THAYER COUNTY, NEBRASKA

COUNTY-WIDE

HOUSING

MARKET

STUDY

WITH

STRATEGIES

FOR

AFFORDABLE

HOUSING.

F E B R U A R Y ,

2 0 1 3

DOWNTOWN, NEIGHBORHOOD & REDEVELOPMENT PLANNING * CONSULTANTS FOR AFFORDABLE HOUSING DEVELOPMENTS*

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*Lincoln, Nebraska* 402.464.5383 *

PREPARED FOR:

THAYER COUNTY & COMMUNITIES

Thayer County Board of Commissioners &

Thayer County Economic Development Alliance.

PARTICIPANTS.

Thayer County, Nebraska County-Wide Housing Market Study with Strategies for Affordable Housing - 2018

THAYER COUNTY, NEBRASKA

COUNTY-WIDE HOUSING MARKET STUDY WITH

STRATEGIES FOR AFFORDABLE HOUSING.

THAYER COUNTY BOARD OF COMMISSIONERS

HOUSING STEERING COMMITTEE MEMBERS

Kara Wenske Ron Schardt Al Dlouhy Julie Buescher Mark Anderson Bob Reinke Al Meier Margie Durflinger Lori Feulner Chris Roth Rosemary Dageforde Arlene Vorce Lyle Hight Kris Miesner Robert Dodes Melanie Winans Ryne Philippi Tony Norder

Thayer County Economic Development Alliance

Southeast Nebraska Development District

The Thayer County, Nebraska County-Wide Housing Market Study with Strategies for Affordable Housing was funded by a Community Development Block Grant from the Nebraska Department of Economic Development and Thayer County, Nebraska.

This Housing Market Study was completed with guidance and direction of

Thayer County Economic Development Alliance and the Southeast Nebraska Development District.

The Housing Market Study was completed by Hanna:Keelan Associates, P.C.,

a professional Community Planning and Research Consulting Firm, based in Lincoln, Nebraska.

Dave Bruning – Chairman Dean Krueger

Chris Frye

COMPREHENSIVE PLANS & ZONING * HOUSING STUDIES * DOWNTOWN, NEIGHBORHOOD & REDEVELOPMENT PLANNING *

CONSULTANTS FOR AFFORDABLE HOUSING DEVELOPMENTS* ---

*Lincoln, Nebraska* 402.464.5383 * ---

TABLE OF CONTENTS.

Thayer County, Nebraska

County-Wide Housing Market Study with Strategies for Affordable Housing - 2018 i

TABLE OF CONTENTS.

Page

Table of Contents………. i

List of Tables………... iii

SECTION 1 – OVERVIEW OF RESEARCH ACTIVITIES & EXPECTED OUTCOMES.

Introduction/Research Approach……….. 1.1

Purpose of Study/Summary……… 1.2

SECTION 2 – COMPREHENSIVE CITIZEN PARTICIPATION PROGRAM.

Introduction..……….. 2.1

Housing Needs & Wants Survey..………. 2.1 Workforce Housing Needs Survey………. 2.3 Continuum of Care for 55+ Persons Household Survey……… 2.4 Community Housing “Listening Sessions”………... 2.5 Housing Goals & Action Steps…….……….. 2.7 Thayer County Community Development Corporation (TCCDC)…….………… 2.12

SECTION 3 – THAYER COUNTY/COMMUNITY PROFILE.

Introduction……… 3.1

Housing Market Area……….. 3.1

Population Profile………... 3.2

Income Profile……… 3.3

Economic Profile……… 3.4

Housing Profile……….. 3.5

Housing Demand Situation……… 3.9

SECTION 4 – HOUSING DEMAND/NEEDS ANALYSIS.

Introduction………. 4.1

Housing Demand Potential ………. 4.1

Housing Target Demand………... 4.4 Housing Demand By Income Sector………... 4.5 Housing Expectations for Specific Population Groups……….. 4.7 Proposed Housing Types By Price Product………... 4.11 Housing Rehabilitation & Demolition Demand………... 4.15

TABLE OF CONTENTS.

Thayer County, Nebraska

County-Wide Housing Market Study with Strategies for Affordable Housing - 2018 ii

TABLE OF CONTENTS (CONTINUED).

Page

Introduction………. 5.1 Housing Projects……… 5.1

SECTION 6 –AFFORDABLE HOUSING CONCEPTS &

FINANCING/PARTNERSHIPS.

Introduction………. 6.1 Site Analysis Process………... 6.1 Affordable Housing Development Options & Residential Land Needs………… 6.4 Housing Land Use Projections………. 6.5 Housing Development & Rehabilitation Areas……… 6.7 Implementing the Thayer County Five-Year Housing Action Plan……… 6.18 Housing Financial Resources……… 6.19

APPENDIX I – THAYER COUNTY SURVEY RESULTS APPENDIX II – THAYER COUNTY TABLE PROFILE

TABLE OF CONTENTS.

Thayer County, Nebraska

County-Wide Housing Market Study with Strategies for Affordable Housing - 2018 iii

LIST OF TABLES.

Table Page

4.1 Estimated Housing Target Demand

Thayer County & Communities, Nebraska

2018……… 4.5

4.2 Household Area Median Income (AMI) Thayer County, Nebraska

2013……… 4.5

4.3 Estimated Year-Round Housing Demand By Income Sector Thayer County, Hebron & Deshler, Nebraska

2018……… 4.6

4.4 Housing Expectations – Specific Population Groups Thayer County, Nebraska

2018……… 4.7

4.5 Housing Expectations – Specific Population Groups Hebron, Nebraska

2018……… 4.8

4.6 Housing Expectations – Specific Population Groups Deshler, Nebraska

2018……… 4.9

4.7 Housing Expectations – Specific Population Groups Balance of County-Thayer County, Nebraska

2018……… 4.10

4.8 Proposed Housing Types By Price Product Thayer County, Nebraska

2018……… 4.11

4.9 Proposed Housing Types By Price Product Hebron, Nebraska

2018……… 4.12

4.10 Proposed Housing Types By Price Product Deshler, Nebraska

TABLE OF CONTENTS.

Thayer County, Nebraska

County-Wide Housing Market Study with Strategies for Affordable Housing - 2018 iv

LIST OF TABLES.

Table Page

4.11 Proposed Housing Types By Price Product Balance of County-Thayer County, Nebraska

2018……… 4.14

4.12 Estimated Target Housing Rehabilitation/Demolition Demand Thayer County & Communities, Nebraska

2018……… 4.15

6.1 Housing Land Use Projections/Per Housing Type/Age Sector Hebron, Nebraska

2018……… 6.5

6.2 Housing Land Use Projections/Per Housing Type/Age Sector

Deshler, Nebraska

SECTION

1

OVERVIEW OF RESEARCH

ACTIVITIES

&

SECTION 1 OVERVIEW OF RESEARCH ACTIVITIES & EXPECTED OUTCOMES.

