tag:blogger.com,1999:blog-45203435195647007042024-03-05T19:27:59.088-05:00Housing Perspectives (from the Harvard Joint Center for Housing Studies)The Harvard Joint Center for Housing Studies advances understanding of housing issues and informs policy.Harvard Joint Center for Housing Studieshttp://www.blogger.com/profile/07404938012740019524noreply@blogger.comBlogger289125tag:blogger.com,1999:blog-4520343519564700704.post-83817392697036833632018-06-04T12:14:00.000-04:002018-06-04T12:27:26.411-04:00Strategies for Responding to Gentrification<table cellpadding="0" cellspacing="0" class="tr-caption-container" style="float: left; margin-right: 1em; text-align: left;"><tbody>
<tr><td style="text-align: center;"><a href="https://blogger.googleusercontent.com/img/b/R29vZ2xl/AVvXsEjgwjZvjTCE0AVT0nYdrODQeb66IGccFDEzDBkgkmpxJuU_AJGPMgBwStStOxu5YMHKQ5vpVXEaTHF_YaCkd-Jsb6h4aBkkh0qBtj8LJ51QSDmfWVqJ9A845-jRRFDaa5XlW_Uc75vwI7Jk/s1600/joe_kriesberg_0.jpg" imageanchor="1" style="clear: left; margin-bottom: 1em; margin-left: auto; margin-right: auto;"><img border="0" data-original-height="100" data-original-width="100" src="https://blogger.googleusercontent.com/img/b/R29vZ2xl/AVvXsEjgwjZvjTCE0AVT0nYdrODQeb66IGccFDEzDBkgkmpxJuU_AJGPMgBwStStOxu5YMHKQ5vpVXEaTHF_YaCkd-Jsb6h4aBkkh0qBtj8LJ51QSDmfWVqJ9A845-jRRFDaa5XlW_Uc75vwI7Jk/s1600/joe_kriesberg_0.jpg" /></a></td></tr>
<tr><td class="tr-caption" style="text-align: center;">by <a href="https://macdc.org/board-staff" target="_blank">Joe Kriesberg</a><br />
MACDC</td></tr>
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As more and more communities across the country experience gentrification—and others fear its imminent arrival—community developers are struggling to find ways to respond. At a minimum, we seek to slow, or mitigate the process to diminish the disruption to the lives of current residents. Ideally, we would find ways to create inclusive neighborhoods that welcome newcomers while enabling long-time residents to stay and benefit from new jobs, services, amenities, and maybe even better schools. Indeed, our best hope for reducing racial segregation in our country is to achieve such a result.<br />
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<tr><td style="text-align: center;"><span style="margin-left: auto; margin-right: auto;"><a href="https://commons.wikimedia.org/wiki/File:KatzGentrificationLES.JPG" target="_blank"><img border="0" data-original-height="323" data-original-width="576" src="https://blogger.googleusercontent.com/img/b/R29vZ2xl/AVvXsEiltyX72QwReKvLKq2eRAYOEdRMh-KC-OQfhHbgr4Wve6DFSfTkz_RQqym4P5GrHoYykoELGro94QyUX9JdEzm-7UbG1LczR2JOsObh54ILWperSklw9WGWx_Z_Go4dKhSISDf8VWRJ2i0T/s1600/kriesberg_gentrification.jpg" /></a></span></td></tr>
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Not surprisingly, these issues are frequent topics of conversations I've had with members of the <a href="https://macdc.org/" target="_blank">Massachusetts Association of Community Development Corporations (MACDC)</a>, as well as with our allies and partners. I don't presume to have answers, but I do want to offer a few ideas that I've been thinking about as those conversations have unfolded:<br />
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<li>New affordable housing units (inclusionary or government-subsidized) may help retain the income mix of the neighborhood, but those units may or may not prevent displacement of existing residents because the people who move in could be from outside the neighborhood. To increase their efficacy as anti-displacement tools, we would need to offer a neighborhood preference for new tenants. Current fair housing rules, however, often prevent or severely limit such preferences.</li>
<li>Given this reality, I believe that key actors in the affordable housing system need to overcome their reluctance to acquire existing apartments and preserve their affordability before it is too late. This is the only way to truly prevent displacement of current residents since they live in buildings that already exist—not ones yet to be built. Several CDCs in Boston and nearby Somerville have begun to do this effectively. We have many brilliant affordable housing professionals in Massachusetts and we should be able to develop scalable models for doing more of this. I'm confident it can be done for less money than we now spend on new affordable housing developments.</li>
<li>The affordable housing system also needs to shift more of its resources to promoting homeownership as a stabilizing mechanism in gentrifying neighborhoods. Right now, the Commonwealth of Massachusetts spends 100 percent of its affordable housing development dollars on rental housing. Shifting 5 to 10 percent to homeownership could help stabilize our communities. Indeed, we need a full-scale effort to address the vast racial homeownership gap not only in our state, but in the rest of the country as well.</li>
<li>While housing displacement gets most of the attention, I am increasingly concerned about cultural and economic displacement. When longstanding, locally-owned small businesses are forced to move (or worse, close), it impacts not only the business owner, but the entire community. Similarly, as the demographics of a place change, many residents feel the loss of their cultural community and home. Advocates are now fighting to help local businesses stay open. CDCs and others are increasingly using the arts and creative place-making (and place-keeping) to claim (and retain) their communities' historic and cultural narratives. The good news is that, compared to housing development, these interventions are relatively inexpensive. The bad news is that there is little public funding to support such programs. This needs to change.</li>
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The biggest point of controversy, both among our members and in the broader community, is whether new housing development helps or hurts. Some argue that we must build new housing in gentrifying neighborhoods to take pressure off the market and to accommodate rising demand. Many urban planners promote greater density and large-scale development as a solution to gentrification. At the same time, others blame these very developments for accelerating the process of gentrification. They believe high-end units attract upper-income people to the neighborhood, bring higher-end retail, and begin to change the character of the place, even if they include a significant percentage of affordable units, which often are occupied by lower-income newcomers—not longstanding residents.</div>
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I agree with both sides. New development might very well speed up the gentrification process, but stopping development will also speed up gentrification, as pressure will continue to build on the housing stock in changing neighborhoods. Unfortunately, the intensity of this debate can itself become an impediment to progress because it can undermine trust among otherwise allied partners.</div>
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On balance, I'm generally inclined to support new development, but only if it is done wisely. I think we need to mitigate the impact of new development with more than just inclusionary units. Fighting over 15, 20, or even 25 percent affordability levels does not confront the core issue of neighborhood change. Instead, we should use some of the resources generated by new development to attack displacement more directly through measures such as acquiring existing properties, providing financial assistance to current homeowners and tenants, supporting locally-owned businesses, and making cultural investments that preserve a community's history and culture. We should also push for more three-bedroom units in new buildings because those units would allow more families to move into changing neighborhoods. Those families, in turn, not only might enroll children in local school,s, but they also are likely to press for improved schools, which would benefit all of the neighborhood's families.</div>
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I make these suggestions knowing there are no easy answers and no complete answers. Neighborhoods are always changing and demographics continually evolve. Sadly, in a society with vast and growing income and wealth inequity, these dynamics are going to continue. Perhaps the only long-term and scalable solution to gentrification and displacement is to restructure our economy in ways that will make it more fair and equitable.<br />
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<hr style="background-color: white; color: #222222; font-family: arial, tahoma, helvetica, freesans, sans-serif; font-size: 13.2px;" />
<i style="background-color: white; color: #222222; font-family: arial, tahoma, helvetica, freesans, sans-serif; font-size: 13.2px;">This post is a response to the Panel 6 papers that were presented at our A Shared Future symposium in 2017. These papers are <a href="http://www.jchs.harvard.edu/shared-future-fostering-communities-inclusion-era-inequality-2017" style="color: #cc6411;" target="_blank">available on the JCHS website</a>. </i></div>
Harvard Joint Center for Housing Studieshttp://www.blogger.com/profile/07404938012740019524noreply@blogger.com0tag:blogger.com,1999:blog-4520343519564700704.post-80167876571607020622018-06-01T13:24:00.000-04:002018-06-01T13:24:43.852-04:00Winner of 2018 Best Paper on Housing Prize Focuses on Philadelphia's Efforts to Address Climate Change and Affordable Housing<table cellpadding="0" cellspacing="0" class="tr-caption-container" style="float: left; margin-right: 1em; text-align: left;"><tbody>
<tr><td style="text-align: center;"><a href="https://blogger.googleusercontent.com/img/b/R29vZ2xl/AVvXsEjtVpytlLvjmL0BL3gHw8KGB42sAESkKLYcmZLcfq01lnrTT945ViJ5HXEuVPTCzuzNDiclDqSTv-h4NI8JATb6MM1rrFtlqjRmq5UTEeybtb0r0UJfyXApqJHtLN4LIkN66uXzQ_ItURP5/s1600/blog_luberoff.jpg" imageanchor="1" style="clear: left; margin-bottom: 1em; margin-left: auto; margin-right: auto;"><img border="0" data-original-height="100" data-original-width="100" src="https://blogger.googleusercontent.com/img/b/R29vZ2xl/AVvXsEjtVpytlLvjmL0BL3gHw8KGB42sAESkKLYcmZLcfq01lnrTT945ViJ5HXEuVPTCzuzNDiclDqSTv-h4NI8JATb6MM1rrFtlqjRmq5UTEeybtb0r0UJfyXApqJHtLN4LIkN66uXzQ_ItURP5/s1600/blog_luberoff.jpg" /></a></td></tr>
<tr><td class="tr-caption" style="text-align: center;">by <a href="http://www.jchs.harvard.edu/profile/david-luberoff" target="_blank">David Luberoff</a>,<br />
Deputy Director</td></tr>
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The Philadelphia Energy Campaign (PEC) is an unlikely success story of a municipal climate initiative prioritizing the needs of its marginalized residents by preserving affordable housing through energy policy, according to Caroline Lauer, a recent graduate of the Harvard Graduate School of Design, whose thesis on PEC received the 2018 Joint Center for Housing Studies Best Paper on Housing Prize.<br />
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In "<a href="http://jchs.harvard.edu/research/publications/pathway-preservation-planning-processes-intersection-climate-change-and" target="_blank">A Pathway to Preservation? Planning Processes at The Intersection of Climate Change and Affordable Housing in Philadelphia, Pennsylvania</a>", Lauer, who received a Master of Urban Planning, provides a detailed case study on PEC's history and goals, and links that history to literature on both planning and public policymaking.<br />
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<tr><td style="text-align: center;"><a href="http://www.philaenergy.org/wp-content/uploads/2017/08/PEA_HousingPhotoEssay.jpg" style="clear: left; margin-bottom: 1em; margin-left: auto; margin-right: auto;" target="_blank"><img border="0" data-original-height="235" data-original-width="547" src="https://blogger.googleusercontent.com/img/b/R29vZ2xl/AVvXsEgCuKisE-whIYuG7yOQaeLXiYOO2tGJROQtdvCgsYhT1jqwa67BOIYJMJGZjNnJNjJOEzKJiASRLbZMjo9rUCt-o6PtX9r2zVEswid2laOu6q6KxIbe4ha7bnf4_M0IQ9AWM6Q8CsBBDnei/s1600/PEA_HousingPhotoEssay.jpg" /></a></td></tr>
