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Miami-Dade County

Alternative #1: Overview of Need Summary Indicator

As a summary indicator of local affordable housing need, the Florida Housing Data Clearinghouse can provide the number of households that are low-income (incomes below 80% of area median) and severely cost-burdened (paying 50% or more for mortgage costs or rent) for each county and jurisdiction. The Clearinghouse provides estimates and projections of the number of these households by tenure for the years 2013-2040.

This indicator encompasses a broad range of households likely experiencing distress because of their housing costs. With their low incomes, the large portion of income taken up by housing costs is likely to limit these households' ability to afford other necessities.

Moreover, the 80% of median income figure is a traditional measure of eligibility for programmatic housing assistance. For example, all beneficiaries of the federal public housing program and federal HOME program must have incomes below this amount.

The need indicator can serve as an approximation of the total number of households that would benefit from some type of housing assistance, particularly if homeless and migrant households are added. Such assistance could include the construction of new affordable housing units, but it could also include the provision of subsidies to make current units more affordable.

In addition to this summary level of information, we believe a more detailed understanding of the presence of low-income and cost-burdened households can help local governments plan for and target assistance. The following discusses supplemental tables that provide this additional level of detail.

Note, however, that the number does not include homeless individuals and families, as they are not included in household enumerations. It also does not include many migrant farmworker households, missed by Census counts.

AHNA Affordable Housing Need Summary 2010-2040
Number of severely cost burdened (50%+) households with income less than 80% AMI by tenure
Place Tenure 2010 2015 2020 2025 2030 20352040
Miami-Dade Owner 97435 106393 116422 125141 134043 142406 149954
Miami-Dade Renter 138114 149621 161516 172459 182457 191432 199808
Notes:  Click here to get household projections by tenure, age of householder, income, and cost burden.
Sources:   Not Available.

Alternative #2: Detailed Need Tables

While the summary indicator can provide a measure of overall housing need, targeting housing assistance appropriately requires more detail about income variation within the total number of low-income, severely cost-burdened households, for two reasons:

1) If needs are to be addressed through construction of new units, income variation within low-income households means that not all new rent- or price-restricted units will be affordable to all households. For example, a household at 30% AMI would still pay more than half of its income for rent in an apartment with rent set for households with incomes of 60% AMI.

2) A number of housing programs, such as the Low Income Housing Tax Credit and, in most cases, Section 8 Housing Vouchers, set income limits below 80% of area median.

Therefore, we can also provide supplemental tables with more detail on the income categories that make up the summary need indicator.

Affordable housing Need Detail 2010-2040. Number of severely cost burdened(50%+) households with income less than 80% AMI by tenure and income level
Tenure: Owner
Place Household Income as % of AMI 2010 2015 2020 2025 2030 20352040
Miami-Dade 30% AMI or less 41384 45346 49776 53765 57968 61845 65332
Miami-Dade 30.1-50% AMI 28799 31538 34601 37273 40087 42687 45024
Miami-Dade 50.1-80% AMI 27252 29509 32045 34103 35988 37874 39598
Miami-Dade Total below 80% AMI 97435 106393 116422 125141 134043 142406 149954
Notes:  Click here to get household projections by tenure, age of householder, income, and cost burden.
Sources:   Not Available.

Affordable housing Need Detail 2010-2040. Number of severely cost burdened (50%+) households with income less than 80% AMI by tenure and income level
Tenure: Renter
Place Household Income as % of AMI 2010 2015 2020 2025 2030 20352040
Miami-Dade 30% AMI or less 85033 92337 99745 106601 112963 118705 124084
Miami-Dade 30.1-50% AMI 41668 44998 48522 51708 54570 57141 59512
Miami-Dade 50.1-80% AMI 11413 12286 13249 14150 14924 15586 16212
Miami-Dade Total below 80% AMI 138114 149621 161516 172459 182457 191432 199808
Notes:  Click here to get household projections by tenure, age of householder, income, and cost burden.
Sources:   Not Available.

Projected Increase in Cost-Burdened Households

Another table that might be useful in planning is the projected increase in severely cost-burdened, low-income households over multi-year periods. Governments could choose to seek construction of units to meet this growth in low-income households that would not be able to afford housing without assistance. While this would not address the existing need, it would keep the affordable housing shortage from worsening.

Growth in severely cost burdened (50%+) households with income less than 80% AMI by tenure and income level
Tenure: Owner
Place Household Income as % of AMI 2010-2015 2015-2020 2020-2025 2025-2030 2030-2035 2035-2040Total
Miami-Dade 30% AMI or less 3962 4430 3989 4203 3877 3487 19986
Miami-Dade 30.1-50% AMI 2739 3063 2672 2814 2600 2337 13486
Miami-Dade 50.1-80% AMI 2257 2536 2058 1885 1886 1724 10089
Miami-Dade Total below 80% AMI 8958 10029 8719 8902 8363 7548 43561
Notes:  Click here to get household projections by tenure, age of householder, income, and cost burden.
Sources:   Not Available.

Growth in severely cost burdened (50%+) households with income less than 80% AMI by tenure and income level
Tenure: Renter
Place Household Income as % of AMI 2010-2015 2015-2020 2020-2025 2025-2030 2030-2035 2035-2040Total
Miami-Dade 30% AMI or less 7304 7408 6856 6362 5742 5379 31747
Miami-Dade 30.1-50% AMI 3330 3524 3186 2862 2571 2371 14514
Miami-Dade 50.1-80% AMI 873 963 901 774 662 626 3926
Miami-Dade Total below 80% AMI 11507 11895 10943 9998 8975 8376 50187
Notes:  Click here to get household projections by tenure, age of householder, income, and cost burden.
Sources:   Not Available.

Conclusion

The initial AHNA needs summary figure (Alternative #1) of all low-income, severely cost-burdened households provides one measure of affordable housing needs in a local community. With additional data, however, county and local governments can make more informed decisions about housing assistance needs and programs. Projections of future increases in severely cost-burdened households and construction needs can guide cities and counties in preventing growth in the local affordable housing need. More detailed information about income can help counties and cities find ways to address the existing need with the various state and federal housing programs designed to serve particular income levels.