Thayer County, Nebraska

County-Wide Housing Market Study with Strategies for Affordable Housing - 2018 1.1

OVERVIEW OF RESEARCH ACTIVITIES

&

EXPECTED OUTCOMES.

O

INTRODUCTION

O

This Housing Market Study provides statistical and narrative data identifying a

housing profile and demand analysis for Thayer County, Nebraska, including

each Community and the Balance of County (Rural Thayer County). The Study

describes the past, present and projected demographics, economic and housing conditions in the County, as well as a “Housing Action Plan,” identifying recommended housing programs in the Thayer County Communities, during the next five years.

This County-Wide Housing Market Study was conducted for the Thayer County Board of Commissioners and Thayer County Economic Development Alliance (TCEDA), with assistance from the Southeast Nebraska Development District,

by Hanna:Keelan Associates, P.C., a Nebraska based community planning and

research consulting firm, under the guidance and direction of a local Housing Steering Committee and the TCEDA. Members of the TCEDA, local elected officials and representatives from the Southeast Nebraska Development District, the Nebraska Department of Economic Development and the Citizens of Thayer County all provided invaluable information.

Funding for the Housing Market Study was provided by THAYER COUNTY and a Community Development Block Grant from the NEBRASKA DEPARTMENT OF ECONOMIC DEVELOPMENT.

O

RESEARCH APPROACH

O

This Housing Market Study is comprised of information obtained from both public and private sources. All 2000 and 2010 demographic, economic and housing data for the County and each Community were derived from the U.S. Census. The projection of demographic, economic and housing data was completed by the Consultant, with the use of the U.S. Census, 2006-2010 American Community Survey estimates, and pertinent data through the Nebraska Department of Economic Development and the Nebraska Department of Labor.

To facilitate both short- and long-range planning, housing demand projections were developed for a five year period. Therefore, the implementation period for this Housing Market Study will be February, 2013 to February, 2018.

SECTION 1 OVERVIEW OF RESEARCH ACTIVITIES & EXPECTED OUTCOMES.

Thayer County, Nebraska

County-Wide Housing Market Study with Strategies for Affordable Housing - 2018 1.2

O

PURPOSE OF STUDY

O

The purpose of this Housing Market Study is threefold: (1) analyze the recent

past and present housing situation in Thayer County, with emphasis on the need

for owner and rental housing options for the workforce, elderly and low-income populations; (2) identify the future target housing needs for Thayer County, including the preservation of housing stock through housing rehabilitation

programs; (3) provide a process for educating and energizing the leadership of

Thayer County and each Community to take a more active role in improving and

creating new, modern and safe market rate and affordable housing options; and (4)

pursue and maintain an ongoing process of implementing new and appropriate housing programs.

CITIZEN PARTICIPATION - QUALITATIVE INPUT

This Housing Market Study included the participation of Thayer County leadership, including the TCEDA and local elected officials. A Housing Steering Committee

directed the Housing Market Study. Housing Steering Committee meetings allowed Hanna:Keelan to share statistical data and receive informed input from the participants, regarding populations, households, housing needs, opportunities and challenges, as well as local economic issues. The Housing Market Study process also included local housing “listening sessions” and the implementation of three

important Housing Surveys.

O

SUMMARY

O

Thayer County will have an estimated population of 5,004 by 2018, a decrease of 3.1 percent from the current (2013) estimated population of 5,163. Hebron, the County-Seat of Thayer County, and the City of Deshler will experience a slight increase in population base during the next five years, resulting in an estimated 2018 population of 1,619 and 856, respectively. Overall, Thayer County is projected to decrease by an estimated 34 households, from 2013 to 2018.

The County should strive to develop up to 127 new housing units by 2018. Approximately 71 of these units should be for owner households, consisting of a blend of entry-level to upper-income single family units and townhomes for retirees. Up to 56 rental units should be built in the County by 2018, to accommodate the modern housing needs of working families, elderly and special population households.

The largest number of new housing units will be needed in the Cities of Hebron and Deshler. The City of Hebron is projected to have a housing demand for 32 units by 2018, consisting of 14 owner units and 18 rental units. The City of Deshler is projected to have a housing demand for 34 units by 2018, consisting of 12 owner units and 22 rental units. A majority of these rental housing units should support local workforce populations at major industries in Hebron and Deshler.

SECTION 1 OVERVIEW OF RESEARCH ACTIVITIES & EXPECTED OUTCOMES.

Thayer County, Nebraska

County-Wide Housing Market Study with Strategies for Affordable Housing - 2018 1.3

Thayer County leadership is encouraged to create a Thayer County Community

Development Corporation (TCCDC) to guide housing development interests and activities in the County. The TCCDC would provide the leadership, technical assistance, organizing, direct resources, foster collaboration and insure strong resident and neighborhood involvement in the implementation of housing activities.

The most critical housing issues in Thayer County are to promote the development and improvement of housing for the local workforce households, along with the rehabilitation of owner- and renter-occupied units. Other priority housing needs in Thayer County include providing housing opportunities for the elderly, first-time homebuyers and middle-income persons and families, including new housing units of various types and price products, with two+-bedrooms. Future population and household growth in the County will be driven by new and expanded economic development and public service activities in each Community and the County as a whole.

LOCATION MAP

SECTION

2

COMPREHENSIVE CITIZEN

PARTICIPATION PROGRAM.

SECTION 2 COMPREHENSIVE CITIZEN PARTICIPATION PROGRAM.

Thayer County, Nebraska

County-Wide Housing Market Study with Strategies for Affordable Housing - 2018 2.1

COMPREHENSIVE CITIZEN

PARTICIPATION PROGRAM.

O

INTRODUCTION

O

The Thayer County, Nebraska County-Wide Housing Market Study included

both qualitative and quantitative research activities. Discussed in this Section is

the citizen participation program that was implemented to gather the opinions

of the Thayer County citizenry regarding housing issues and needs. Planning for

the County and each Community’s future is accurate and most effective when it includes opinions from as many community citizens as possible. The methods used to gather information from the citizens of Thayer County and

each Community included Housing Steering Committee meetings, housing

“listening sessions” and three important Community Surveys, a “Housing Needs & Wants” Survey, a “Workforce Housing Needs” Survey and a

Continuum of Care for 55+ Persons Household” Survey.

O

HOUSING NEEDS & WANTS SURVEY

O

The Thayer County “Housing Needs & Wants Survey” was distributed to

households throughout the Thayer County Communities. A total of 179 Surveys

were returned, including 59 surveys from Hebron, 41 from Deshler, 25 from Davenport, eight from rural Thayer County, seven from Byron, six from Bruning, five from Chester, four each from Alexandria and Belvidere, three each from Gilead and Carleton, two from Hubbell and other locations outside of the County, and one from Ruskin in neighboring Nuckolls County. An additional nine Survey participants did not identify their place of residence.

