COAB Affordable Housing 5.11.22Affordable Housing
at the Beaches
Beaches Action Team
Housing Data Assessment (2019)
u Beaches Communities
u Mayport
u AB
u NB
u JB
u Ponte Vedra
u Topics
u Housing supply and cost
u Affordable housing needs
u Workforce
Home prices remained high during the Recession and
continued to increase afterward.
Median Single Family Sales Price (2019 $), 2010 and 2019 partial year
$200,000
$590,000
$174,500
$424,900
$403,250
$375,000
$446,500
$196,963
$536,372
$138,343
$325,927
$263,790
$366,081
$389,002
$0 $100,000 $200,000 $300,000 $400,000 $500,000 $600,000
Duval County
Ponte Vedra Beach
Mayport/West
Atlantic Beach
Neptune Beach
Jacksonville Beach
Atlantic Beach
Beaches Region
2010 2019 (Partial)
Notes: 2019 sales cover first and second quarter. All figures in 2019 dollars to correct for inflation.
Source: Shimberg Center analysis of Florida Department of Revenue, Sales Data File
New home construction and high single family prices
concentrated in and near Ponte Vedra Beach.
Median Single Family Home Price, 2019 (partial year)Single Family Homes and Condominiums Built 2010-2018
Source: Shimberg Center analysis of Florida Department of Revenue, Sales Data File and Name-Address-Legal file
Population and Households Summary (as of 2019)
Atlantic Beach Neptune Beach
Jacksonville
Beach
Beaches
Region
Duval
County
Population
Age 0-19 2,402 1,460 3,996 17,537 231,284
Age 20-64 7,986 4,546 14,935 54,613 569,465
Age 65 and Older 3,010 1,074 4,272 16,007 123,480
Total 13,398 7,080 23,203 88,157 924,229
% Youth (0-19)18%21%17%20%25%
% Elderly (65+)22%15%18%18%13%
Households
Owners 4,250 2,003 7,262 24,639 200,888
Renters 1,816 921 3,708 11,438 153,499
Total 6,066 2,924 10,970 36,077 354,387
Homeownership Rate 70%69%66%68%57%
Median Household
Income
Owners $89,731 $103,168 $101,519 -$70,169
Renters $53,231 $62,799 $61,848 -$38,491
All Households $77,468 $89,500 $80,026 -$53,473
Median Monthly
Housing Costs
Owners, with Mortgage $1,774 $1,951 $1,832 -$1,367
Owners, without
Mortgage $629 $663 $660 -$453
Renters (Gross Rent)$1,246 $1,243 $1,308 -$1,037
Notes: Median values unavailable for full Beaches region.
Source: U.S. Census Bureau, 2014-2018 American Community Survey
Most common household profile is owner with income $75K+ (13,568 households).
Cost burden most common for owners under $35K and renters under $50K (6,066
households).
Income Cost Burdened Not Cost
Burdened Total
% of Income
Category Cost
Burdened
Share of All
Cost
Burdened
Owners
$34,999 or less 2,483 996 3,479 71%40%
$35,000 to $49,999 1,066 1,125 2,191 49%17%
$50,000 to $74,999 1,340 2,308 3,648 37%21%
$75,000 or more 1,394 13,568 14,962 9%22%
Total 6,283 17,997 24,280 26%100%
Income Cost Burdened Not Cost
Burdened Total
% of Income
Category Cost
Burdened
Share of All
Cost
Burdened
Renters
$34,999 or less 2,516 204 2,720 93%59%
$35,000 to $49,999 1,067 685 1,752 61%25%
$50,000 to $74,999 464 1,530 1,994 23%11%
$75,000 or more 216 3,519 3,735 6%5%
Total 4,263 5,938 10,201 42%100%
Renter Households, Cost Burden by Income, Beaches Region, 2014-2018
Owner Households, Cost Burden by Income, Beaches Region, 2014-2018
Notes: Cost burdened households pay 30 percent of more of income for housing. Incomes in 2018 dollars.
Source: U.S. Census Bureau, 2014-2018 American Community Survey
2020 Duval County Income (% AMI) and Housing Cost Limits
Income
level
Annual
income
range
(1-4 person
household)
Hourly
wage,
1 full-time
job
Hourly
wage, 2
full-time
jobs
Max.
affordable
monthly
housing
cost (1-3
bedroom
unit)
50% AMI $26,250-
37,500 $12-18 Up to $9 $703-975
80% AMI $42,000-
60,000 $20-29 $10-14 $1,125-1,560
120% AMI $63,000-
90,000 $30-43 $15-21 $1,686-2,340
http://flhousingdata.shimberg.ufl.edu/income-and-rent-limits
Higher income owners (>80% of area median income) are the largest
group. Cost burden is more common among lower income owners and
renters.
Atlantic Beach
171
233
435
378
215
420
818
152
30
2,918
329
72
0 500 1,000 1,500 2,000 2,500 3,000 3,500
Over 80% AMI
50.01-80% AMI
0-50% AMI
Over 80% AMI
50.01-80% AMI
0-50% AMI
RentersOwnersCost Burdened Not Cost Burdened
Tenure, Income (% AMI), and Cost Burden, 2020 Estimates
Source: Shimberg Center for Housing Studies, Affordable Housing
Needs Assessment. Based on projections from HUD, 2012-2016
Comprehensive Housing Affordability Strategy (CHAS) dataset and
population projections from the University of Florida Bureau of
Economic and Business Research.
