Community Preservation Act Affordable Housing Restrictions
description
Transcript of Community Preservation Act Affordable Housing Restrictions
Community Preservation Act
Affordable Housing Restrictions
Community Preservation Coalition
Wayne Feiden, AICPDirector of Planning & Development
City of [email protected]
Why affordable housing?
Median Sales Price of Existing Single Family Homes,US and Boston Metro Area
$0.0
$50.0
$100.0
$150.0
$200.0
$250.0
$300.0
$350.0
$400.0
$450.0
Mar
-75
Mar
-77
Mar
-79
Mar
-81
Mar
-83
Mar
-85
Mar
-87
Mar
-89
Mar
-91
Mar
-93
Mar
-95
Mar
-97
Mar
-99
Mar
-01
Median Sales Price of Existing Single Family Homes,US and Boston Metro Area
$0.0
$50.0
$100.0
$150.0
$200.0
$250.0
$300.0
$350.0
$400.0
$450.0
Mar
-75
Mar
-77
Mar
-79
Mar
-81
Mar
-83
Mar
-85
Mar
-87
Mar
-89
Mar
-91
Mar
-93
Mar
-95
Mar
-97
Mar
-99
Mar
-01
$0.0
$50.0
$100.0
$150.0
$200.0
$250.0
$300.0
$350.0
$400.0
$450.0
Mar
-75
Mar
-77
Mar
-79
Mar
-81
Mar
-83
Mar
-85
Mar
-87
Mar
-89
Mar
-91
Mar
-93
Mar
-95
Mar
-97
Mar
-99
Mar
-01
US Price Boston Price
Source: Bonnie Heudorfer
• Needed for people AND jobs
• Local control under MGL 40B< 10% state goal= lose local control
• CPA requirement
SRO & retail
Homeless shelter, condo & offices
Mixed Use
Habitat
Affordable Housing Restrictions:What are they about?
• Ensure conditions of approval remain• Customize for any need (in theory)
• Rental versus home ownership
Affordable housing restrictions versus other restrictions
• More complicated
• Generally not permanent
• Homeowner equity
• Proper maintenance
Affordable Housing RestrictionAs Percent of Market Rate
Method A - Market Rate
0
50000
100000
150000
200000
250000
Present Resale
Hom
e V
alue
($)
Homeowner Subsidy (CPA, Other)
X %
Cons:• Not affordable to
new buyer when housing goes up fast
Pros:• Simple to
understand• Easy to implement• Homeowner can
recapture some of equity
Method A - Market Rate
0
50000
100000
150000
200000
250000
Present Resale
Ho
me
Va
lue
($
)Homeowner Subsidy (CPA, Other)
X %
Keeping affordable housing affordable – AMI
MethodMethod B - Area Median Income
0
50000
100000
150000
200000
250000
Present Resale
Ho
me
Va
lue
($
)
Homeowner Subsidy (CPA, Other)
X %
Cons:• Marginal equity
Pros:• Property remains
subsidized in same income bracket
• Slight equity gain
Method B - Area Median Income
0
50000
100000
150000
200000
250000
Present ResaleH
om
e V
alu
e (
$)
Homeowner Subsidy (CPA, Other)
X %
Variations
• Balance affordability and equity• Community Land Trust• Limited Equity Housing Cooperative
Local Median Family Income
Basic Structuring Issues
• Length of restriction
• Ownership restrictions – Target eligibility (maximum income)– Minimum income– Resale (future buyer, resale price)– Foreclosures
Other Issues• Subordination – banks often do
NOT subordinate • Monitoring – Whose job is it?• Owner/Tenant Selection
- Affirmative marketing- Lottery
MassHousing/Fannie Mae Model
• For Fannie Mae mortgages only
• Home ownership
• NO subordination to mortgage required
• Carefully reviewed and proven language
• Less flexibility to change terms
Challenges• Limited models
– DHCD and Fannie Mae
• Very complicated• CPA housing usually gap, bridge, and
component funding– Primary lender/funder’s restriction governs
• Monitoring• Local preference, marketing, lottery