Survey participants were asked to give their opinion about specific housing types greatly needed throughout the County and each Community. In addition, a

component of the Survey allowed participants to offer individual comments

regarding housing needs. The following summarizes the overall, Thayer County

results of the Survey. The complete results of the Survey are available in

SECTION 2 COMPREHENSIVE CITIZEN PARTICIPATION PROGRAM.

Thayer County, Nebraska

County-Wide Housing Market Study with Strategies for Affordable Housing - 2018 2.2

THAYER COUNTY SURVEY RESULTS

Top Housing Needs

 Housing for Low-Income Families.

 Housing for Existing/New Employees.

 Rental Housing (General).

 Housing Choices for First-Time Homebuyers.

 Three-Bedroom (Apartment or House).

 Housing for Low-Income Elderly Persons.

Additional Questions

 68.2 percent of the Survey respondents favored the County using State or

Federal grant funds to conduct an owner housing rehabilitation program.

 57.5 percent of the Survey respondents supported Thayer County using

State or Federal grant funds to conduct a rental housing rehabilitation program.

 87.7 percent of the Survey respondents favored Thayer County in establishing a local program that would purchase dilapidated houses, tear down the houses and make the lots available for a family or individual to build a house.

 79.3 percent of the Survey respondents supported the County in using grant dollars to purchase, rehab and resell vacant housing in the Community.

 76.5 percent of the Survey respondents favored Thayer County in using

State or Federal grant dollars to provide down payment assistance to first-time homebuyers.

SECTION 2 COMPREHENSIVE CITIZEN PARTICIPATION PROGRAM.

Thayer County, Nebraska

County-Wide Housing Market Study with Strategies for Affordable Housing - 2018 2.3

O

WORKFORCE HOUSING NEEDS SURVEY

O

The TCEDA, in cooperation with major employers in the Thayer County area,

conducted a Workforce Housing Needs Survey to determine the specific renter and owner housing needs of the Area's workforce. A total of 180 Surveys were returned. This included 64 Surveys from Hebron, 41 from Deshler, 34 from Communities outside of the County, eight from rural Thayer County, seven from Chester, four each from Alexandria, Byron and Davenport, three each from Bruning and Ruskin (Nuckolls County), two each from Belvidere, Carleton and Gilead, and one from Hubbell.

Survey participants were asked to provide information on such subjects as issues and barriers to obtaining affordable housing, place of employment, annual household income and in what Community or region participants would like to become either a homeowner or a renter. The following are highlights that were developed from the

Survey. The complete Survey results are available in Appendix I of this Housing Market Study.

 Employees from the following major employers that participated in the survey; Reinke Manufacturing, Blue Valley Lutheran Home, Deshler Public Schools, Thayer Central Public Schools and Thayer County Health Systems.

 Survey participants included 140 homeowners and 40 renters. 35 participants

were not satisfied with their current housing situation. Reasons included the

participants current home being too small, in need of substantial updating or being too far away from their place of employment.

 The majority of respondents could afford monthly house payments, not including house insurance and property taxes, of less than $650. Renters looking to upgrade to a more suitable rental housing unit could afford a monthly rent under $400.

 A majority of Survey participants were employed through Reinke Manufacturing in Deshler and Blue Valley Lutheran Home (BVLH) in Hebron, which returned 48 and 60 Surveys, respectively. A total of 28 participants, or 58 percent of the 48 participants from Reinke lived outside of Deshler; 12 of the 28 lived outside of Thayer County. Of the 60 BVLH Survey participants, 53 percent, or 32 of the 60 participants lived outside of Hebron; 19 of the 28 lived outside of Thayer County. Survey participants were asked to address some of the issues or barriers they experience in obtaining affordable owner or renter housing for their families. The most common barriers identified when obtaining affordable owner housing included the

costs of housing prices, utilities and homeowners insurance. The most common

barriers faced when obtaining affordable rental housing included the high cost of rent and utilities and a lack of decent rental units in a prospective renter’s price range.

SECTION 2 COMPREHENSIVE CITIZEN PARTICIPATION PROGRAM.

Thayer County, Nebraska

County-Wide Housing Market Study with Strategies for Affordable Housing - 2018 2.4

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CONTINUUM OF CARE FOR 55+ PERSONS

HOUSEHOLD SURVEY

O

A “Continuum of Care for 55+ Persons Household Survey” was made available in Thayer County Communities to assist in determining the specific short- and long-term housing and Community service needs of the County’s elderly

population. A total of 72 Surveys were returned, including 28 from Hebron, 16

from Davenport, 14 from Deshler, four each from Bruning and Chester, two each from Carleton and Gilead and one each from Belvidere and rural Thayer County. Survey participants were asked to provide information on subjects concerning the quality of Community services, types of housing needed for senior citizens, and the quality of various support services provided by Community and County organizations. The following are highlights from the Survey. The complete results

are available in Appendix I of this Housing Market Study.

 Survey participants consisted of 22 males and 48 females, a majority of

which were 65 to 84 years of age and currently retired.

 Most Survey participants were satisfied with their current housing

situation. Those that were not satisfied cited concerns about maintenance/upkeep and the ability to afford certain housing unit repairs, or were looking to upgrade to a specific housing type.

 The Grocery Store, Hospital, Senior Center, Schools Parks and the

Library were identified as high quality Community services to senior citizens.

 Participants identified needing either Assisted Living Housing or a one- or two-bedroom apartment rental unit to satisfy their housing needs within the next 10 years. A majority of participants felt living in a Retirement Housing Campus was “somewhat appealing.

Transportation/Auto Repair, the local Means-On-Wheels Program, Home Health Care and Volunteer Opportunities were highlighted as an “excellent” support

service for Thayer County. Participants identified Emergency Transportation,

Adult Care Services and Home Health Care as the most critical Support Services for persons 55+ years of age residing in Thayer County.

SECTION 2 COMPREHENSIVE CITIZEN PARTICIPATION PROGRAM.

Thayer County, Nebraska

County-Wide Housing Market Study with Strategies for Affordable Housing - 2018 2.5

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COMMUNITY HOUSING “LISTENING SESSIONS”

O

The Citizen Participation Program included three Community Housing “Listening

Sessions” in the Communities of Davenport, Deshler and Hebron. Each session

received excellent input from those in attendance. The following highlights the priority housing issues or needs for each Community, as expressed by those in attendance.

HEBRON:

 20 to 35 year old persons and families, with annual salaries between $30,000 and $40,000, are interested in two-bedroom and three-bedroom housing in Hebron.

 Credit-To-Own, or lease-to-own housing units, for renters eventually becoming homeowners are of high interest.

 Metal Quest, like Reinke Mfg., is seeing younger employees in need of housing.