<tr><td class="tr-caption" style="text-align: left;">Credit: <a href="http://www.philaenergy.org/wp-content/uploads/2017/08/PEA_HousingPhotoEssay.jpg" target="_blank">Philadelphia Energy Authority/Jordan Baumgarten</a></td></tr>
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PEC has an ambitious set of goals, writes Lauer. It aims to create jobs, strengthen communities, cut energy bills, and reduce Philadelphia's carbon footprint by leveraging $1 billion of public and private investment over ten years. This effort, she explains, is especially notable because, while cities across the United States have been actively planning for climate change for at least two decades, equity considerations, such as the impact of climate investments on disadvantaged communities, have often been overlooked or ignored when those plans have been prepared and implemented.<br />
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According to Lauer, the Philadelphia Energy Authority, which was created in 2010, became a notable exception largely because of the values and skills of Emily Schapira, who launched the PEC campaign not long after she became the authority's executive director in 2016. Lauer observes that, while the typical focal point of an energy initiative is the fastest or most efficient way to reduce energy consumption, the focus of the PEC has been the residents who will benefit the most from the energy reduction today. She adds that by "inextricably linking equity and energy, the PEC prioritizes the needs and interests of the many low-income and minority residents" in Philadelphia, which not only has the highest poverty rate of the ten largest American cities but has relatively old, poorly-maintained, energy-inefficient housing stock. Moreover, she notes that Philadelphia, a Democratic stronghold, has had to do much of this work without significant support from the state legislature, which was overwhelmingly Republican when the campaign got underway.<br />
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Succeeding in this complex milieu, she notes, has required skilled and committed leadership that not only is attuned to equity and energy issues but also is cognizant of, and responsive to, political considerations. Combining these approaches can be difficult, writes Lauer, who observes that "community development efforts to preserve affordable housing through energy efficiency are rare." However, she adds, "PEC demonstrates that merging both objectives into one program is a viable policy option."Harvard Joint Center for Housing Studieshttp://www.blogger.com/profile/07404938012740019524noreply@blogger.com0tag:blogger.com,1999:blog-4520343519564700704.post-6949467127677106402018-05-23T12:18:00.004-04:002018-05-23T12:18:34.089-04:00How Do We Proactively Preserve Unsubsidized Affordable Housing?<table cellpadding="0" cellspacing="0" class="tr-caption-container" style="float: left; margin-right: 1em; text-align: left;"><tbody>
<tr><td style="text-align: center;"><a href="https://blogger.googleusercontent.com/img/b/R29vZ2xl/AVvXsEjtVpytlLvjmL0BL3gHw8KGB42sAESkKLYcmZLcfq01lnrTT945ViJ5HXEuVPTCzuzNDiclDqSTv-h4NI8JATb6MM1rrFtlqjRmq5UTEeybtb0r0UJfyXApqJHtLN4LIkN66uXzQ_ItURP5/s1600/blog_luberoff.jpg" imageanchor="1" style="clear: left; margin-bottom: 1em; margin-left: auto; margin-right: auto;"><img border="0" data-original-height="100" data-original-width="100" src="https://blogger.googleusercontent.com/img/b/R29vZ2xl/AVvXsEjtVpytlLvjmL0BL3gHw8KGB42sAESkKLYcmZLcfq01lnrTT945ViJ5HXEuVPTCzuzNDiclDqSTv-h4NI8JATb6MM1rrFtlqjRmq5UTEeybtb0r0UJfyXApqJHtLN4LIkN66uXzQ_ItURP5/s1600/blog_luberoff.jpg" /></a></td></tr>
<tr><td class="tr-caption" style="text-align: center;">by <a href="http://www.jchs.harvard.edu/profile/david-luberoff" target="_blank">David Luberoff</a><br />
Deputy Director</td></tr>
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Robust land bank and land trust partnerships, long-term lease-purchase programs, and low-interest renovation loans with affordability requirements are three tools that policymakers and mission-driven organizations can use to get ahead of real estate price appreciation, according to <a href="http://www.jchs.harvard.edu/research/publications/proactive-preservation-unsubsidized-affordable-housing-emerging-markets" target="_blank">Proactive Preservation of Unsubsidized Affordable Housing in Emerging Markets: Lessons from Atlanta, Cleveland, and Philadelphia</a>, a new working paper jointed published by the Joint Center for Housing Studies and <a href="http://www.neighborworks.org/" target="_blank">NeighborWorks® America</a>. Written by Matt Schreiber, a Master of Urban Planning student at the Harvard Graduate School of Design who was a <a href="http://jchs.harvard.edu/students/fellowships/gramlich" target="_blank">2017 Edward M. Gramlich Fellow in Community and Economic Development</a>, the paper draws on work done by public and non-profit entities in all three cities.<br />
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<tr><td style="text-align: center;"><a href="https://blogger.googleusercontent.com/img/b/R29vZ2xl/AVvXsEiSL4_xZezjrtdQfrhUppapabaZhfoZYj6NW3PcmcE52tC2FiCm1FLru95CrYivcUK5OzIUc0f4jU9escV5DsWKrB0HgSQiRcHYh0ZKO6WvQ5JA3eHErQBz7i95Bn9UwsJKGDWbcleq6mef/s1600/colorful_houses.jpg" imageanchor="1" style="clear: left; margin-bottom: 1em; margin-left: auto; margin-right: auto;"><img border="0" data-original-height="235" data-original-width="576" src="https://blogger.googleusercontent.com/img/b/R29vZ2xl/AVvXsEiSL4_xZezjrtdQfrhUppapabaZhfoZYj6NW3PcmcE52tC2FiCm1FLru95CrYivcUK5OzIUc0f4jU9escV5DsWKrB0HgSQiRcHYh0ZKO6WvQ5JA3eHErQBz7i95Bn9UwsJKGDWbcleq6mef/s1600/colorful_houses.jpg" /></a></td></tr>
<tr><td class="tr-caption" style="text-align: left;"><i>North Philadelphia (Credit: <a href="https://www.flickr.com/photos/tonythemisfit/3496476276/" target="_blank">Tony Fischer/Flickr</a>)</i></td></tr>
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In those places, Schreiber notes, median house prices range from $60,000 to $250,000, which suggests that they have an ample supply of affordable units. However, housing in those markets actually remains out of reach for so many residents, whose incomes are not growing as rapidly as house prices, which, according to Zillow's Home Value Index, rose by 8-11 percent in 2017. Such increases, and the fact that prices rose in more than 90 percent of the zip codes in those three cities, led Schreiber to ask what policymakers and the leaders of mission-driven organizations could do to get ahead of real estate price appreciation and, in doing so, proactively preserve their city's stock of affordable housing.<br />
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Schreiber used a four-part methodology to answer this question. First, he identified emerging markets; those areas that have not yet experienced the price appreciation effects of gentrification, but are likely to do so in the near future because they are close to each city's central business district, anchor institutions, or its other already-gentrified areas. Second, he reviewed the housing stock in these "likely-to-gentrify" areas, which made it clear that most of the affordable housing in these places are unsubsidized units located in one-to-four unit buildings. Third, he interviewed local stakeholders and national experts to learn their views on promising ways to find the balance between improving the quality of the housing stock while preserving its long-term affordability for low-income residents.<br />
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Those interview informed the fourth and final step: identifying and assessing three strategies that may address this challenge: building stronger partnerships between local land banks and local land trusts, creating lease-purchase programs that make homeownership more accessible for people of modest means, and offering low-interest loans that help owners renovate unsubsidized affordable units in return for long-term commitments to keep those units affordable for many years to come. Taken together, he notes, these strategies can help maximize the efficiency of the limited resources available to preserve and develop affordable housing. Moreover, the experiences in the three cities suggest "it is possible for mission-driven organizations and policymakers to get ahead of gentrification and proactively preserve vulnerable, unsubsidized affordable housing for low-income residents."Harvard Joint Center for Housing Studieshttp://www.blogger.com/profile/07404938012740019524noreply@blogger.com0tag:blogger.com,1999:blog-4520343519564700704.post-69514653774760558042018-05-16T14:37:00.000-04:002018-05-16T14:37:34.178-04:00What Would It Take for Cities Experiencing Gentrification Pressures to Foster Inclusion Rather than Replacement?<span style="color: #222222;"><i>by Katie Gourley, Graduate Research Assistant</i></span><br />
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<span style="color: #222222;">Fostering inclusion in gentrifying neighborhoods (rather than opening up exclusive suburbs) is the focus of four working papers released today by the Joint Center for Housing Studies. Originally presented at the Center's symposium on <i><a href="http://www.jchs.harvard.edu/shared-future-fostering-communities-inclusion-era-inequality-2017" target="_blank">A Shared Future: Fostering Communities of Inclusion in an Era of Inequality</a></i>, the papers focus on a variety of struggles for responding to gentrification taking place in a growing number of once-poor (and largely minority) urban neighborhoods. The promising approaches discussed by the authors include creating more permanently-affordable housing in changing neighborhoods, ensuring that existing low-income and minority residents have a greater voice in local decisions, developing policies that give long-term residents access to affordable homeownership options in their neighborhoods, and carrying out research that would help policymakers design and implement better policies for addressing key issues. The four papers are:</span><br />
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<tr><td style="text-align: center;"><a href="https://blogger.googleusercontent.com/img/b/R29vZ2xl/AVvXsEh7mulprHcKaKvNxW3eDu3w97bTbNnkA6z-B0POjFappEPGGlmTCSFHX1dCQS7lPE8m4v43-X-bemgpguMJ585AiVz2NdA9Vuhn5VOyIMOEBChZHPW14HQhHOFjD26ofFDzxF0Yp2yMcyWC/s1600/IngridEllen.jpg" imageanchor="1" style="clear: left; margin-bottom: 1em; margin-left: auto; margin-right: auto;"><img border="0" data-original-height="100" data-original-width="100" src="https://blogger.googleusercontent.com/img/b/R29vZ2xl/AVvXsEh7mulprHcKaKvNxW3eDu3w97bTbNnkA6z-B0POjFappEPGGlmTCSFHX1dCQS7lPE8m4v43-X-bemgpguMJ585AiVz2NdA9Vuhn5VOyIMOEBChZHPW14HQhHOFjD26ofFDzxF0Yp2yMcyWC/s1600/IngridEllen.jpg" /></a></td></tr>
<tr><td class="tr-caption" style="text-align: center;"><a href="https://wagner.nyu.edu/community/faculty/ingrid-gould-ellen" target="_blank">Ingrid Gould Ellen</a>,<br />NYU Wagner</td></tr>
