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St. Lucie 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
St. Lucie Renter 9130 9398 10375 11283 12040 12812 13445
St. Lucie Owner 12200 12882 14773 16619 18319 19934 21462
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
St. Lucie 30% AMI or less 4945 5214 5909 6567 7172 7774 8372
St. Lucie 30.1-50% AMI 3383 3575 4133 4706 5233 5704 6104
St. Lucie 50.1-80% AMI 3872 4093 4731 5346 5914 6456 6986
St. Lucie Total below 80% AMI 12200 12882 14773 16619 18319 19934 21462
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
St. Lucie 30% AMI or less 4893 4998 5420 5791 6081 6406 6679
St. Lucie 30.1-50% AMI 3017 3123 3498 3858 4162 4460 4687
St. Lucie 50.1-80% AMI 1220 1277 1457 1634 1797 1946 2079
St. Lucie Total below 80% AMI 9130 9398 10375 11283 12040 12812 13445
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
St. Lucie 30% AMI or less 269 695 658 605 602 598 3158
St. Lucie 30.1-50% AMI 192 558 573 527 471 400 2529
St. Lucie 50.1-80% AMI 221 638 615 568 542 530 2893
St. Lucie Total below 80% AMI 682 1891 1846 1700 1615 1528 8580
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
St. Lucie 30% AMI or less 105 422 371 290 325 273 1681
St. Lucie 30.1-50% AMI 106 375 360 304 298 227 1564
St. Lucie 50.1-80% AMI 57 180 177 163 149 133 802
St. Lucie Total below 80% AMI 268 977 908 757 772 633 4047
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.