 Many owner/rental housing units are aging and in need of repair.

 The Community is interested in LB840 funding.

 Future marketing tools for Thayer County should include quality of life, affordability of living, access to critical health care and small town living.

 Temporary/transitional housing for workforce, while awaiting permanent housing is greatly needed.

 High School students are periodically invited to take organized tours of major employers to learn about entrepreneurship.

 “Team Mates” is a type of program allowing for business professionals to “mentor” school-age children. This Program has the potential to attract former students back to Thayer County to start a business or take over existing businesses.

SECTION 2 COMPREHENSIVE CITIZEN PARTICIPATION PROGRAM.

Thayer County, Nebraska

County-Wide Housing Market Study with Strategies for Affordable Housing - 2018 2.6

DAVENPORT:

 Families are not retiring to Davenport, due to a lack of housing choices.

 In order to attract young families back to the Community, decent owner and rental housing is needed.

 “Down Payment” assistance, home modification and grant funding for retirement housing is greatly needed in Davenport.

 Listening Session participants expressed an interest in reutilizing the Davenport Middle School for expanded housing opportunities.

 Rentals for new families and home health care services are needed in the Community. Participants would also like to have four-plex rental housing constructed in Davenport.

DESHLER:

 Existing market rate and affordable rental housing is fully occupied in Deshler.

 Three-bedroom apartments were identified as a great need in the Community.

 An Owner (Housing) Rehabilitation Program should be implemented in Deshler by Blue Valley Community Action.

 Participants also addressed a shortage in two-bedroom duplex and four-plex housing for elderly households.

 Homes priced less than $70,000 needing major repairs were thought to be not cost effective to rehabilitate.

 Persons and families age 20 to 35 years are most interested in moving to Deshler; many seeking housing closer to their place of employment.

 Older homes in Deshler have basement condition issues.

 Reinke Manufacturing has built a four-plex and six single family homes for its employees; these units are 100% occupied.

 The Nursing home has vacancies, but the assisted living facility has full occupancy.

 Participants were interested in transitional workforce housing and homebuyer education/training classes.

SECTION 2 COMPREHENSIVE CITIZEN PARTICIPATION PROGRAM.

Thayer County, Nebraska

County-Wide Housing Market Study with Strategies for Affordable Housing - 2018 2.7

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HOUSING GOALS & ACTION STEPS.

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The following Thayer County “Housing Goals & Action Steps” reflect citizen input

through Surveys, Housing “Listening Sessions” and meetings with the Housing Steering Committee. The Housing Steering Committee provided several opportunities for input from various individuals, organizations, groups and Community and County leadership, regarding the existing and future housing needs of the County and each Community. The information obtained through planning research activities greatly assisted in identifying and prioritizing housing needs in Thayer County.

Goal 1: County-Wide Housing Development Initiative. Implement a housing development initiative for the County and each Community, as a primary economic

development activity. Housing for the local workforce and elderly populations

is of greatest need in Thayer County.

 Action Step 1: Create a Thayer County Community Development Corporation (TCCDC) to guide housing development interests and activities in The County. The TCCDC would be a non-profit community-based organization that plans and implements public benefit projects and other redevelopment activities in subject areas that have difficulty attracting private capital. The TCCDC would be involved in a variety of activities including the development of affordable housing, economic development, education, advocacy and the provision of varied community services.

The TCCDC would provide the leadership, technical assistance, organizing, directing resources, fostering collaboration and insuring strong resident and neighborhood involvement in the implementation of housing activities. The TCCDC would develop and implement specific housing activities and development and serve as a conduit for funding for other organizations, developers, etc., to implement identified housing projects.

 Action Step 2: Establish an Employer’s Housing Assistance Program,

encouraging major employers in the County to become directly involved with assisting their employees in obtaining affordable housing. Assistance could include, but not be limited to, locating and negotiating the purchase of a house, providing funding assistance, etc. Funding assistance could be, for example, a $5,000 to $10,000 grant and/or low-interest loan to persons and families for closing costs, down payment, etc. These homebuyers could participate in a first-time homebuyers

program. Two or more major employers should consider forming a limited

partnership to develop housing projects in Thayer County, utilizing available public and private funding sources.

SECTION 2 COMPREHENSIVE CITIZEN PARTICIPATION PROGRAM.

Thayer County, Nebraska

County-Wide Housing Market Study with Strategies for Affordable Housing - 2018 2.8

 Action Step 3: The TCCDC should initiate a Continuum of (Housing) Residential Care Program in the County, directed at persons and families 62+ years of age. This Program would address several facets of elderly housing needs and development opportunities in Thayer County to support projected growth in the elderly population, including the increasing need for in-home health services, home maintenance, repair and modification of homes occupied by elderly households and additional affordable housing, both owner and rental, with or without supportive services.

 Action Step 4: The TCCDC would strive to create partnerships with housing developers and Local and State funding sources. Work directly with both public and private sectors to encourage the development of specific housing programs to meet the needs of each Community’s current and future residents, with emphasis on housing for the local workforce, the elderly and special populations. A housing education program could assist the local interests to understand and utilize existing affordable housing finance programs. An organized effort of securing and providing funding and sharing financing obligations for housing development, County-wide, between all of the Communities, is encouraged to produce appropriate/ affordable housing stock.

SECTION 2 COMPREHENSIVE CITIZEN PARTICIPATION PROGRAM.

Thayer County, Nebraska

County-Wide Housing Market Study with Strategies for Affordable Housing - 2018 2.9

Goal 2: New Housing Developments in Thayer County Communities should address the needs of both owner and renter households of all age and income sectors, with varied price products.

 Action Step 1: Identify tracts of land, within or adjacent Thayer County

Community Corporate Limits, for future housing development opportunities. This

could include the development of housing on available infill lots or within a planned subdivision designed for future annexation by a Community. Communities should strive to combine “new” services and possible shopping opportunities with “new” housing developments, particularly in the Downtown and close to commercial areas.

 Action Step 2: Build new housing that consists of a mix of owner and rental housing units. Affordable housing for both, middle-income workforce families and those who are cost-burdened is needed throughout the County. Affordable homes, particularly those with three+-bedrooms, are in demand.

Special attention should be given the construction of single family housing units for large families. Consider new, modern housing development types, such as a

Credit- or Lease-To-Own Housing Program. New housing development in each Thayer County Community should include the construction of housing that is accessible for use and visit by persons and families with special needs.

“Communities in Thayer County are experiencing a shortfall in the number of quality rental units needed for current and prospective residents. General rental housing, preferably units consisting of two- to three-bedrooms, should be constructed to provide safe, decent and affordable rental housing options to those that need them. Rental units should be constructed, with emphasis on duplex and Single Room Occupancy apartment rental units for the elderly, younger and local workforce households.”