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<span style="color: #222222;"><b><a href="http://jchs.harvard.edu/research/publications/shared-future-can-gentrification-be-inclusive" target="_blank">Can Gentrification Be Inclusive?</a></b> by Ingrid Gould Ellen notes that while gentrification raises fears of displacement, it also offers some hope because the growth in higher-income households in previously poor areas can help to shore up city tax bases and possibly spur economic and racial integration. However, she warns, absent policy intervention, integration may be only fleeting because, left to its own devices, the market is unlikely to deliver on the promise of long-term integration. After reviewing some of the literature on gentrification, Ellen discusses three promising strategies. The first is to preserve existing affordable housing units in changing neighborhoods by investing in public housing, extending affordability restrictions on privately-owned units. The second is to expand the stock of long-term affordable units by making more strategic use of publicly-owned land, as well as tools like inclusionary zoning. The third is to work with local community groups to help ensure that low- and moderate-income residents can benefit from the expanded economic, educational, and social opportunities present in gentrifying neighborhoods. However, she cautions, none of this is easy or cheap. Some deals will simply be too expensive, but city and community leaders who wish to make gentrification more inclusive should be vigilant in searching for opportunities.</span><br />
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<tr><td style="text-align: center;"><a href="https://blogger.googleusercontent.com/img/b/R29vZ2xl/AVvXsEi2-tnumgueA8QOU6KUD3HpJTFruu_DKX1oFalGLuL18CO57mtDUoXuxtAO0BLnZKjedFDmZ0h7cY6lAbCzHGYwuVUkscZXmEwbPofVoaH0fkcqNnysC6Wip9Y2g2SOjH4PXvNWnzYyMMxF/s1600/MaloHutson.jpg" imageanchor="1" style="clear: left; margin-bottom: 1em; margin-left: auto; margin-right: auto;"><img border="0" data-original-height="100" data-original-width="100" src="https://blogger.googleusercontent.com/img/b/R29vZ2xl/AVvXsEi2-tnumgueA8QOU6KUD3HpJTFruu_DKX1oFalGLuL18CO57mtDUoXuxtAO0BLnZKjedFDmZ0h7cY6lAbCzHGYwuVUkscZXmEwbPofVoaH0fkcqNnysC6Wip9Y2g2SOjH4PXvNWnzYyMMxF/s1600/MaloHutson.jpg" /></a></td></tr>
<tr><td class="tr-caption" style="text-align: center;"><a href="https://www.arch.columbia.edu/faculty/1451-malo-hutson" target="_blank">Malo Huston</a>,<br />Columbia GSAPP</td></tr>
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<span style="color: #222222;"><b><a href="http://jchs.harvard.edu/research/publications/shared-future-we-live-here-too-incorporating-residents-voices-mitigating" target="_blank">We Live Here Too: Incorporating Residents' Voices in Mitigating the Negative Impacts of Gentrification</a></b> by Malo Hutson focuses on strategies for ensuring key actors hear and respond to the concerns of long-term residents in gentrifying areas. Hutson starts by reviewing key causes and consequences of gentrification, and notes that responding to its effects requires that longstanding community residents organize and make their voices heard. Moreover, he contends, governments and developers should work to include such residents in the planning of urban revitalization project from the outset. Hutson reports that community leaders in cities like Boston, Washington DC, and San Francisco have formed (or are forming) community coalitions focused on protecting their interests and transforming their communities into sustainable, healthy communities. Moreover, unlike some past efforts, these coalitions are not fighting to stop economic development and growth; rather, they are struggling to be a part of the new economic and social transformation taking place in their neighborhoods. Many of these initiatives, he adds, make use of legally-binding Community Benefits Agreements (CBAs), which define goals for housing, employment, and other facilities and programs that will be provided by the developers of major new projects. Such approaches, he notes, require not only extensive consultation with affected communities, but also that community leaders be willing to compromise. While a willingness to compromise has become more difficult in our current hyper-polarized political and social environment, he observes, it is often necessary for a community's goals to be realized.</span><br />
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<tr><td style="text-align: center;"><a href="https://blogger.googleusercontent.com/img/b/R29vZ2xl/AVvXsEjvpbb0VnyjpmHVFrj7a7CLqQaFsP0fvJiBEAj4F_AfQZrWnOM982BI3elHWBds2sKeczFUE3l7NwIehtEAXLojqIbsXdat6B0c3yykTbRbE-5kTCgKxBjcxbMm-Gz_hyphenhyphen9Cj3bBOSPv896g/s1600/ColvinGrannum.jpg" imageanchor="1" style="clear: left; margin-bottom: 1em; margin-left: auto; margin-right: auto;"><img border="0" data-original-height="100" data-original-width="100" src="https://blogger.googleusercontent.com/img/b/R29vZ2xl/AVvXsEjvpbb0VnyjpmHVFrj7a7CLqQaFsP0fvJiBEAj4F_AfQZrWnOM982BI3elHWBds2sKeczFUE3l7NwIehtEAXLojqIbsXdat6B0c3yykTbRbE-5kTCgKxBjcxbMm-Gz_hyphenhyphen9Cj3bBOSPv896g/s1600/ColvinGrannum.jpg" /></a></td></tr>
<tr><td class="tr-caption" style="text-align: center;"><a href="http://restorationplaza.org/staff/" target="_blank">Colvin Grannum</a>,<br />Bedford Stuyvesant<br />Restoration Corporation</td></tr>
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<span style="color: #222222;"><b><a href="http://jchs.harvard.edu/research/publications/shared-future-inclusion-through-homeownership" target="_blank">Inclusion through Homeownership</a></b> by Colvin Grannum argues that increasing and stabilizing homeownership is a tangible means of fostering inclusion in communities experiencing rising home values and gentrification pressures, such as Brooklyn's Bedford Stuyvesant neighborhood. Grannum describes several policy levers for pursuing this goal including preventing foreclosures through rigorous prosecution of predatory lending practices; establishing mission-based nonprofit funds to purchase non-performing mortgages underwritten by HUD, Fannie Mae, and Freddie Mac; and re-examining local policies, such as the use of tax-lien sales, to make sure that they do not disproportionately harm minority, working-, and middle-class homeownership. Grannum also suggests that policymakers promote homeownership opportunities for prospective working- and middle-class homebuyers, especially African Americans. Examples of such policies include expanded shared equity homeownership initiatives as well as down payment assistance, perhaps through the use of Individual Development Accounts</span><br />
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<tr><td style="text-align: center;"><a href="https://blogger.googleusercontent.com/img/b/R29vZ2xl/AVvXsEiHkhCTMlcuKfYxKViKLlF4GG1N4JuwqhF5jw1m7Cp5fM580JDU0gjd5laqJJgfvMENs73TzjeyJYrNTpfEH3Ec4zQIbC3lyj32-HYbMUFMwY4FJfPV77yyqXEIq7x93A7TCEeCQzoQmXXr/s1600/VickiBeen.jpg" imageanchor="1" style="clear: left; margin-bottom: 1em; margin-left: auto; margin-right: auto;"><img border="0" data-original-height="100" data-original-width="100" src="https://blogger.googleusercontent.com/img/b/R29vZ2xl/AVvXsEiHkhCTMlcuKfYxKViKLlF4GG1N4JuwqhF5jw1m7Cp5fM580JDU0gjd5laqJJgfvMENs73TzjeyJYrNTpfEH3Ec4zQIbC3lyj32-HYbMUFMwY4FJfPV77yyqXEIq7x93A7TCEeCQzoQmXXr/s1600/VickiBeen.jpg" /></a></td></tr>
<tr><td class="tr-caption" style="text-align: center;"><a href="http://its.law.nyu.edu/facultyprofiles/index.cfm?fuseaction=profile.overview&personid=19774" target="_blank">Vicki Been</a>,<br />NYU Law</td></tr>
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<span style="color: #222222;"><b><a href="http://jchs.harvard.edu/research/publications/shared-future-what-more-do-we-need-know-about-how-prevent-and-mitigate" target="_blank">What More Do We Need to Know About How to Prevent and Mitigate Displacement of Low- and Moderate-Income Households from Gentrifying Neighborhoods?</a></b> by Vicki Been notes that while local governments, land use and housing officials, and affordable housing providers and advocates are scrambling to find effective ways to counter concerns about displacement, urban policy researchers have thus far found little evidence that lower-income renters move from gentrifying neighborhoods at higher rates than they move from non-gentrifying areas. Moreover, she adds, researchers generally have not thoroughly assessed the efficacy of many policies that jurisdictions use to address concerns about gentrification and displacement. She goes on to review what is known—and what is unknown—about the six strategies that comprise the current "toolkit" for addressing gentrification and displacement. These are: preservation of existing affordable rental units; protections of long-time residents who wish to stay in the neighborhood; inclusion to ensure that a share of new development is affordable; revenue generation that harnesses growth to expand financial resources for affordable housing; and property acquisition of sites for affordable housing. She concludes by noting that policymakers considering potential remedies should be mindful of how little we know about the problem or potential solutions. That is not to say that jurisdictions should ignore the tools available; rather, the point is that researchers could provide significant value to policymakers by helping to fill some of the gaps.</span><br />
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<i style="background-color: white; color: #222222; font-family: arial, tahoma, helvetica, freesans, sans-serif; font-size: 13.2px;">Additional papers from the A Shared Future symposium are <a href="http://www.jchs.harvard.edu/shared-future-fostering-communities-inclusion-era-inequality-2017" style="color: #cc6411;" target="_blank">available on the JCHS website</a>. The papers will also be collected into an edited volume to be published later this year.</i></div>
Harvard Joint Center for Housing Studieshttp://www.blogger.com/profile/07404938012740019524noreply@blogger.com0tag:blogger.com,1999:blog-4520343519564700704.post-44106507212062157672018-05-14T14:23:00.000-04:002018-05-14T14:23:14.119-04:00What are the Impacts of Fertility Rates on Housing Markets? <table cellpadding="0" cellspacing="0" class="tr-caption-container" style="float: left; margin-right: 1em; text-align: left;"><tbody>
<tr><td style="text-align: center;"><a href="https://blogger.googleusercontent.com/img/b/R29vZ2xl/AVvXsEhwYDOFWrqV8BOnRSsl9ill-zPPvllAoXJ8WbQi0iIe694f6jQ9VkE0fcxPKHVc3BunYOdhwH8PlVYeN-s5vJyvnqPQi2ohDnTEfIKxymLk971lZac0SVaGOTVPN_Zla_c8etmLQbFS8DY1/s1600/blog_masnick.jpg" imageanchor="1" style="clear: left; margin-bottom: 1em; margin-left: auto; margin-right: auto;"><img border="0" data-original-height="100" data-original-width="100" src="https://blogger.googleusercontent.com/img/b/R29vZ2xl/AVvXsEhwYDOFWrqV8BOnRSsl9ill-zPPvllAoXJ8WbQi0iIe694f6jQ9VkE0fcxPKHVc3BunYOdhwH8PlVYeN-s5vJyvnqPQi2ohDnTEfIKxymLk971lZac0SVaGOTVPN_Zla_c8etmLQbFS8DY1/s1600/blog_masnick.jpg" /></a></td></tr>
<tr><td class="tr-caption" style="text-align: center;">by George Masnick<br />
Senior Research Fellow</td></tr>
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Since families with children are primary drivers of household formation and housing consumption, changes in fertility rates can have significant impacts on housing markets. But tracking and understanding those changes can be challenging, as illustrated by two seemingly contradictory high-profile accounts of changing fertility patterns that appeared earlier this year.<br />
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First came the Pew Research Center, which in January 2018 issued a report titled "<a href="http://www.pewsocialtrends.org/2018/01/18/theyre-waiting-longer-but-u-s-women-today-more-likely-to-have-children-than-a-decade-ago/" target="_blank">They're Waiting Longer, but US Women today are More Likely to Have Children Than a Decade Ago</a>." However, less than a month later, <i>The New York Times</i> published the seemingly contradictory headline: "<a href="https://www.nytimes.com/2018/02/13/upshot/american-fertility-is-falling-short-of-what-women-want.html" target="_blank">American Women are Having Fewer Children than They'd Like</a>."<br />
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Is it possible that both headlines were accurate? Is it possible that more women are having children while the overall fertility rate also is trending downward?<br />
