM E units – HH s up to 60% $51,240 $53,580
AM I
10% H O M E units – H H s up to 80% AM I $68,320 $71,440
Public Housing H Hs up to 50% AM I $42,700 $44,650
Housing Choice Vouchers At a minimum: 75% vouchers – H Hs up to 30% AM I $25,620 $26,790
25% vouchers – H Hs up to 50% AM I $42,700 $44,650
H ome O w nership Programs H ousehold Income Levels Served
American Dream D ownpayment H Hs up to 80% AM I $68,320 $71,440
HO C Closing Cost Assistance 1 and 2 person HHs may earn up to 100% AM I $85,400 $89,300
3+ person HH s may earn up to 115% AM I $98,210. $102,695
HO C M ortgage Purchase Program 1 and 2 person HHs may earn up to 100% AM I $85,400 $89,300
3+ person HH s may earn up to 115% AM I $98,210 $102,695
M oderately-Priced Dwelling Units H H up to approximately 60% of AM I $51,240 $53,580
Low-Income Housing T ax Credits At a minimum: 20% units – HH s up to 50% AM I, or $42,700 $44,650
40% units – HH s up to 60% AM I $51,240 $53,580
CDBG -Funded H omeowner Rehab H Hs up to 80% AM I $68,320 $71,440

Montgomery County’s Housing Policy – 2001
Production Goals
Affordable Housing Program: Proposed Annual Production Goals
(Averages for the last two fiscal years, FY99 and FY00, are shown in parentheses.)
Owner Rental Total Cost
Programs Units Units (County $)
Moderately Priced Dwelling 200 100 $0

Units (149) (83) ($0)
Section 8 Certificates/ Housing 200 $0

Vouchers (190) ($0)
Group Home/Transitional/ 100 $500,000 –

Special Needs Housing $1,000,000
Production (29) ($145,000)
Home Ownership 30* $600,000

(11*) ($296,000)

More Production Goals
O w ner R ental T otal C ost
Program s U nits U nits (C ounty $)
N onprofit M ultifam ily 150* $1,500,000 –

R ehabilitation $2,250,000
(55*) ($543,000)
N ew Construction 200 $800,000 –

$2,000,000
(0) ($0)
Preservation of Federally 200* $1,600,000 –

A ssisted H ousing $2,400,000
(121*) ($780,000)
H O C and Nonprofit M PD U 60 $1,800,000

A cquisition (29) ($870,000)
M ultifam ily R ehabilitation 150* $750,000 –

Loans $1,500,000
(5*) ($108,000)
C onstruction of E lderly H ousing 250 $3,750,000 –

and A ssisted Living Units $5,750,000
(18) ($683,000)

Still More Production Goals
Owner Rental Total Cost
Programs Units Units (County $)
Accessory Apartments 50 $0
(15) ($0)
Preservation of Threatened 950* $0

Multifamily Housing (950*) ($0)
Acquisition of Threatened 150* $0 – $1,500,000

Multifamily Housing (24*) ($516,000)
HOC Public Housing 100* $700,000 –

Rehabilitation 1,500,000
(40*) ($290,000)
Total Units: Total Cost to County:
New: 1,160 (513) $12 – $20,300,000
Preserved: 1,730 (1,206) ($4,231,000)
Total: 2,890 (1,719)

Workforce Housing
Demographics

Comprises about a fourth of the
County’s population
$60,000 to
$69,000
7%
All Others
$70,000 to
73%
$79,000
8%
$80,000 to
$99,000
12%
Source: 2003 Census

Research & Technology Center Update Survey
Most are in their
mid to late 40s
60.0
49.0 46.9 48.0 47.8
50.0 46.6 46.0 45.2
43.8
37.0 36.1 37.6 36.5
40.0
30.0
20.0
10.0
0.0
All O the rs $60,000 to $70,000 to $80,000 to
$69,000 $79,000 $99,000
All HHldr Spouse Source: 2003 Census

More female households heads.
60.0%
50.0%
40.0%
30.0%
20.0%
10.0%
0.0%
All O the rs $60,000 to $70,000 to $80,000 to
$69,000 $79,000 $99,000
Male Female
Source: 2003 Census