 Action Step 3: Employ proper, modern planning practices in the development of

rural housing units in platted subdivisions, including modern infrastructure

systems. Input received from the Community Housing Listening Sessions identified a need for developing existing vacant lots and/or establishing rural subdivisions throughout Thayer County and each Community.

SECTION 2 COMPREHENSIVE CITIZEN PARTICIPATION PROGRAM.

Thayer County, Nebraska

County-Wide Housing Market Study with Strategies for Affordable Housing - 2018 2.10

Goal 3: Rehabilitation/Preservation of Existing Owner and Rental Housing

Stock. Housing rehabilitation programs

and activities in Thayer County should strive to protect and preserve the existing housing stock of the Community.

 Action Step 1: Housing rehabilitation

programs, for both owner and rental housing units, should be expanded in Thayer County, with emphasis on meeting the housing needs of the elderly, low income families and housing occupied by persons with special needs. Moderate or substantial rehabilitation of both, owner and renter housing units is greatly needed throughout the County. Many homes are falling into disrepair, with occupants and landlords lacking the necessary funds to improve and/or modernize their homes or apartments. Housing rehabilitation, for both owner- and rental units, stabilizes the population base, improves the quality of life for many families and enhances the attractiveness and marketability of each Community.

 Action Step 2: As needed, the County

and each Community should establish a policy of condemning and demolishing housing of a dilapidated state and not cost effective to rehabilitate. The vacated land could be set aside as part of a County-Wide Land Trust/ Land Bank program, to be used for future owner and rental housing development needs.

 Action Step 3: Thayer County

Communities should recognize and make a concentrated effort to preserve housing of historical significance, as an effort to preserve Community and County history.

Goal 4: Financing Housing

Development. Housing developers

proposing a housing development in Thayer County should consider both public and private funding sources to construct new housing and maintain the existing housing stock.

 Action Step 1: The County should

pursue Local, State and Federal Grants to assist in financing housing rehabilitation, housing purchase/ rehabilitate/resale and first-time homebuyers programs. The County, each Community and private builders should pursue such funding from State agencies, such as Nebraska

Investment Finance Authority and

the Nebraska Department of

Economic Development.

 Action Step 2: Thayer County

Communities should utilize Tax Increment Financing (TIF) to assist in the financing of new housing developments, specifically public facility and utility requirements. (There are three designated “Redevelopment Areas” in the Community of Hebron, where TIF could be considered for potential housing development and redevelopment projects).

 Action Step 3: Housing developers

should be encouraged to pursue securing any and all available tools of financing assistance in the development of new housing projects in the County and each Community. This assistance is available from the Nebraska Investment Finance Authority, Nebraska Department of Economic Development, Federal Home Loan Bank and the Department of Housing and Urban Development in the form of grants, tax credits and mortgage insurance programs.

SECTION 2 COMPREHENSIVE CITIZEN PARTICIPATION PROGRAM.

Thayer County, Nebraska

County-Wide Housing Market Study with Strategies for Affordable Housing - 2018 2.11

Goal 5: Impediments to Fair Housing Choice. The Communities of Thayer County will need to identify, discuss and establish a plan to eliminate all barriers and impediments to fair housing choice. Both, the public and private sectors of the County, should play a role in this process. This would include the involvement of City Government, schools, churches and the local business sector.

 Action Step 1: Address the primary impediments to fair housing choice in

Thayer County. For owners, this

includes housing prices and the

excessive cost of utilities and adequate homeowner’s insurance.

For renters, impediments include high rent and utility costs and a lack of available, decent rental units in a renter’s price range.

 Action Step 2: Thayer County Communities should prepare and

approve, by Ordinance, a Fair Housing

Policy, to insure all current and future residents of the Community do not experience any form of discrimination in housing choice.

 Action Step 3: To ensure a clean and safe residential environment, the

ongoing maintenance of private

residential properties is needed, i.e. trash removal, junk cars, etc. Also, eliminate the parking of vehicles in sidewalk right-of-ways, front-yards and other non-paved residential areas.

Implement annual Community and/or Neighborhood clean-up activities throughout the Thayer County Communities.

SECTION 2 COMPREHENSIVE CITIZEN PARTICIPATION PROGRAM.

Thayer County, Nebraska

County-Wide Housing Market Study with Strategies for Affordable Housing - 2018 2.12

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THAYER COUNTY

COMMUNITY DEVELOPMENT CORPORATION (TCCDC)

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The TCCDC would provide the leadership, technical assistance, organizing, directing resources, fostering collaboration and insuring strong resident and neighborhood involvement in the implementation of housing activities. The TCCDC would develop and implement specific housing activities and development and serve as a conduit for funding for other organizations, developers, etc., to implement identified housing projects.

One of the main objectives of the TCCDC would be to unite and focus the efforts of organizations, developers, funders and governmental entities currently involved in housing development and rehabilitation activities in Thayer County. Additional emphasis would be placed on securing participation from other existing housing developers and funders in the State of Nebraska, develop a land bank and advocate for the allocation of local, State and Federal resources in Thayer County.

The successful preservation of existing and development of new housing will be contingent upon the creation of an organization dedicated to these purposes, such as a CDC. The CDC will focus on sustaining and supporting the social, cultural and economic diversity of Thayer County, as well as the creation of a new and improved housing stock. The CDC would facilitate social and organizational networks that could mobilize to lead and participate in the housing activities, as well as related community and economic development activities in Thayer County.

The first step in creating the TCCDC would be to secure three or more community champions, consisting of professionals with an understanding of housing and a heart for Thayer County. These champions will set and implement the “agenda” for creating and operating the CDC. This agenda would include:

 Engaging civic and political leaders in Thayer County housing revitalization

and development program;

 Preparing a Strategic Plan for the TCCDC. The plan should contain a

“mission statement” and organizational themes that honor and represent the cultural diversity of Thayer County;

 Securing philanthropic organizations, financial institutions, other potential

funders and government support for the creation of the TCCDC;

SECTION 2 COMPREHENSIVE CITIZEN PARTICIPATION PROGRAM.

Thayer County, Nebraska

County-Wide Housing Market Study with Strategies for Affordable Housing - 2018 2.13

The Board of Trustees will be responsible for the initial creation of the TCCDC and to mobilize money, expertise and political support for ongoing operations. Specific activities will include:

 Incorporate as a 50l(c)3.

 Develop a work/program business plan and initial budget.

 Create and implement Housing Capacity, Building, Education and

Promotional Programs.

 Obtain commitment for 3 to 5 years operating support.

A major key to the success of the TCCDC will be securing sustainable funding for operating support. Typical CDCs, which are primarily devoted to housing development, employ between three to four professional and support staff individuals with annual operating budgets in the range of $200,000 to $250,000.

The Board of Directors will be response for oversight and operations of the TCCDC. Initial activities will include:

 Hire an Executive Director.