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Answering these questions requires paying attention to both the measures being used to describe fertility trends and the data source used to measure the trend. Such an approach shows that it is quite possible for more women to become mothers and for all women to have fewer children overall.<br />
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<b><span style="font-size: large;">Explaining the Trends</span></b><br />
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The General Fertility Rate (GFR)—the number of births per 1000 women age 15-49—<a href="https://www.cdc.gov/nchs/data/nvsr/nvsr67/nvsr67_01.pdf" target="_blank">has been trending downward</a> over the past decade, according to the National Center for Health Statistics (NCHS). The drop is due to sharp declines in the number of children born to mothers younger than 30, somewhat but not completely offset by increases in the birthrate for mothers older than 30. Consequently, the total fertility rate has declined <b>(Figure 1)</b>.<br />
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<b style="color: #3d85c6;"><span style="font-size: large;">Figure 1. The General Fertility Rate Has Been Declining Due to Steep Declines Among Young Mothers</span></b><br />
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<a href="https://blogger.googleusercontent.com/img/b/R29vZ2xl/AVvXsEjqWVyABSZVbLRdSp7vdhlKdWslaVqVEHFlYQtXgAyIEVMh0ryvOC7Bx73mVcwO-bNh-1nJawXqpYSOHn2hbdEJylEzAhQMGQOoyLvK0NqIAiF18f7pI-7mukG1RqkwvDlJTfBRtJhtLb2d/s1600/masnick_figure1.JPG" target="_blank"><img border="0" data-original-height="296" data-original-width="576" src="https://blogger.googleusercontent.com/img/b/R29vZ2xl/AVvXsEiqJa8e0HqUR2Y0A_wvoE08kqRyfIWoWTxxjvJWkvMxHgRgaDFR7xpdh3NKiXgO8r8Yow7drkSbuhVHalAdvqoZ-D4olu3ckV9PiTkFpz-mjTygTBbmnnT-lvq3WGF7dMA-FDuDRWtklfmP/s1600/masnick_figure1_sm.JPG" /></a></div>
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<i><span style="font-size: x-small;">Note: Since births to women ate 45-49 are so few, they were excluded from this figure, which makes the GFR line an approximation of the General Fertility Rate.</span></i></div>
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<i><span style="font-size: x-small;">Source: JCHS tabulations of National Center for Health Statistics, National Vital Statistics System, Data Brief 287, Births in the United States, 2016.</span></i></div>
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It is noteworthy that, in 2016, for the first time ever, the fertility rate for 30-34 year olds exceeded the rate for 25-29 year olds. In contrast, the birth rate for women in their early 30s was about twice the birth rate for women in their late 30s, a trend that has no changed significantly in the past decade. Fertility rates for women in their early 40s did inch upward over the past decade, but remain at exceedingly low levels (rising from just under 1 percent to just over 1 percent).<br />
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What about the increase in motherhood highlighted in the Pew report? Motherhood is measured in that report by the share of women in each cohort having ever had a live birth by age 40-44. While that report indicates that the share of mothers is rising, there are important questions about the magnitude of its reported increase in motherhood. Specifically, the Pew report is based on an analysis of the Current Population Survey's biannual June Supplement, which asks women detailed questions concerning all children they have had over a lifetime. And these CPS data appear to show a significant recent increase in motherhood.<br />
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However, comparing the CPS data on the share of older women who have become mothers with vital statistics data from the NCHS suggests that the CPS may exaggerate the recent trend toward greater motherhood <b>(Figure 2)</b>. Although the NCHS estimates are only available until 2010, the trends from the two data sources roughly parallel one another and show a sharp downward trend followed by a trend upward. But most importantly, the upward trend in the NCHS data began in 2000 and is more modest (a 2.1 percent increase over a 10-year period), while the CPS upward trend began in 2006 and is more dramatic (a 6.0 percent increase in 10 years). Significantly, most of the upward trend in the CPS since 2006 is accounted for by the change between 2010 and 2012, a period which accounted for more than half of the 6-point gain between 2006 and 2016.<br />
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<b style="color: #3d85c6;"><span style="font-size: large;">Figure 2. Motherhood Is on the Rise, but Perhaps Not as Much as the Current Population Survey Indicates</span></b><br />
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<a href="https://blogger.googleusercontent.com/img/b/R29vZ2xl/AVvXsEg_ZMV8hKH_tD82KLYu1dwYNFpz5yKInG_XHjMDwRugDaAe7UO1F5aioi_03F_azwS-udAhlJjvHq5AqeUGXDEVtKz8176ccnMHcNOSV0dMQ1Sb2hrPNsv9AIaBIOKA-mkwOlDQD7V0ucD_/s1600/masnick_figure2.JPG" target="_blank"><img border="0" data-original-height="322" data-original-width="576" src="https://blogger.googleusercontent.com/img/b/R29vZ2xl/AVvXsEjGDzE4D9zAIPSss7vg5-aHz6Ld9rgCA-U6B-_IRtS-7I0rK9Gi-_TjQhTTATSJArqVeLf4YQe_AzhW8NJwUwXE4wPVkCF0XIooScHd7YoletWtaySQTV-oCIZ5ZPxiQsM647k6yF1Q8_fS/s1600/masnick_figure2_sm.JPG" /></a></div>
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<i><span style="font-size: x-small;">Source: JCHS tabulations of US Census Bureau, Current Population Surveys, National Center for Health Statistics, National Vital Statistics System, Data Brief 287, Births in the United States, 2016.</span></i></div>
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The NCHS percentages of women who have become mothers are higher, partly due to the fact that the NCHS women are slightly older (all age 44), while some of the CPS women (age 40-44) were still having children in their early 40s. The NCHS trend line is also much smoother because it is based on much larger number of people in the vital statistics database.<br />
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However, some of the differences are due to measurement errors that produced the lower motherhood shares in the CPS prior to 2012. As a <a href="https://www.census.gov/topics/health/fertility/library/working-papers.2015.html" target="_blank">2015 Census Bureau working paper</a> on this topic noted: "The June 2012 Current Population Survey (CPS) Fertility Supplement data showed a significant decrease from 2010 in the percent of women aged 35-44 who are childless... However, due to numerous changes in data and data processing, it is reasonable to think that some of the apparent changes shown in the data may be artifacts of changes in measurement, not an indication of an actual demographic shift."<br />
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We should not be surprised that the more reliable NCHS data show that the percentage of all women age 44 who are mothers has been trending only modestly upward since about 2000. One key factor in this shift is that the percentage of women in this age group who are Hispanic also increased, rising form just over 10 percent in 2000 to just under 20 percent in 2016 <b>(Figure 3)</b>. The growth in the share of women in their early 40s who are Hispanic is due to two trends. First, the number of Hispanic women age 40-44 has been increasing, as the younger migrants from previous decades approach middle age. Second, the total number of women age 40-44 has been declining because many members of the smaller Generation-X cohort are now entering their early 40s.<br />
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<b style="color: #3d85c6;"><span style="font-size: large;">Figure 3. The Increase in Motherhood is Due in Large Part to the Growing Share of Hispanic Women</span></b><br />
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<a href="https://blogger.googleusercontent.com/img/b/R29vZ2xl/AVvXsEiS83KHIxsaefrMHEmPKTm0qp7C0N776zptNerJNpO0vV3YiQc9uI7DgyxfGTb0FZekP_h-CLPWZTXCgxIoKisj_r764HzdSejhU3iGd3IMK4hAzlOZ75GQ4UDpRc24QjImciz_B6vJbyOn/s1600/masnick_figure3.JPG" target="_blank"><img border="0" data-original-height="324" data-original-width="576" src="https://blogger.googleusercontent.com/img/b/R29vZ2xl/AVvXsEjiA5VoSAuNbrqB9_SMUOvXz6qHvox8BvGSe7n3odHzmSZkLCykSaeJ1KOK5grT8Snbpx9K8N0zeCd8FsvdkNddZk5RuFXqZV1n0tSW3wTuZ__o3qlwGr4XZYHM9Idob0vRoPkNMm91n1VL/s1600/masnick_figure3_sm.JPG" /></a></div>
<i><span style="font-size: x-small;">Source: JCHS tabulations of US Census Bureau, Intercensal Population Estimates and 2016 Historical Series.</span></i><br />
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This is significant because Hispanic women at the end of their reproductive ages are more likely to have become mothers than non-Hispanics of the same age. Unfortunately, the NCHS fertility data are only available for all whites (including Hispanics) and all blacks (including Hispanics). Consequently, we cannot use the data to calculate motherhood by both ethnicity and race. However, the CPS, which does ask about both race and ethnicity, shows significant racial and ethnic differences in the share of women in their early 40s who have had at least one child. The Pew report, for example, which averaged CPS data for 2012, 2014, and 2016, calculated that 90 percent of Hispanic women in their early 40s had at least one child, compared to only 83 percent of non-Hispanic white women; 85 percent of non-Hispanic black women, and 86 percent of non-Hispanic Asian women.<br />
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<b><span style="font-size: large;">Potential Impacts</span></b><br />
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The NYT article emphasized that the fertility decline in the US is consistent with declines in other developed countries; that American women are bearing far fewer children that they would like to; that declines in marriage (and sexual activity among unmarried women), along with increasing use of reliable contraception, are at the root of the fertility shortfall; and that the fertility decline has been widespread throughout the country. Regardless of the reasons, this delay in childbearing could have a variety of impacts not only on individuals, families, and society, but on housing markets as well.<br />
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Fewer births to teens and women in their early 20s, for example, should mean that more women are likely to complete high school, pursue higher education, and secure higher-paying jobs. The Pew report describes how the largest increases in motherhood have been among college-educated older women, the group with historically the lowest levels of completed fertility and the highest percent childless. Discounting the fact that these motherhood gains might not be as large as the CPS data indicate, and are partly driven by increases in college-educated Hispanics, such a trend could have important implications for housing demand. College-educated mothers are likely to have higher incomes which means they are more likely to have the financial resources to become homeowners, should the choose, or to rent larger units in locations better suited for growing families.<br />
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However, fewer overall births and smaller family sizes could impact housing consumption by making renting more likely or by reducing the demand for larger housing units. Moreover, fewer births will produce a smaller future labor force that may find it hard to support the very large generation of millennials when they reach retirement. If doing so requires higher taxes on young workers, then households may have less disposable income that might otherwise be used to pay for housing.<br />
