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Nassau 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
Nassau Renter 1391 1447 1576 1698 1802 1908 2009
Nassau Owner 2417 2601 2950 3272 3553 3804 4034
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
Nassau 30% AMI or less 1143 1227 1398 1556 1693 1813 1926
Nassau 30.1-50% AMI 662 715 815 910 990 1062 1124
Nassau 50.1-80% AMI 612 659 737 806 870 929 984
Nassau Total below 80% AMI 2417 2601 2950 3272 3553 3804 4034
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
Nassau 30% AMI or less 879 906 978 1040 1093 1153 1211
Nassau 30.1-50% AMI 353 370 404 438 466 496 523
Nassau 50.1-80% AMI 159 171 194 220 243 259 275
Nassau Total below 80% AMI 1391 1447 1576 1698 1802 1908 2009
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
Nassau 30% AMI or less 84 171 158 137 120 113 699
Nassau 30.1-50% AMI 53 100 95 80 72 62 409
Nassau 50.1-80% AMI 47 78 69 64 59 55 325
Nassau Total below 80% AMI 184 349 322 281 251 230 1433
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
Nassau 30% AMI or less 27 72 62 53 60 58 305
Nassau 30.1-50% AMI 17 34 34 28 30 27 153
Nassau 50.1-80% AMI 12 23 26 23 16 16 104
Nassau Total below 80% AMI 56 129 122 104 106 101 562
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.