 Establish staffing and operations, i.e., insurance, payroll, tax filings, bank

accounts, etc.

 Establish annual audits and bookkeeping.

 Develop annual performance evaluations for staff and operations and

achievements of initiatives.

 Hire professional and support staff that represent the cultural diversity of

Thayer County.

The Board of Directors will need to provide leadership to insure strong resident and Community involvement for development and implementation of revitalization activities.

SECTION

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THAYER COUNTY/

SECTION 3 THAYER COUNTY/COMMUNITY PROFILE.

Thayer County, Nebraska

County-Wide Housing Market Study with Strategies for Affordable Housing - 2018 3.1

THAYER COUNTY/COMMUNITY PROFILE.

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INTRODUCTION.

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This Section of the Thayer County, Nebraska County-Wide Housing Market

Study with Strategies for Affordable Housing provides a population, income economic and housing profile of the County. Presented are both trend and projection analysis. Emphasis is placed on a five-year projection of change.

Population, income, economic and housing projections are critical in the determination of both housing demand and need throughout Thayer County. The statistical data, projections and associated assumptions presented in this Profile will serve as the very basic foundation for preparing the County and each Community with a future housing stock capable of meeting the needs of its citizens. The analysis and projection of demographic variables are at the base of all major planning decisions. The careful study of these variables assists in understanding changes which have and are occurring in a particular planning area. The projection of pertinent demographic variables, in Thayer County, included a five-year period,

February, 2013, to February, 2018. This planning period provides a reasonable time frame for development and allows the Consultant to propose demographic projections with a high level of confidence.

The following narrative provides population, income, economic and housing trends

and projections for Thayer County. All statistical Tables are included in

Appendix II of this Housing Market Study.

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HOUSING MARKET AREA.

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The Housing Market Area for Thayer County is divided into two segments: a Primary and a Secondary Housing Market Area. The Primary Housing Market Area (Blue) for Thayer County includes the entire County and each Community. The Secondary Housing Market Area (Green) for Thayer County includes portions of Nuckolls, Clay, Fillmore, Saline and Jefferson Counties,

Nebraska, and Republic County,

Kansas. These Secondary Housing Market Areas could further stabilize the population of Thayer County.

SECTION 3 THAYER COUNTY/COMMUNITY PROFILE.

Thayer County, Nebraska

County-Wide Housing Market Study with Strategies for Affordable Housing - 2018 3.2

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POPULATION PROFILE.

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Population Trends and Projections.

The population of the previous two Decennial Censuses (2000 and 2010) recorded a decrease in population for Thayer County. The County’s population decreased from 6,055, in 2000, to 5,228, in 2010, a decrease of 827, or 3.1 percent.

Currently (2013), the population for the County is an estimated 5,163 and is expected to decrease an estimated 3.1 percent, or by 159, from 2013 to 2018.

The Cities of Hebron and Deshler are projected to increase in population by an estimated 1.9 percent and 5.7 percent, respectively, due to expanding job opportunities through major employers in these Communities. All remaining Communities in Thayer County, as well as the Balance of County, are projected to experience, at a minimum, a slight decrease in population, by 2018. A stable population base contributes to the need for new and improved housing for various forms, types and sectors of the County.

Age.

In 2013, Thayer County is experiencing an estimated median age of 48.6 years. The largest decline in population in the County, from 2013 to 2018, is expected to occur with the “19 and Under” age group, losing an estimated 147 people, or 12.9 percent.

The Thayer County 55+ population is projected to increase by 2018, including the elderly and frail elderly populations. The “55-64” age group is projected to experience the largest population increase by 2018. A majority of persons 55+ years of age are projected to reside in the Communities of Hebron and Deshler, due to the provision of elderly care amenities and facilities.

Persons Per Household.

Persons per household has declined since the 2000 Census, from 2.31 to 2.21 persons per household. Currently, an average of 2.17 people exist in a single household in Thayer County. This number is projected to decrease, by 2018, as people live longer and the trend towards smaller families continues.

SECTION 3 THAYER COUNTY/COMMUNITY PROFILE.

Thayer County, Nebraska

County-Wide Housing Market Study with Strategies for Affordable Housing - 2018 3.3

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INCOME PROFILE.

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Information presented in the Income Profile of this Housing Market Study

assists in determining the number of households within Thayer County having the financial capacity to afford housing. In addition, income analysis serves as an indicator in determining the size, type and style of housing needed in the County, in the future. Low cost and government subsidized housing are subject to federal regulations, such as size and type, whereas upper income housing has no such limitations.

Per Capita Income.

Per capita income is equal to the gross income of an area (State, County, City, Village) divided equally by the number of residents residing in the subject area. In 2013, per capita income in Thayer County is an estimated $44,818, an increase of

approximately 84.3 percent from 2000. By 2018, per capita income will

increase an estimated 10.6 percent to $49,567 in Thayer County.

The median income for all households in Thayer County in 2013 is estimated to be $42,144. The County’s household income is projected to increase to $46,882, or 11.2 percent by 2018.

For households with persons 65+ years of age, the median income in 2013 is estimated to be $29,233. By 2018, this median income is expected to increase to $32,751, or 12 percent.

Cost Burdened/Housing Problems.

A number of households throughout Thayer County are considered to be “Cost

Burdened” and/or have various “Housing Problems”. A cost burdened household is any household paying 30 percent or more of their income on housing costs, which may include mortgage, rent, utilities, and property taxes. A household is considered to have housing problems if the housing unit is overcrowded (more than one person per room) and/or if the household lacks complete plumbing.

In 2013, an estimated 292 owner households, or 16.1 percent are cost burdened with

housing problems. By 2018, an estimated 261 owner households in Thayer

County will be cost burdened with housing problems.

An estimated 104 renter households, or 21.2 percent are cost burdened with housing

problems. By 2018, an estimated 91 renter households will be cost burdened

SECTION 3 THAYER COUNTY/COMMUNITY PROFILE.

Thayer County, Nebraska

County-Wide Housing Market Study with Strategies for Affordable Housing - 2018 3.4

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ECONOMIC PROFILE.

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The following discussion provides an Economic Profile of Thayer County.

Included in this analysis is a review of relevant labor force data, annual employment trends and the identification of major employers.

Employment Trends.

The unemployment rate ranged from a high of 4.4 percent and a low of 2.5 percent, between 2001 and 2011. During this period, the total number of employed persons decreased by 230.

Currently, an estimated 2,823 persons are in the civilian labor force of Thayer County. This number is expected to increase by 64 persons, or 2.3 percent, by 2018. Total employment for Thayer County is also projected to increase, from 2,746 in 2013, to an estimated 2,808 in 2018, representing a 2.3 percent increase.

Employment By Type.