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Regardless of the impact on housing, it is clear that some subtle but significant changes are likely to continue to affect both the overall fertility rate, and the total number of children in the US. The fertility decline would be further exacerbated if, as some policy makers are proposing, the country reduces the number of immigrants allowed to enter the United States, or prioritizes immigrants likely to have fewer children.Harvard Joint Center for Housing Studieshttp://www.blogger.com/profile/07404938012740019524noreply@blogger.com0tag:blogger.com,1999:blog-4520343519564700704.post-5052251846117255812018-05-10T10:47:00.000-04:002018-05-10T10:47:34.546-04:00With the Foreclosure Crisis Behind Us, Have We Stopped Adding Single-Family Rentals?<table cellpadding="0" cellspacing="0" class="tr-caption-container" style="float: left; margin-right: 1em; text-align: left;"><tbody>
<tr><td style="text-align: center;"><a href="https://blogger.googleusercontent.com/img/b/R29vZ2xl/AVvXsEjCiqzqTVkCmfOAZ2pCPd450CVcdUI_prpRb7VjppceUbTyyvxkz23sj7oqu0-mx_U-QkZ0bf5gPzjy2AsqyeI0aA3nNugtOnO_UVqeuODvswooxsYmFF-eIiKuPEK91GdNY_4gLvq6Xob7/s1600/rieger_blog.png" imageanchor="1" style="clear: left; margin-bottom: 1em; margin-left: auto; margin-right: auto;"><img border="0" data-original-height="100" data-original-width="100" src="https://blogger.googleusercontent.com/img/b/R29vZ2xl/AVvXsEjCiqzqTVkCmfOAZ2pCPd450CVcdUI_prpRb7VjppceUbTyyvxkz23sj7oqu0-mx_U-QkZ0bf5gPzjy2AsqyeI0aA3nNugtOnO_UVqeuODvswooxsYmFF-eIiKuPEK91GdNY_4gLvq6Xob7/s1600/rieger_blog.png" /></a></td></tr>
<tr><td class="tr-caption" style="text-align: center;">by <a href="http://jchs.harvard.edu/profile/shannon-rieger" target="_blank">Shannon Rieger</a><br />
Research Analyst</td></tr>
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A decade of growth in the single-family rental market has fundamentally reshaped the nature of rental housing across the country, with states hard-hit by the foreclosure crisis seeing particularly notable changes, according to Joint Center analyses of data from the <a href="https://www.census.gov/programs-surveys/acs/" target="_blank">American Community Survey (ACS)</a> and other sources. Our review also showed that the stock of single-family rental homes, which grew dramatically between 2006 and 2014, has been roughly stable for the last few years.<br />
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According to the ACS data, the nation's stock of single-family rentals grew from 12.2 million units to 16.1 million units in 2016, with virtually all of the growth (99 percent) occurring between 2006 and 2014. This 32 percent increase in the single-family rental stock far outpaced the 11 percent increase in the nation's stock of multifamily rental units, which grew from 26.0 million to 28.9 million between 2006 and 2016.<br />
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As a result, single-family homes now represent more than one-third (34 percent) of the rental stock nationwide. Additionally, the growth in single-family rentals has provided an important source of housing for families with children. In fact, single-family homes accommodated 84 percent of the growth in renter households with children between 2006 and 2016.<br />
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However, most of these new rental units were not new construction. According to our analysis of <a href="https://www.census.gov/construction/chars/" target="_blank">data collected by the US Census Bureau</a>, between 2006 and 2016, only 366,000 new attached and detached single-family homes were built as rental units. This, in turn, indicates that about 3.5 million of the single-family rental units added to the stock 2006<span style="font-family: "calibri" , sans-serif; font-size: 12pt;">–</span>2016 were existing structures that had previously been owner-occupied homes.<br />
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This trend of converting single-family homes to rentals was unevenly distributed across the country, with the greatest increases occurring in the states with higher than average foreclosure rates, according to JCHS analysis of data from the Mortgage Bankers Association and the ACS <b>(Figure 1)</b>. For example, between 2006 and 2016, Nevada's stock of single-family rental units grew by 63 percent—faster than any other state in the country. And the foreclosure start rate in Nevada peaked at 3.8 percent in 2009, the highest rate of any state 2006<span style="font-family: "calibri" , sans-serif; font-size: 12pt;">–</span>2016 and more than double the nation's peak rate of 1.4 percent.<br />
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Arizona and Florida also experienced particularly high foreclosure rates and unusually large increases in their stocks of single-family rental units. Arizona's foreclosure start rate peaked at 2.6 percent in 2009, and its single-family rental stock grew by 61 percent between 2006 and 2016. Florida's foreclosure start rate hit a high of 2.8 percent in 2009, and its single-family rentals grew by 50 percent int he decade leading up to 2016. While these data do not tell us exactly how many of these homes completed the foreclosure process and were subsequently converted to rental units, they do suggest that, <a href="http://www.nytimes.com/2012/04/03/business/investors-are-looking-to-buy-homes-by-the-thousands.html" target="_blank">as many have reported</a>, large numbers of foreclosed homes were bought by investors who converted them to rental units.<br />
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<b style="color: #3d85c6;"><span style="font-size: large;">Figure 1.</span></b><br />
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<tr><td style="text-align: center;"><a href="https://blogger.googleusercontent.com/img/b/R29vZ2xl/AVvXsEifupZsHuocXWKEPYeDfbRPQUv-EYZH_NjWnUNPI4uoKsVd6G7FcadvqROex_qemdIIJ88wJ_8WQ7EpGEWIQk0ZrKMaNr3nvMqq5-0rGeoFBkT72V6Wqo3QJ2hU9yaWAI_C70VIlwb2gAdo/s1600/figure1.JPG" imageanchor="1" style="margin-left: auto; margin-right: auto;"><img border="0" data-original-height="524" data-original-width="543" src="https://blogger.googleusercontent.com/img/b/R29vZ2xl/AVvXsEifupZsHuocXWKEPYeDfbRPQUv-EYZH_NjWnUNPI4uoKsVd6G7FcadvqROex_qemdIIJ88wJ_8WQ7EpGEWIQk0ZrKMaNr3nvMqq5-0rGeoFBkT72V6Wqo3QJ2hU9yaWAI_C70VIlwb2gAdo/s1600/figure1.JPG" /></a></td></tr>
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<i><span style="font-size: x-small;">Note: Single-family rentals include detached and attached single-family homes. Stock estimates include renter-occupied units and units that are vacant for-rent. The MBA National Delinquency Survey reports the rate of mortgage loans that are in foreclosure as a percentage of the number of loans serviced during the quarter. The survey sample includes about 85% of the US market for first-lien 1-4-unit mortgages.</span></i></div>
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<i><span style="font-size: x-small;">Source: JCHS tabulations of US Census Bureau, 2006 and 2016 American Community Surveys, and Mortgage Bankers Association National Delinquency Survey, compiled by Moody's Economy.com</span></i></div>
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However, since 2014, the foreclosure inventory has largely cleared and few new foreclosures have been filed. Not surprisingly, there was also little growth in the stock of single-family rental units 2014<span style="font-family: "calibri" , sans-serif; font-size: 12pt;">–</span>2016. Illustratively, the number of single-family rentals grew by an average of 483,000 a year between 2006 and 2014, but between 2014 and 2016, the stock grew by only 22,000 units. It remains to be seen if this recent shift is a short-terms pause or if it represents the culmination of the past decade's trend of significant growth in single-family rentals.Harvard Joint Center for Housing Studieshttp://www.blogger.com/profile/07404938012740019524noreply@blogger.com0tag:blogger.com,1999:blog-4520343519564700704.post-51212204153806758222018-05-07T14:05:00.002-04:002018-05-07T14:05:22.568-04:00Leveraging Resiliency to Promote Equity<table cellpadding="0" cellspacing="0" class="tr-caption-container" style="float: left; margin-right: 1em; text-align: left;"><tbody>
<tr><td style="text-align: center;"><a href="https://blogger.googleusercontent.com/img/b/R29vZ2xl/AVvXsEjtVpytlLvjmL0BL3gHw8KGB42sAESkKLYcmZLcfq01lnrTT945ViJ5HXEuVPTCzuzNDiclDqSTv-h4NI8JATb6MM1rrFtlqjRmq5UTEeybtb0r0UJfyXApqJHtLN4LIkN66uXzQ_ItURP5/s1600/blog_luberoff.jpg" imageanchor="1" style="clear: left; margin-bottom: 1em; margin-left: auto; margin-right: auto;"><img border="0" data-original-height="100" data-original-width="100" src="https://blogger.googleusercontent.com/img/b/R29vZ2xl/AVvXsEjtVpytlLvjmL0BL3gHw8KGB42sAESkKLYcmZLcfq01lnrTT945ViJ5HXEuVPTCzuzNDiclDqSTv-h4NI8JATb6MM1rrFtlqjRmq5UTEeybtb0r0UJfyXApqJHtLN4LIkN66uXzQ_ItURP5/s1600/blog_luberoff.jpg" /></a></td></tr>
<tr><td class="tr-caption" style="text-align: center;">by <a href="http://www.jchs.harvard.edu/profile/david-luberoff" target="_blank">David Luberoff</a><br />
Deputy Director</td></tr>
</tbody></table>
Faced with the increased threat of natural disasters, some community-based organizations are trying to link their efforts to better plan for catastrophic events with their existing efforts to address issues like affordable housing and economic development, according to "<a href="http://jchs.harvard.edu/research/publications/bounce-forward-not-back-leveraging-resiliency-promote-equity" target="_blank">Bounce Forward, Not Back: Leveraging Resiliency to Promote Equity</a>," a new working paper jointly published by the Joint Center for Housing Studies and <a href="http://www.neighborworks.org/" target="_blank">NeighborWorks® America</a>. Written by Caroline Lauer, a master in urban planning student at Harvard's Graduate School of Design who was a <a href="http://jchs.harvard.edu/students/fellowships/gramlich" target="_blank">2017 Edward M. Gramlich Fellow in Community and Economic Development</a>, the paper draws lessons from the growing literature on resiliency and from two case studies of notable initiatives carried out by organizations in NeighborWorks' national network of independent, nonprofit organizations focused on affordable housing and community development.<br />
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<table cellpadding="0" cellspacing="0" class="tr-caption-container" style="margin-left: auto; margin-right: auto; text-align: center;"><tbody>
<tr><td style="text-align: center;"><a href="https://blogger.googleusercontent.com/img/b/R29vZ2xl/AVvXsEg5vHo45suIoY51U4pU-FtfpXTSsabvAItwzxYdUrRYhWAQmos9PxJCCiF9Zvzoo6X4RANxVezYsto0NnNzBO339poz7IdWQ6NjedrcUSCwWvicgNJ_Cvn1m7AlDA5BP1pFTVSdo1HDJUUs/s1600/rapido.jpg" imageanchor="1" style="clear: left; margin-bottom: 1em; margin-left: auto; margin-right: auto;"><img border="0" data-original-height="324" data-original-width="576" src="https://blogger.googleusercontent.com/img/b/R29vZ2xl/AVvXsEg5vHo45suIoY51U4pU-FtfpXTSsabvAItwzxYdUrRYhWAQmos9PxJCCiF9Zvzoo6X4RANxVezYsto0NnNzBO339poz7IdWQ6NjedrcUSCwWvicgNJ_Cvn1m7AlDA5BP1pFTVSdo1HDJUUs/s1600/rapido.jpg" /></a></td></tr>
<tr><td class="tr-caption" style="text-align: left;"><i>A sample RAPIDO home.</i></td></tr>
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The first case study describes work done by the <a href="http://www.cdcbrownsville.org/" target="_blank">Community Development Corporation Brownsville</a>, which has worked with several other community groups to develop RAPIDO, a holistic approach to disaster recovery that, "aims to quickly and affordably rehouse individuals and families, building social capital within the community, and stimulating the local economy." The key to this effort, Lauer explains, is providing families with, "a simple 480-square-foot [structure] that contains essential facilities," and training a group of "Navigators" who can lead residents through the disaster recovery process. The units, which cost about as much as the temporary manufactured units typically provided to people who have lost their home to natural disaster, "can be built easily at local lumberyards, transported by basic trailers, and assembled on-site in three days by four people." Moreover, unlike the temporary housing, the units are permanent and can later be expanded.</div>