Predominantly White
80.0%
70.0%
60.0%
50.0%
40.0%
30.0%
20.0%
10.0%
0.0%
All Others $60,000 to $70,000 to $80,000 to
$69,000 $79,000 $99,000
White Black/Afr Am Asian/P.I. Othe r Hispanic
Source: 2003 Census
Foreign born are mostly Whites
12,000
and Asians
10,000
8,000
6,000
4,000
2,000
0
$60,000- 69,999 $70,000- 79,999 $80,000- 99,999
White Black/Afr Am Asian/P.I. Other Hispanic - All Races
Source: 2003 Census

Median household has three
persons.
5 4
4
3 3 3
3
2
1
0
All Others $60,000 to $70,000 to $80,000 to
$69,000 $79,000 $99,000
Source: 2003 Census

Most live in Single Family Homes
60,000
50,000
40,000
30,000
20,000
10,000
0
SFD SFA Garden Apt High-rise
$60,000- 69,999 $70,000- 79,999 $80,000- 99,999

Source: 2003 Census
Most are college graduates
20
18
16
14
12
10
8
6
4
2
0
All Othe rs $60,000 to $70,000 to $80,000 to
$69,000 $79,000 $99,000
Source: 2003 Census

80.0%
Most drive alone to work
70.0%
60.0%
50.0%
40.0%
30.0%
20.0%
10.0%
0.0%
er
ed
e
r
e
il
er
ai
s
m
on
ge
ra
Bu
iv
cl
rr
th
ho
en
dr
al
ro
cy
O
he
ss
et
at
ve
bi
ol
ot
pa
M
ri
po
d
or
ke
or
D
ol
r
d
Ca
or
po
ke
&
W
r
al
Ca
,B
W
RC
A
M
All Others $60K - $69K $70K - $79K $80K - $99K

Research & Technology Center Source: 2003 Census
Update Survey
Most commutes are
30 minutes or less
40.0%
30.0%
20.0%
10.0%
0.0%
Less than 31 to 45 51 to 60 Over 60
30 min min min min
All others $60K - $69K $70K - $79K $80K - $99K
Source: 2003 Census

$100,000
$90,000
$80,000
$70,000
$60,000
$50,000
$40,000
$30,000
$20,000
$10,000
$0
1996 1997 1998 1999 2000 2001 2002 2003 2004 2005
County Medians $66,085 $67,457 $70,171 $71,551 $75,858 $78,063 $79,115 $80,962 $83,772 $86,265
Wash. PMSA AMI $68,300 $70,300 $72,300 $78,900 $82,800 $85,600 $91,500 $84,800 $85,400 $89,300


Issues of Housing Affordability in Montgomery County, MD

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Issues of Housing Affordability

Sharon K. Suarez, AICP, Housing Coordinator

Research & Technology Center

Research & Technology Center

Research & Technology Center

Research & Technology Center

Total Countywide 180,452 71,299 105,467 12,230 338 16,570 10,429

Total Countywide 430 240 723 130 79 51 10

Total Countywide 620 363 1,458 282 67

Research & Technology Center

Research & Technology Center

1st Half 2005

1st Half 2005

1st Half 2005

1st Half 2005

Research & Technology Center

1978 to 1989 2000 to 2004

Research & Technology Center

1978 to 1989 2000 to 2004

1978 to 1989 2000 to 2004

Research & Technology Center

Research & Technology Center

Research & Technology Center

1998 1999 2000 2001 2002 2003 2004 2005

Research & Technology Center

$0 to $99,999 $100,000 to $149,999

Research & Technology Center

Research & Technology Center

Source: Montgomery County Office of Turnover rents (Unsubsidized)

Efficiency $887 2,609

Research & Technology Center

Research & Technology Center

Research & Technology Center

Research & Technology Center

Research & Technology Center

Research & Technology Center

Research & Technology Center

Research & Technology Center

Research & Technology Center

Research & Technology Center

1997 Census Update Survey

Regional Services Centers

Research & Technology Center

Research & Technology Center

Research & Technology Center

Research & Technology Center

0 20,000 40,000 60,000 80,000 100,000 120,000

Research & Technology Center

Research & Technology Center

Research & Technology Center

>$20,000 $20,000 to $40,000 to $60,000 to $100,000

Source: Montgomery County 2003 Census Update Survey

Research & Technology Center

1997 Census Update Survey

M-NCPPC, Montgomery Cty.

Research & Technology Center

Janitor 55,430 $9.21 $20,850 $521 $69,500.00

Retail Salesperson 80,000 $11.24 $23,390 $585 $77,966.67

Construction Laborer 20,600 $13.45 $27,790 $695 $92,633.33

Research & Technology Center

Research & Technology Center

EAH programs used to common – preachers, nurses,