Overall, non-farm employment (wage and salary) increased by 3.7 percent, between 2009 and 2011. The largest increases occurred in the State Government and Wholesale Trade Sectors. The largest decrease was experienced in the Leisure & Hospitality Sector.

The Communities of Hebron and Deshler are home to several large employers, including Reinke Manufacturing (Deshler), Blue Valley Lutheran Home (Hebron) and Metal Quest (Hebron). These employers are prime candidates to participate in housing development and provision for their employees. Reinke Manufacturing has recently constructed housing units for their employees.

SECTION 3 THAYER COUNTY/COMMUNITY PROFILE.

Thayer County, Nebraska

County-Wide Housing Market Study with Strategies for Affordable Housing - 2018 3.5

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HOUSING PROFILE.

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Households.

Thayer County, as a whole, is currently (2013) comprised of an estimated 2,304

households, consisting of 1,814 owner households and 490 renter households.

By 2018, owner households will account for an estimated 78.8 percent of the households in Thayer County, resulting in 1,791 owner and 479 renter households. The Communities of Hebron and Deshler are projected to experience an increase

in both owner and renter households, by 2018. Persons per household is

projected to decrease, by 2018, as people live longer and the trend towards smaller families continues.

Group quarters include such housing structures as dormitories, nursing care centers, correctional facilities, etc. The number of persons in group quarters in the County is expected to increase during the next five years, with all persons in group quarters being located in Hebron and Deshler. These Communities are also projected to experience an increase in households by 2018.

Housing Units.

Thayer County contains an estimated 2,928 housing units, consisting of an

estimated 2,288 owner and 640 rental units. Of these 2,928 units, approximately

624 are vacant, resulting in an overall, estimated housing vacancy rate of 21.3 percent. The 624 vacant housing units consist of 474 owner and 150 rental units, equaling an owner housing vacancy rate of 20.7 percent and a rental housing vacancy rate of 23.4 percent. The Village of Belvidere has the highest housing vacancy rate, at 41 percent, while Deshler has the lowest vacancy rate at 11.4 percent.

An estimated 63.8 percent of the existing housing stock in Thayer County was built prior to 1960. A total of 26 housing structures have been demolished in the County since 2000.

The Adjusted Housing Vacancy Rate includes only vacant units that are available

for rent or purchase, meeting current housing code and having modern amenities. The adjusted housing vacancy rate for Thayer County is an estimated 7.3 percent, with an adjusted owner housing vacancy rate of 7.1 percent and adjusted rental housing vacancy rate of 7.9 percent.

The Communities of Hebron and Deshler are currently experiencing a housing “vacancy deficiency” in their respective overall housing stock. The adjusted housing vacancy rate is an estimated 3.8 percent in Hebron and 4.3

percent in Deshler. These two Communities should take a position to

upgrade their housing stock during the next five years. This can be accomplished by building new homes and rehabilitating (economically worthy) existing housing units.

SECTION 3 THAYER COUNTY/COMMUNITY PROFILE.

Thayer County, Nebraska

County-Wide Housing Market Study with Strategies for Affordable Housing - 2018 3.6

A Housing Structural Condition Survey was implemented for the Thayer County

Communities to determine the number of structures showing evidence of minor or major deterioration or being dilapidated. There were 1,740 housing structures surveyed. A total of 982 structures were determined to be in good condition while a total of 52 structures were rated “dilapidated” (not cost effective to be rehabilitated) and should be demolished.

Table 3.1 identifies a Survey of rental properties, conducted by the Nebraska

Investment Finance Authority, from 2002 to 2012. There were seven rental housing

property managers that participated in the Survey in 2012, that managed a combined 64 rental housing units. Combined results identified a 3.1 percent rental housing vacancy rate for 2012, a large decrease from the 2011 vacancy rate of 10.5 percent. Rental housing units in 2012 would take an average of 18.8 days to become occupied, a decrease from the 2011 absorption rate of 38.9 days.

TABLE 3.1

SURVEY OF RENTAL PROPERTIES THAYER COUNTY, NEBRASKA 2002-2012

Year

Completed

Surveys Total Units

Vacancy Rate Absorption

Rate (Days) 2002 2 38 10.5 5.0 2003 5 116 7.8 41.5 2004 6 119 14.3 48.7 2005 3 85 8.2 136.9 2006 4 102 12.7 108.5 2007 9 164 10.4 25.5 2008 4 100 18.0 146.7 2009 13 123 17.9 53.2 2010 8 135 10.4 41.5 2011 7 76 10.5 38.9 2012 7 64 3.1 18.8

SECTION 3 THAYER COUNTY/COMMUNITY PROFILE.

Thayer County, Nebraska

County-Wide Housing Market Study with Strategies for Affordable Housing - 2018 3.7

Table 3.2 identifies the vacancy rate by unit type for Thayer County in 2012. Of the total 64 managed units that were surveyed, only two were available in 2012.

TABLE 3.2

VACANCY RATES BY UNIT TYPE THAYER COUNTY, NEBRASKA 2012

Type of Units Units Managed Available Units Vacancy Rate

Single Family Units 13 0 0.0

Apartments 51 2 3.9

Mobile Homes 0 0 --

Not Sure of Type 0 0 --

Total Units 64 2 3.1

Source: Nebraska Investment Finance Authority, 2013.

Housing Values.

The cost of housing in any county or community is influenced by many factors, primarily the cost of construction, availability of land and infrastructure and, lastly, the organizational capacity of the county or community to tie these issues into an applicable format and secure the appropriate housing resources, including land and money. Thayer County and its Communities are challenged to organize necessary resources to meet the needs of their residents, including both financial and organizational resources. A continued effort to upgrade wages, at both existing and new employment settings, should be a top priority.

The Thayer County median housing value, estimated to be $69,900 in 2013, will increase by an estimated 16.3 percent by 2018 to $81,300. The highest median housing value in 2013 exists in the Balance of County, which has a median housing value of $98,600. By 2018, the Balance of County will continue to have the highest estimated median owner housing value, $109,300.

In 2013, the estimated median gross rent for Thayer County is $449. The

estimated median gross rent in Thayer County is expected to increase by 9.1 percent, by 2018, to $490.

The 2018 estimated median gross rent in the Cities of Hebron and Deshler are projected to be $458 and $589, respectively, an increase of seven and 12.6 percent from the estimated 2013 median rents.

SECTION 3 THAYER COUNTY/COMMUNITY PROFILE.

Thayer County, Nebraska

County-Wide Housing Market Study with Strategies for Affordable Housing - 2018 3.8

Affordable Housing Stock.

With the population and number of housing units projected to increase in the Cities of Hebron and Deshler by 2018, especially for residents and householders 55+ years of age, it is important that appropriate, affordable housing stock of various types be available in these Communities for both new and existing families. Residents and local housing stakeholders have expressed a need for larger, more affordable housing units to meet the demand of families, as well as an active role in housing rehabilitation for homes that are cost effective for such activity.