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The second case study focuses on <a href="https://www.nwumpqua.org/" target="_blank">NeighborWorks® Umpqua</a>'s Southwestern Oregon Food System Collaborative (SWOFSC) Seafood Project, a multi-faceted effort to address the struggles of the region's small-scale fisheries. This effort does so by investing in and fostering local processing facilities and other infrastructure to support local fishermen. At the same time, it also uses marketing and other strategies to increase the local and regional demand for less traditional types of seafood that, because of warming oceans, comprise increasingly large shares of what local fishermen are bringing into port. Moreover, the project leveraged these economic development initiatives to help the region prepare for both slow-moving disasters, such as the effect of climate change on the fish population, and for acute disasters, such as a storms, tsunami, or earthquakes that might reduce or even cut off the region's access to the mainland for an extended period of time.</div>
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Although the initiatives are quite different, and while it is too soon to fully gauge their effectiveness, Lauer contends that together they offer three important and timely lessons given the hurricanes that hit Texas and Puerto Rico and the wildfires that devastated parts of California and other western states last year (after she had carried out her research). First, their differing trajectories show that while efforts to link community and economic development initiatives with projects that are focused on resiliency and disaster response can have different starting points and program structures, they can still achieve similar goals. Second, both show that regardless of how they start and are structured, such efforts should focus on creating social and physical connections and structures that can be used to address a variety of pre- and post-disaster conditions, including structural inequality. Finally, she notes, such efforts strengthen a community's ability to respond not only to anticipated problems but to unforeseen challenges and potential disasters.</div>
Harvard Joint Center for Housing Studieshttp://www.blogger.com/profile/07404938012740019524noreply@blogger.com0tag:blogger.com,1999:blog-4520343519564700704.post-36539152106182428332018-05-03T14:21:00.004-04:002018-05-03T14:35:13.978-04:00Supporting Homeowners in a High-Cost, High-Opportunity City<table cellpadding="0" cellspacing="0" class="tr-caption-container" style="float: left; margin-right: 1em; text-align: left;"><tbody>
<tr><td style="text-align: center;"><a href="https://blogger.googleusercontent.com/img/b/R29vZ2xl/AVvXsEhQ_yeiWX_1bTwPzK4-M9uhSAOAn_tgXojwb-iuG-h9vVo9vx1Q5na1KWpecAKtY6w3viOl1kfEnRLozrc64rAr_e4aXql-f9ytF-LxTnr-2yuBKKuRJL4Xy1db0fjd4dEczlexsUi5i_GF/s1600/Christie-Peale-Headshot1.jpg.png" imageanchor="1" style="clear: left; margin-bottom: 1em; margin-left: auto; margin-right: auto;"><img border="0" data-original-height="100" data-original-width="100" src="https://blogger.googleusercontent.com/img/b/R29vZ2xl/AVvXsEhQ_yeiWX_1bTwPzK4-M9uhSAOAn_tgXojwb-iuG-h9vVo9vx1Q5na1KWpecAKtY6w3viOl1kfEnRLozrc64rAr_e4aXql-f9ytF-LxTnr-2yuBKKuRJL4Xy1db0fjd4dEczlexsUi5i_GF/s1600/Christie-Peale-Headshot1.jpg.png" /></a></td></tr>
<tr><td class="tr-caption" style="text-align: center;">by <a href="https://cnycn.org/about-us/" target="_blank">Christie Peale</a><br />
Center for NYC<br />
Neighborhoods</td></tr>
</tbody></table>
New York City is an increasingly expensive place to live, and <a href="https://citylimits.org/2016/08/12/cityviews-solutions-to-nycs-affordable-homeownership-crisis-do-exist/" target="_blank">housing prices are dramatically outpacing incomes</a>. In fact, over the past 25 years, home prices have increased 200 percent while incomes have remained stagnant. Moreover, today, half of the city's renters and 37 percent of its homeowners are considered housing cost burdened.<br />
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In his recently released symposium paper on "Expanding Access to Homeownership as a Means of fostering Residential Integration and Inclusion," Christopher Herbert presents a compelling case for making homeownership more affordable and accessible to achieve higher levels of residential integration and inclusion. At the <a href="http://cnycn.org/" target="_blank">Center for NYC Neighborhoods</a>, a nonprofit that protects and promotes affordable homeownership in New York, we have seen firsthand the essential role homeownership plays as a bulwark against displacement within the context of gentrification and increasing unaffordability. In addition to enthusiastically endorsing Herbert's policy recommendations to promote new homeownership opportunities, we also encourage policymakers to develop approaches that support existing homeowners.<br />
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<b style="color: #3d85c6;"><span style="font-size: large;">Gentrification, Displacement, and Housing Mobility</span></b><br />
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Current discussions of housing mobility generally focus on the importance of supporting families who choose to move from racially-segregated, high-poverty neighborhoods to neighborhoods with greater racial integration and economic opportunities. This is, of course, a worthy goal. Yet, the goals of choice, inclusivity, and opportunity also require us to support families who are at risk of being forced to leave neighborhoods due to rising costs. By supporting families who are vulnerable to displacement, we can promote inclusion and ensure that families of all backgrounds and incomes have access to economic opportunity and improved neighborhood conditions.<br />
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<a href="https://blogger.googleusercontent.com/img/b/R29vZ2xl/AVvXsEj_oCqJjFdxiE7_CXZcAamVu4Oi5BxZ4ZbHXog_CGu-O-oHkNTMw5gHJAdDM-x7cg3P1DyshhcdMund10AXU7LMrqZ-3EN54xJvKWG61qtHl3VqTgS-77Wzhgk5Ize8gVNSB8t36D0xOeap/s1600/eastNY.jpg" imageanchor="1" style="clear: left; float: left; margin-bottom: 1em; margin-right: 1em;"><img border="0" data-original-height="235" data-original-width="576" src="https://blogger.googleusercontent.com/img/b/R29vZ2xl/AVvXsEj_oCqJjFdxiE7_CXZcAamVu4Oi5BxZ4ZbHXog_CGu-O-oHkNTMw5gHJAdDM-x7cg3P1DyshhcdMund10AXU7LMrqZ-3EN54xJvKWG61qtHl3VqTgS-77Wzhgk5Ize8gVNSB8t36D0xOeap/s1600/eastNY.jpg" /></a></div>
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The Center for NYC Neighborhoods spent 2017 studying what happens to families in one such neighborhood: <a href="http://www.cnycn.org/eastnewyork/" target="_blank">East New York, in Brooklyn</a>. Home to thousands of black and Hispanic working-class homeowners, East New York has historically been one of New York City's most affordable neighborhoods. Like many communities of color around the country, it continues to be battered by the legacy of the Great Recession and high rates of foreclosure.<br />
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But, in recent years, home prices have spiked and the neighborhood has experienced an influx of investment and increasingly affluent residents. Labeled Brooklyn's "<a href="http://nymag.com/daily/intelligencer/2015/01/east-new-york-gentrification.html" target="_blank">last frontier</a>" by real estate investors, the neighborhood's longtime homeowners and tenants face increasing uncertainty.<br />
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For our study, we tracked East New York residents who moved out of their homes between 2012 and 2016, focusing on homeowners who were facing foreclosure. We found that homeowners with mortgage distress who stayed within the city tended to become renters, contributing to a saturated rental market in the few remaining affordable neighborhoods. We also found that homeowners who left the city tended to move to places with more affordable housing, but at the cost of access to jobs, higher transportation costs, and reduced economic mobility.<br />
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<b style="color: #3d85c6;"><span style="font-size: large;">Interventions to Support Existing Homeowners</span></b><br />
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Our findings demonstrate that the role foreclosure plays in helping to feed the cycle of neighborhood change and displacement, and underline the importance of policies that support and stabilize low- and moderate-income homeowners. We recommend the following:<br />
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<ul>
<li><b>Streamline and expand home repair resources</b>: Unaffordable home repairs are one of the biggest challenges for lower-income homeowners, and existing resources are often unable to meet the need.</li>
<li><b>Continue to fund homeowner stabilization assistance</b>: Foreclosure prevention services face major cuts in New York, as well as nationally, yet tens of thousands of homeowners continue to struggle to avoid foreclosure. We recommend continuing to support these vital services and developing innovative new programs to promote homeowner stabilization, such as financial empowerment counseling and matched savings accounts.</li>
<li><b>Reform policies towards tax- and water-bill-delinquent homeowners</b>: Many lower-income homeowners struggle to afford property tax and water bills. When faced with the prospect of an in rem or tax lien foreclosure, they may feel they have no other choice than to sell their home, which can further stoke the loss of affordable housing. We recommend developing income-based repayment plans and alternative debt servicing models.</li>
<li><b>Support homeowner-landlords in order to support tenants</b>: Rental units in owner-occupied homes provide a major source of affordable housing. However, the future of these units is at risk. We recommend developing incentives for homeowners to provide rental units that are affordable for low-income individuals or families leaving homeless shelters, as well as legalizing safe basement apartments and other accessory dwelling units. These reforms would have the joint benefits of stabilizing existing homeowners' finances and creating additional affordable housing opportunities for renters.</li>
<li><b>Strengthen local incomes and economic opportunity</b>: We recommend improving access to good jobs through neighborhood-targeted workforce development, job access strategies, and living-wage policies. Tax policy maters, too. For example, many of the homeowners we serve do not earn enough to benefit from the Mortgage Interest Deduction. As Herbert recommends, converting the deduction to a credit would provide direct assistance that is better targeted to lower-income homeowners.</li><br />
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Our ability to protect the working- and middle-class homeowners in neighborhoods like East New York will help decide whether New York City will remain a place of opportunity for all people, or only for real estate investors and the wealthy. Moreover, these efforts could serve as a model for people concerned about similar problems in other cities. Taking these steps requires us to recognize that there is nothing natural about displacement and that solutions exist to support vulnerable homeowners and their tenants.<br />