351
491
682
1,066
483
659
1,865
220
140
4,669
357
137
0 1,000 2,000 3,000 4,000 5,000 6,000 7,000
Over 80% AMI
50.01-80% AMI
0-50% AMI
Over 80% AMI
50.01-80% AMI
0-50% AMI
RentersOwnersCost Burdened Not Cost Burdened
Jacksonville Beach
5
61
227
325
206
5
517
38
33
1,305
98
42
0 500 1,000 1,500 2,000
Over 80% AMI
50.01-80% AMI
0-50% AMI
Over 80% AMI
50.01-80% AMI
0-50% AMI
RentersOwnersCost Burdened Not Cost Burdened
Neptune Beach
Cost Burden:
Homeowners
Cost Burden:
Renters
The Beaches region is a net exporter of workers, mostly to
Jacksonville.
Jobs by Beaches Region Work and Home Locations
Total: 22,513
employees
Live elsewhere in Duval
County: 9,431
Live elsewhere in St.
Johns County: 1,922
Live in other counties:
4,794
WORK
Beaches Region
Total: 38,954
employees
Work elsewhere in Duval
County: 23,160
Work elsewhere in St. Johns
County: 2,098
Work in other counties: 7,330
LIVE
Beaches Region
Work & Live
in Beaches:
6,366
Source: Shimberg Center analysis of U.S. Census Bureau, LEHD Origin-Destination Employment
Statistics, 2017
u More employees live in
the Beaches region
(38,954) than work there
(22,513).
u Most (59%) employed
Beaches residents work in
Jacksonville. Only 16%
of Beaches residents are
employed by Beaches
firms (although more may
work from home).
u More Beaches jobs are
filled by Jacksonville
residents (41%) than
Beaches residents (28%).
Service industries predominate for both home and work
locations.
Source: Shimberg Center analysis of U.S. Census Bureau, LEHD Origin-Destination Employment Statistics, 2017
Work Location in Beaches Region Home Location in Beaches Region
Industry Employees Industry Employees
Accommodation and Food
Services 4,698
Health Care and Social
Assistance 5,430
Administrative and Support and
Waste Management and
Remediation Services 2,445
Accommodation and Food
Services 4,999
Other Services [except Public
Administration]2,246 Retail Trade 4,445
Health Care and Social
Assistance 2,153 Finance and Insurance 3,503
Retail Trade 2,056
Professional, Scientific, and
Technical Services 3,338
Employees by Industry for Beaches Region Work and Home Locations, Top 5 Occupations, 2017
Recommendations
ALLOWING MISSING MIDDLE: LAND USE
REGULATION
•Allowing a wider variety of housing types and lowering lot size and setback requirements makes housing more affordable
•“Missing Middle” housing (townhomes, above-shop apartments, duplexes,
accessory dwelling units) allow families to buy the kind of home that fits their needs.
•The Beaches already have many missing middle units –but current comprehensive plans and zoning codes make it difficult to produce more.
•Supported by existing planning (Mayport Road Vision Implementation Plan
and Downtown Vision: A Redevelopment Plan for Jacksonville Beach)
Recommendations
•Increase highest allowable density
•Allow ADUs in all zones while enforcing affordability and long-term rental
•Allow tiny home development
•Lower minimum lot sizes and reduce setback requirements
ACCESSORY DWELLING UNITS PROGRAM
•Accessory dwelling units (ADUs) are a specific type of missing middle housing: small scale rentals units situated on or in an existing single-family home
•More affordable than single-family rental units
•Adds housing units without altering the character of the neighborhood
•Expands property rights
Recommendations
•Allow ADUs in single family zones
•Create a straightforward, non-burdensome permitting and zoning process
•Use powers granted under HB 1339 to enforce affordability and long-term rental status
•Create a ADU construction financing program
MODERN MODULAR HOMES AND TINY
HOMES
•Modern modular homes dramatically reduce the cost of new construction
•Extremely quick construction times
•Hurricane safe
•Partner well with an ADU program
•Can be used for tiny homes or tiny home villages
Recommendations
•Revise zoning requirements to make modular homes and tiny homes legal
•Identify models and pre-approve plans for modular ADUs
•Partner with construction groups or provide funding for modular home development
COMMUNITY LAND TRUST
•A community land trust (CLT) ensures permanent affordability
•Separates ownership of land from ownership of home so the
nonprofit reduces land costs and has control over the resale of the
property
•Create a middle “step up” between renting and homeownership
•Creates a community asset that allows essential workers to live in
the community
Recommendations
•Local focus because of unique needs and higher income levels at
the Beaches
•Target at workforce housing
•Seek donations of surplus land
IMPLEMENTATION: PRIVATE ENTERPRISE AND
IMPACT INVESTING
•Particularly around ADUs and modern modular homes, there is an opportunity for private enterprise and impact investing to make an important contribution
•Impact investors can use private capital to create businesses, invest in financial tools, and support new construction to improve affordability
Example
•Community Foundation of Tampa provides “Big Idea Grants” as an investment in socially focused businesses
•In 2017, they gave $50,000 to Pinellas Ex-Offender Reentry Coalition’s (PERC’s) Second Chance Tiny Home Manufacturing Company
•Pays above minimum wage and provides job training to ex-offenders
•Contracts with cities and individuals to construct tiny homes
For more info:
Tracy Tousey
The Community Foundation for Northeast Florida
ttousey@jaxcf.org