An estimated 70 affordable rental housing units, 179 nursing facility beds

and 70 assisted living beds throughout Thayer County were selected for a review of affordable rental housing. These units are funded by ELCA Lutheran Homes, USDA Rural Development, Nebraska Investment Finance Authority, Nebraska Department of Economic Development and the Department of Housing and Urban Development.

All programs have occupancy rates above 60 percent, with two programs experiencing 100 percent occupancy. Three of these programs currently maintain waiting lists for prospective tenants.

SECTION 3 THAYER COUNTY/COMMUNITY PROFILE.

Thayer County, Nebraska

County-Wide Housing Market Study with Strategies for Affordable Housing - 2018 3.9

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HOUSING DEMAND SITUATION

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Approximately 16 new housing units have been built in Thayer County since 2010. A majority of these new homes built were in the Balance of County, or rural areas of the County, and the City of Deshler. Most of the owners of these new homes are previous homeowners or renters from the area desiring to move into a new/larger or more appropriate home. A majority of these homes are affordable to upper income families.

Some of the housing needs expressed in Thayer County include housing for new

and existing employees, general rental housing and housing choices for low-income families and first-time homebuyers, consisting of three-bedrooms. Survey respondents stressed a need for safe, decent and affordable housing options and the need to rehabilitate or demolish distressed housing structures in the County.

New housing activities in Thayer County should be directed towards providing the local workforce and first-time homebuyers with a variety of housing options through

moderate or substantial housing rehabilitation. Elderly housing in Thayer

County is available, but more is needed. A home repair/ modification program would be appropriate to assist elderly persons to stay in their home. Housing options for elderly persons in Thayer County can also include low- to medium density housing, such as duplexes, triplexes and town homes.

Survey respondents identified a need for affordable owner and renter housing options, consisting of three bedrooms to support large families. There is a growing need for starter homes in Thayer County, especially homes in the $75,000 to $125,000 price range for first-time homebuyers. Rehabilitation of homes in Thayer County and each Community can help to meet the needs of households wishing to purchase a home in this price range. Both a purchase-rehabilitate-resale/re-rent program and a “Land Trust” or “Land Bank” program is recommended County-wide.

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HOUSING DEMAND/

NEEDS ANALYSIS.

SECTION 4 HOUSING DEMAND/NEEDS ANALYSIS.

Thayer County, Nebraska

County-Wide Housing Market Study with Strategies for Affordable Housing - 2018 4.1

HOUSING DEMAND/NEEDS ANALYSIS.

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INTRODUCTION

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This Section of the Thayer County, Nebraska County-Wide Housing Market

Study with Strategies for Affordable Housing provides a Housing Needs/Demand Analysis. The needs/demand analysis includes the identification of housing “target” demand, based on available financial and organizational resources.

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HOUSING DEMAND POTENTIAL

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To effectively determine housing demand potential, three separate components were reviewed. These included (1) housing demand based upon new households, the replacement of substandard housing units and the need for affordable housing units for persons/families cost burdened, (2) vacancy deficiency

(demand), and (3) local “pent-up” housing demand. The following describes each

of these components.

(1) HOUSING DEMAND-NEW HOUSEHOLDS, REPLACEMENT & AFFORDABLE DEMAND.

New households, the replacement of substandard housing and the assistance that can be provided to maintain affordable housing, for both its present and future households, are important considerations in the determination of a housing demand potential for any particular neighborhood or community.

New Households

Thayer County is projected to decrease in population during the next five years, an estimated 159 residents, to a 2018 population of 5,004. This will include an estimated decrease of 34 households from 2013 to 2018.

 Owner households are projected to decrease by an estimated 23, in Thayer County by 2018, to equal an estimated total of 1,791 owner households. The Communities of Hebron and Deshler are projected to experience an increase in owner households, seven and 11, respectively.

 By 2018, Thayer County will have an estimated 479 renter households, a five-year decrease of 11 households. Hebron and Deshler are projected to experience an increase in renter households, four and 12, respectively.

SECTION 4 HOUSING DEMAND/NEEDS ANALYSIS.

Thayer County, Nebraska

County-Wide Housing Market Study with Strategies for Affordable Housing - 2018 4.2

Substandard Units/Overcrowded Conditions.

A substandard unit, as defined by HUD, is a unit lacking complete plumbing, plus the number of households with more than 1.01 persons per room, including bedrooms, within a housing unit. The 2000 and 2010 Census and the field work completed by Hanna:Keelan in the Thayer County Communities produced data identifying substandard housing units and housing units having overcrowded conditions.

 The housing structural conditions survey completed for the housing stock of

each Community, conducted by Hanna:Keelan Associates, identified 52 total

dilapidated housing structures and 132 structures with major deteriorating conditions. During the next five years, these structures should be targeted for substantial rehabilitation or demolition. Units targeted to be demolished should be replaced with appropriate, modern, safe and decent housing units, with a special focus on the local workforce populations.

 Currently, an estimated four units, or 0.4 percent of all housing units in

Thayer County have overcrowded conditions. Although low, this number of overcrowded housing units could increase by 2018 if action is not taken to provide appropriate housing to accommodate larger families.

Cost Burdened Households.

Owner or renter households experiencing cost burden are paying more than 30

percent of their income towards housing costs. Currently, an estimated 17.2

percent of all households in Thayer County are considered cost burden.

This equals an estimated 396 total households, including 292 owner and 104 renter households. By 2018, the number of renter and owner (housing) cost burdened households is projected to decline. Action should continue to be taken to create more affordable housing units in the Thayer County Communities.

SECTION 4 HOUSING DEMAND/NEEDS ANALYSIS.

Thayer County, Nebraska

County-Wide Housing Market Study with Strategies for Affordable Housing - 2018 4.3

(2) HOUSING VACANCY DEFICIENCY (DEMAND).

Housing vacancy deficiency is defined as the number of vacant units lacking in a Community, whereby the total percentage of vacant, available, code acceptable housing units is less than 6 to 7 percent. A vacancy rate of 6 percent is the minimum rate recommended for Thayer County, to have sufficient housing available for both new and existing residents. The determination of housing vacancy deficiency in the Community considered a 6 percent vacancy of the current year-round vacant housing stock, in good or fair condition, meeting today’s housing code standards.

An adjusted housing vacancy rate considers, only, available, year-round vacant housing units meeting the standards of local codes and containing modern

amenities. Currently, the adjusted vacancy rate for Thayer County is 7.3

percent.

The Communities of Hebron and Deshler are currently experiencing a housing vacancy deficiency in their respective overall housing stock. The adjusted housing vacancy rate is an estimated 3.8 percent in Hebron and an estimated 4.3 percent in Deshler.

(3) “PENT-UP” HOUSING DEMAND.

The “Pent-Up” housing demand is defined as those curren