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<i style="background-color: white; color: #222222; font-family: arial, tahoma, helvetica, freesans, sans-serif; font-size: 13.2px;">This post is a response to the Panel 5 papers that were presented at our A Shared Future symposium in 2017. These papers are <a href="http://www.jchs.harvard.edu/shared-future-fostering-communities-inclusion-era-inequality-2017" style="color: #cc6411;" target="_blank">available on the JCHS website</a>. </i></div>
Harvard Joint Center for Housing Studieshttp://www.blogger.com/profile/07404938012740019524noreply@blogger.com0tag:blogger.com,1999:blog-4520343519564700704.post-27643923364785925862018-04-19T07:18:00.000-04:002018-04-19T07:18:16.967-04:00Home Remodeling Expected to Remain Strong and Steady into 2019<table cellpadding="0" cellspacing="0" class="tr-caption-container" style="float: left; margin-right: 1em; text-align: left;"><tbody>
<tr><td style="text-align: center;"><a href="https://blogger.googleusercontent.com/img/b/R29vZ2xl/AVvXsEiwY7fuIw6pdQCZYW8hpTSWz8NCf5pAtqhojSxy9s-ryU2ZVWLlaa0Ip-VrsbaXVt4bT95EWkpXyZZQP4dUDXK1Ky41OwvvT2h_1tsfGI6cxbq4b92aMbKm9IsIm1g7Xcf_qcqotg6qOn3T/s1600/blog_will.jpg" imageanchor="1" style="clear: left; margin-bottom: 1em; margin-left: auto; margin-right: auto;"><img border="0" data-original-height="100" data-original-width="100" src="https://blogger.googleusercontent.com/img/b/R29vZ2xl/AVvXsEiwY7fuIw6pdQCZYW8hpTSWz8NCf5pAtqhojSxy9s-ryU2ZVWLlaa0Ip-VrsbaXVt4bT95EWkpXyZZQP4dUDXK1Ky41OwvvT2h_1tsfGI6cxbq4b92aMbKm9IsIm1g7Xcf_qcqotg6qOn3T/s1600/blog_will.jpg" /></a></td></tr>
<tr><td class="tr-caption" style="text-align: center;">by <a href="http://www.jchs.harvard.edu/profile/abbe-will" target="_blank">Abbe Will</a><br />
Associate Project Director,<br />
Remodeling Futures</td></tr>
</tbody></table>
The robust pace of spending on home renovations and repairs is expected to stay strong over the coming quarters, according to our latest <a href="http://www.jchs.harvard.edu/home-remodeling-expected-remain-strong-and-steady-2019" target="_blank">Leading Indicator of Remodeling Activity (LIRA)</a>. The LIRA projects that annual growth in homeowner remodeling expenditure will remain above 7 percent throughout the year and into the first quarter of 2019.<br />
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Strengthening employment conditions and rising home values are encouraging homeowners to make greater investments in their homes. Upward trends in retail sales of building materials and the growing number of remodeling permits indicate that homeowners are doing more—and larger—improvement projects.<br />
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While the overall outlook is positive, one area of concern is the slowing growth in sales of existing homes, since sales traditionally trigger significant renovation spending by both sellers and buyers. Even with this headwind, annual spending on residential improvements and repairs by homeowners is set to exceed $340 billion by early next year.<br />
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<a href="https://blogger.googleusercontent.com/img/b/R29vZ2xl/AVvXsEgYMbzKmddmystDl0GDht1BtNLrgaiLAnJybnNKP6eJr00bToLMKOIilShIcySEn8BShHHcfZOz8imc-NebhOfXHmwub9iXnv51Vlgc3owVRqhV9Imx1Rp30mMFlp7BvHLKWnEYroWyzbTn/s1600/LIRA2018-Q1.PNG" style="clear: left; float: left; margin-bottom: 1em; margin-right: 1em;" target="_blank"><img border="0" data-original-height="432" data-original-width="576" src="https://blogger.googleusercontent.com/img/b/R29vZ2xl/AVvXsEgiH053Ltr7neWo08QgsgMlXBsBAvQEtUy6pc5dxVW9zSWIlnvfRt9UUMrIrXltbpt5DPqejfsHwF56wQZBvvpiV6A7McOXG4djfJW3_IqtInAIbAX3xBUNFdRRo6VdrYrDh7pNsMt3iA4p/s1600/LIRA2018-Q1_sm.png" /></a></div>
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<span style="background-color: white; color: #222222; font-family: "arial" , "tahoma" , "helvetica" , "freesans" , sans-serif; font-size: 13.2px; text-align: justify;">For more information about the LIRA, including how it is calculated, visit the </span><a href="http://www.jchs.harvard.edu/leading-indicator-remodeling-activity-lira#overlay-context=research/remodeling-futures" style="background-color: white; color: #cc6411; font-family: inherit; font-size: 13.2px; text-align: justify; text-decoration-line: none;" target="_blank">JCHS website</a><span style="background-color: white; color: #222222; font-family: "arial" , "tahoma" , "helvetica" , "freesans" , sans-serif; font-size: 13.2px; text-align: justify;">.</span>Harvard Joint Center for Housing Studieshttp://www.blogger.com/profile/07404938012740019524noreply@blogger.com0tag:blogger.com,1999:blog-4520343519564700704.post-76344227377383702972018-04-18T13:35:00.000-04:002018-04-18T13:38:20.779-04:00Using a Full Portfolio of Tools (Including Vouchers) to Expand Access to High-Opportunity Communities<table cellpadding="0" cellspacing="0" class="tr-caption-container" style="float: left; margin-right: 1em; text-align: left;"><tbody>
<tr><td style="text-align: center;"><a href="https://blogger.googleusercontent.com/img/b/R29vZ2xl/AVvXsEhe-ufAkMBL0DxWEnoKWKcCgvqTG7Fx2_E5ZghQaf008je-R2q5LVThDHxLGBht880Tf9QUIZs0v2q-Wj3xRCLgSAQoYVVIN_EtIYq2SC-myaneMn8NZHzdt5-No-ZVu-7WijFLn9zfiuQV/s1600/barbara_sard-500x500.jpg" imageanchor="1" style="clear: left; margin-bottom: 1em; margin-left: auto; margin-right: auto;"><img border="0" data-original-height="100" data-original-width="100" src="https://blogger.googleusercontent.com/img/b/R29vZ2xl/AVvXsEhe-ufAkMBL0DxWEnoKWKcCgvqTG7Fx2_E5ZghQaf008je-R2q5LVThDHxLGBht880Tf9QUIZs0v2q-Wj3xRCLgSAQoYVVIN_EtIYq2SC-myaneMn8NZHzdt5-No-ZVu-7WijFLn9zfiuQV/s1600/barbara_sard-500x500.jpg" /></a></td></tr>
<tr><td class="tr-caption" style="text-align: center;">by <a href="https://www.cbpp.org/barbara-sard" target="_blank">Barbara Sard</a><br />
Center on Budget<br />and Policy Priorities</td></tr>
</tbody></table>
The three papers from the rich and provocative <a href="http://www.jchs.harvard.edu/shared-future-fostering-communities-inclusion-era-inequality-2017" target="_blank"><i>A Shared Future</i></a> symposium that
focused on what it would take for housing subsidies to overcome affordability
barriers to inclusion in all neighborhoods provide a multi-faceted and nuanced
set of approaches that would expand possibilities for lower-income, non-white
families to live in higher-opportunity communities. While these are important
approaches that should be part of the policy portfolio, efforts to expand
opportunities should also recognize that tenant-based vouchers are, and will
likely remain, the primary policy tool for enabling poor and near-poor families
to live in higher-opportunity communities.<br />
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<o:p></o:p></div>
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In his paper, <a href="http://jchs.harvard.edu/research/publications/shared-future-expanding-access-homeownership-means-fostering-residential?_ga=2.237453184.1238069763.1523555474-910224065.1466515129" target="_blank">Chris Herbert</a> reminds us that, typically, the housing stock in high-opportunity communities
is predominantly owner-occupied. So, as part of a comprehensive portfolio, it’s
important to consider strategies to make it possible for low-income (and other)
families of color to purchase homes in such neighborhoods, including those where
rents are starting to rise. However, even a robust set of tools to overcome
downpayment and credit barriers may not be sufficient to make for-sale homes in
neighborhoods with good schools and other amenities in many regions within
reach of low-income families. <o:p></o:p></div>
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Both <a href="http://jchs.harvard.edu/research/publications/shared-future-expanding-toolbox-promising-approaches-increasing-geographic?_ga=2.199203631.1238069763.1523555474-910224065.1466515129" target="_blank">Steve Norman</a> and <a href="http://jchs.harvard.edu/research/publications/shared-future-what-would-it-take-housing-subsidies-overcome-affordability?_ga=2.199203631.1238069763.1523555474-910224065.1466515129" target="_blank">Margery Turner</a> highlight the key role acquisition by committed owners of
multifamily rental properties can play, both in keeping rents affordable in
“emergent” (i.e., gentrifying) neighborhoods and in making more units available
to families with housing vouchers in those and already higher-rent communities.
Federal housing policy has neglected such acquisition strategies: grants are
rarely available to reduce the amount of debt such purchases will require, and
tax credits are restricted to new development or substantial rehabilitation. Like
the King County Housing Authority, some other mission-driven organizations,
such as the <a href="http://www.nationalhousingtrust.org/sites/default/files/page_file_attachments/SIP1012-Opp-Fund-042017.pdf" target="_blank">National Housing Trust</a>, have patched together state or local assistance with private
market debt (and potentially project-based vouchers) to make such acquisitions
feasible. Facilitating loans and grants to purchase rental properties tied to
long-term affordability restrictions – including obligations not to
discriminate against voucher holders – should be a goal of federal housing
policy, including housing finance reform.<o:p></o:p></div>
<div class="MsoNormal">
<br /></div>
<div class="MsoNormal">
While it’s important to include for-sale and multifamily
acquisition strategies in a comprehensive strategy portfolio, tenant-based
vouchers will likely remain the primary tool for enabling more poor and
near-poor families to live in higher-opportunity communities. That’s true, given
vouchers’ current scale — more than 2.2 million Housing Choice Vouchers are now
in use <span style="mso-ascii-font-family: Calibri; mso-hansi-font-family: Calibri;">—
</span>and their flexibility to rent virtually any type of decent-quality
dwelling at a wide range of price points.</div>
<div class="MsoNormal">
<br /></div>
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Yet vouchers can do much more to expand housing choice. The
implementation of HUD’s new <a href="https://www.cbpp.org/research/housing/housing-voucher-policy-designed-to-expand-opportunity-targets-areas-that-need-it" target="_blank">Small Area Fair Market Rent</a> (SAFMR) policy is a promising step, but other federal
policy changes are needed to create stronger <a href="https://www.cbpp.org/research/housing/realizing-the-housing-voucher-programs-potential-to-enable-families-to-move-to" target="_blank">incentives</a>
for housing agencies to promote better locational outcomes. It’s also vital to make
more funding available, from public as well as philanthropic sources, to meet agencies’
additional administrative costs of promoting voucher mobility. And federal
policy should not only permit but encourage agencies to target vouchers
combined with mobility assistance to families with <a href="http://www.mobilitypartnership.org/helping-young-children-move-out-poverty-creating-new-type-rental-voucher" target="_blank">young children</a> living in the most severely distressed neighborhoods.<o:p></o:p></div>
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<br /></div>
<div class="MsoNormal">
Such efforts to foster inclusion may cost more, though
experience with SAFMRs <a href="https://www.cbpp.org/research/housing/trump-administration-blocks-housing-voucher-policy-that-would-expand-opportunity" target="_blank">shows</a>
this isn’t always the case. But if we really care about outcomes for families
over the long term, we can’t wait until there are sufficient resources to make
housing affordable to all before we start paying attention to the types of
neighborhoods families live in.<i style="mso-bidi-font-style: normal;"> </i>The
desperation and long-term harm of homelessness and housing insecurity create
