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Housing Study Reviewed

Study Defines Community Needs

Developing a community has at least two factors: employment opportunities, and available homes.

Employers have their signs out seeking additional staff. The challenge now is where will they live.

RDG Planning and Design, who was also contracted to updated the City of Sidney Master Plan, recently presented findings on its housing study. The study defines the types of households in Sidney, costs of houses, income levels of people seeking and purchasing homes and types of homes needed.

“Melissa Norgard, the former Economic Development Director, spearheaded our much-needed housing study before taking on her own business full-time. A completed housing survey opens the door for the City of Sidney to address our housing crisis more effectively. The RDG Planning & Design survey does a great job of laying out housing development strategies that have worked for other communities our size. Now, our next task is to layout which of those strategies will best work for us. We are already engaged in several conversations about potential development strategies, and you can plan on seeing us moving forward with housing initiatives soon. We know that Sidney is ready for this type of investment. Sidney is well into our rebound with a very diverse array of businesses growing fast. Businesses that need to recruit workforce,” said Sidney Economic Development Director Kim Matthews.

The housing study will also help the City in planning development, and in receiving state and federal assistance.

“I think it will give us a good guide,” said Sidney City Manager David Scott. “It does point out a lot of good information, what people want.”

Of the respondents, 83 percent own their home, 15 percent rent and 2 percent live with parents (for rent or free). The majority of household respondents had household income between $100,000 and more than $150,000, followed by $50,000 to $74,999, and $25,000 to $49,999. The question that city officials have been pursuing is does the housing market meet the consumers' need. The survey shows yes, for some; for others, not so much. The survey shows single professionals were 50 percent, those who say the market does meet their need and those who say it doesn't.

The market is somewhat better for young couples without children, but families with children are clearly at a disadvantage with nearly twice as many families saying the market does not support their needs as those who say it does.

More than 60 percent of respondents said the market does not support families with children while a little more than 30 percent said it does. Multi-generational families reported even more of a disadvantage with more than 80 percent saying their market does not support their needs compared to almost 20 percent saying it does.

“Empty-nesters” looking to downsize hovered close to 50 percent with about 52 percent saying the market does not support their needs and about 48 percent saying it does. Elderly singles and couples couples also struggled with 70 percent reporting the housing market does not support them and 30 percent that it does.

Seasonal workers struggle as well with respondents saying almost 20 percent felt the market supported their housing needs and 80 percent that it didn't.

When asked what types of solutions to reduce the cost of housing, respondents would support to meet the housing need, 51 percent said duplex or town home construction.

Housing rehabilitation loans and downpayment assistance to owners came in second with 44 of those surveyed, followed by grants or low-interest loans to housing developments. Construction finance assistance came in next with 31 percent of responses.

“It does point out a lot of good information, what people want,” Scott said. “I think it will give us a good guide.”

The study also finds that demographics are changing in the Sidney community. The number of youth ages birth to 15 was about 1,300 in 2000, about 1,100 in 2010 and back up to a little more than 1,200 in 2019. The largest increase is for the 55-64 age bracket at less than 600 in 2000 and more than 800 in 2019.

Predicted population growth has the 65-74 age bracket at 600, up from a little more than 400 in 2010.

In comparing affordability of housing, the median household income for Sidney is $55,346 with the median home value at $111,000. Kimball, in comparison, posts a median income of $46,484 and the median home value is $78,200. In Ogallala, the median household income is $41,765 and median home value is $107,200. Gering's median household income is $56,907 and median home value is $138,200. Data was generated by the 2015-2019 American Community Survey.

The same survey showed that in 2018, there were 281 living units available; 17 were for rent, 64 for sale only, 47 for seasonal, recreational or occasional use and 153 other vacant.

In 2013, multi-family house carried the vast majority of building permits at 84 with single family units picking up the remainder. By 2018, most of the building permits were duplexes with a smaller percent of multi-family units. One building permit was noted in 2019, for a single family home.

Scott said the challenge now is the cost of materials. Building supply costs have gone up dramatically in recent months and availability has dropped. It is an area the City will look at ways to incentivize contractors. Scott said the Aug. 17 meeting with stakeholders in real estate was positive.

Challenges identified in the survey include • bringing confidence back, • loss in valuation, • competing markets, • continued demand for rentals, • services for low income and • cost of construction. Opportunities include • housing variety, • attractive market for retirees and remote workers, • lot supply, • quality housing stock and • recent construction. Funding opportunities could come through Housing Trust Fund, • a lending consortium, or Economic Development fund.

Scott said the housing survey is the first step in the City getting state or federal funding to help boost housing in the Sidney community.

 

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