understandable pressure to spread the <a href="https://www.cbpp.org/three-out-of-four-low-income-at-risk-renters-do-not-receive-federal-rental-assistance" target="_blank">limited subsidy resources</a> to help as many families as possible. Yet mounting
evidence demonstrates the real long-term harm of growing up in a very poor,
violent neighborhood and attending low-performing schools. Affordable housing
alone doesn’t improve life chances; <i style="mso-bidi-font-style: normal;">where
</i>families are able to live must also be a first-order concern, not one that
we’ll pay attention to if and when we remedy the shortage of subsidies. <span style="mso-spacerun: yes;"> </span><i style="mso-bidi-font-style: normal;"><o:p></o:p></i></div>
<div class="MsoNormal">
<span style="mso-spacerun: yes;"><br /></span></div>
<div class="MsoNormal">
While housing practitioners work to do the best job possible
with the available resources, we must also build the political will to expand
investments in housing subsidies, so that more families have the chance to overcome
affordability barriers and live in communities of their choice.<i style="mso-bidi-font-style: normal;"> </i>The Center for Budget and Policy
Priorities, along with the National Low Income Housing Coalition and others,
has just launched the <a href="https://www.opportunityhome.org/" target="_blank">Opportunity Starts at Home campaign</a>, a long-term effort to achieve this goal. </div>
<div class="MsoNormal">
<o:p></o:p></div>
Harvard Joint Center for Housing Studieshttp://www.blogger.com/profile/07404938012740019524noreply@blogger.com0tag:blogger.com,1999:blog-4520343519564700704.post-88935696313013902722018-04-12T15:28:00.000-04:002018-04-12T15:41:09.049-04:00The Fair Housing Act at 50 <table cellpadding="0" cellspacing="0" class="tr-caption-container" style="float: left; margin-right: 1em; text-align: left;"><tbody>
<tr><td style="text-align: center;"><a href="https://blogger.googleusercontent.com/img/b/R29vZ2xl/AVvXsEjtVpytlLvjmL0BL3gHw8KGB42sAESkKLYcmZLcfq01lnrTT945ViJ5HXEuVPTCzuzNDiclDqSTv-h4NI8JATb6MM1rrFtlqjRmq5UTEeybtb0r0UJfyXApqJHtLN4LIkN66uXzQ_ItURP5/s1600/blog_luberoff.jpg" imageanchor="1" style="clear: left; margin-bottom: 1em; margin-left: auto; margin-right: auto;"><img border="0" data-original-height="100" data-original-width="100" src="https://blogger.googleusercontent.com/img/b/R29vZ2xl/AVvXsEjtVpytlLvjmL0BL3gHw8KGB42sAESkKLYcmZLcfq01lnrTT945ViJ5HXEuVPTCzuzNDiclDqSTv-h4NI8JATb6MM1rrFtlqjRmq5UTEeybtb0r0UJfyXApqJHtLN4LIkN66uXzQ_ItURP5/s1600/blog_luberoff.jpg" /></a></td></tr>
<tr><td class="tr-caption" style="text-align: center;">by <a href="http://www.jchs.harvard.edu/profile/david-luberoff" target="_blank">David Luberoff</a><br />
Deputy Director</td></tr>
</tbody></table>
Fair housing can and should be a centerpiece of efforts to expand economic opportunity, asserted <a href="https://www.frbatlanta.org/about/atlantafed/officers/executive_office/bostic-raphael.aspx" target="_blank">Dr. Raphael Bostic</a>, President and CEO of the Federal Reserve Bank of Atlanta, who gave the <a href="http://www.jchs.harvard.edu/events/john-t-dunlop-lecture" target="_blank">18th Annual John T. Dunlop Lecture</a> at the Harvard Graduate School of Design on Tuesday, April 10 (<a href="https://www.youtube.com/watch?time_continue=8&v=tjd2sveww3w" target="_blank">watch video</a>). His talk, on the past, present, and future of the Fair Housing Act, was given one day before the 50th anniversary of President Lyndon B. Johnson signing the measure.<br />
<br />
Bostic, who also served as Assistant Secretary for Policy Development and Research at the U.S. Department of Housing and Urban Development (HUD) from 2009 until 2012, explained that decades of research show the strong positive impacts that neighborhoods can have on children's education and future earnings. Given this, he noted, it is in everyone's interest to support efforts to expand opportunities for all families. "Fair housing is a key to economic mobility," he explained. "It is an economic development issue as well as a community and personal development issue."<br />
<br />
Bostic went on to discuss the two main strategies for achieving the law's ambitious (and, in many cases, unfilled) goals. One approach has been enforcement of the fair housing act’s prohibition on discriminatory treatment in the housing market– including actions brought by HUD against communities, and sometimes brought against HUD by activists and non-profit groups. The other strategy derives from the act’s mandate that federal grantees also have an obligation to affirmatively further fair housing, taking steps to promote integration and not just combat discrimination. During his HUD tenure, Bostic was instrumental in developing a new approach to structuring how HUD-funded communities should go about identifying and implementing such affirmative steps.<br />
<br />
While the former approach can achieve some success, it can ultimately produce only limited results, he observed. However, if carefully designed, the latter strategy has significant potential, asserted Bostic, as plans designed by the communities themselves with input from local stakeholders have a greater chance of being actively embraced. Given the current administration's efforts to slow and roll back some of those efforts, in the short run, enforcement efforts are likely to be the primary way in which supporters of fair housing will achieve their goals, he said. However, in the long run, people and communities will come to adopt more proactive approaches if only because an increasing number of them understand that America's long-standing history of upward economic mobility is at risk and that fair housing can be part of a solution to making sure that the next generation (and the ones that follow) continue to have access to the American Dream.<br />
<div>
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Harvard Joint Center for Housing Studieshttp://www.blogger.com/profile/07404938012740019524noreply@blogger.com0tag:blogger.com,1999:blog-4520343519564700704.post-83473130415861691852018-04-11T15:46:00.000-04:002018-04-11T15:49:33.561-04:00Have Incomes Kept Up with Rising Rents? <table cellpadding="0" cellspacing="0" class="tr-caption-container" style="float: left; margin-right: 1em; text-align: left;"><tbody>
<tr><td style="text-align: center;"><a href="https://blogger.googleusercontent.com/img/b/R29vZ2xl/AVvXsEgOqk-ia3MVEcvLsKlDDdQL9k_q1IoQB527OtqZPfIdTWpWDwoV4m6evJe4QmjtjZY1GgIefhDxvCIbHOxXUHadiV_M3bl1JtTRA7hWAQULefTtuuV8EirX-7RPN_n9vY4QAPT6VuXfzV96/s1600/blog_whitney.jpg" imageanchor="1" style="clear: left; margin-bottom: 1em; margin-left: auto; margin-right: auto;"><img border="0" data-original-height="100" data-original-width="100" src="https://blogger.googleusercontent.com/img/b/R29vZ2xl/AVvXsEgOqk-ia3MVEcvLsKlDDdQL9k_q1IoQB527OtqZPfIdTWpWDwoV4m6evJe4QmjtjZY1GgIefhDxvCIbHOxXUHadiV_M3bl1JtTRA7hWAQULefTtuuV8EirX-7RPN_n9vY4QAPT6VuXfzV96/s1600/blog_whitney.jpg" /></a></td></tr>
<tr><td class="tr-caption" style="text-align: center;">by <a href="http://www.jchs.harvard.edu/profile/whitney-airgood-obrycki" target="_blank">Whitney<br />Airgood-Obrycki</a></td></tr>
</tbody></table>
<span style="text-indent: 0in;">While renters’ median housing costs
rose, in real terms, by 11 percent between 2001 and 2016, their incomes fell by
two percent, according to our latest </span><a href="http://www.jchs.harvard.edu/americas-rental-housing" style="text-indent: 0in;" target="_blank"><i>America’s Rental Housing</i></a><i style="text-indent: 0in;"> </i><span style="text-indent: 0in;">report. </span><span style="text-indent: 0in;">Moreover, these changes were unevenly
distributed across renter households, primarily affecting those who are least
able to afford it. Housing costs (rents plus utilities) consumed an increasing
portion of household income for renters who made less than the median income
for all households. In contrast, incomes increased more than housing costs for
higher-income renter households (</span><b style="text-indent: 0in;">Figure
1</b><span style="text-indent: 0in;">).</span><br />
<span style="text-indent: 0in;"><br /></span>
<br />
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<a href="https://blogger.googleusercontent.com/img/b/R29vZ2xl/AVvXsEhznGnNcq3lpwG5bS7v-FIZ2K7fcnuHozY-qNXaQwh61sphaQUsfm_glealKfH_2FRDXXgOWndPbZEQ4H6NwR49Ib4D2UP6OfQNnGuHJJJctw2yvutz6TlssOI9je0_lsumYg-twFy0KWQi/s1600/airgood-obrycki_041118_figure1.PNG" target="_blank"><img border="0" data-original-height="341" data-original-width="576" src="https://blogger.googleusercontent.com/img/b/R29vZ2xl/AVvXsEhFksmiUaxwn2TGiL5HT1-HsvNTY5ec02tnvsiUixjkLuvSkSyQvqa2fBfQ3LCGFjQ-etKtiTHxr405qb2s4MrevFT9VuIRdSZ6WlN8-CK0XHaXTccIzH_7gPNrkVtmOa2DMjoxHr5d9pmj/s1600/airgood-obrycki_041118_figure1.PNG" /></a></div>
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<div class="MsoNormal" style="text-indent: 0in;">
<span style="font-size: x-small;"><i>Notes: Income quartiles include both owners and renters. Median housing costs and household incomes are in constant 2016 dollars, adjusted for inflation using the CPI-U for All Items. Housing costs include cash rent and utilities. Indexed values are cumulative percent change.</i></span></div>
<div class="MsoNormal" style="text-indent: 0in;">
<span style="font-size: x-small;"><i>Source: JCHS tabulations of US Census Bureau, American Community Surveys.</i></span></div>
<div>
<br /></div>
<div class="MsoNormal" style="text-indent: 0in;">
Illustratively, the median monthly income for renters in the bottom income
quartile fell by $50, dropping from $1,270 in 2001 to $1,220 in 2016 (a 4
percent decline). However, their median monthly housing costs increased by $70,
rising from $690 to $760 (a 10 percent increase). This means that after paying
for housing, renters in the bottom income quartile had less than $500 left to
cover all other expenses (<b style="mso-bidi-font-weight: normal;">Figure 2</b>),
such as food, health care, insurance, transportation, and savings they could
use for emergencies, retirement, education, repairs, or other needs.<br />
<br /></div>
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<span style="font-size: x-small;"><i>Notes: Income quartiles include both renters and owners. Housing costs include cash rent and utilities.</i></span><br />
<div class="MsoNormal">
<span style="font-size: x-small;"><i>Source: JCHS tabulations of 2016 American Community Survey.</i></span></div>
<br />
<div class="MsoNormal" style="text-indent: 0in;">
While residual incomes for the
lowest-quartile group are slightly higher than they were in recent years, they
are still 18 percent less than in 2001, when these households had $600 in
residual income (in inflation adjusted dollars). Moreover, 48 percent of households in the lowest-income quartile consist of more than one person, and 27
percent have at least one child present. <o:p></o:p><br />
<br /></div>
<div class="MsoNormal" style="text-indent: 0in;">
The situation is particularly bleak
for renters in the lowest income quartile who spend more than 30 percent of
income on housing. These cost-burdened renters had a residual income of only
$360 per month in 2016, down 18 percent since 2001. In contrast, households in
the same quartile that weren’t cost burdened had a residual income of $1,180 in
2016, down 6 percent since 2001. Part of this difference is due to the higher
rates of cost burden among the very lowest-income renters within the quartile.
Even so, cost burden reduces residual income.<o:p></o:p><br />
<br /></div>
<div class="MsoNormal" style="text-indent: 0in;">
As noted above, the story is quite
different for higher-income renters. Monthly housing costs for renters in the
top income quartile rose by $320, increasing from $1,360 to $1,680 (a 24
percent rise). However, their monthly incomes rose by $890, increasing from
$10,440 to $11,330 (a 9 percent rise). As a result, these renters saw their
residual incomes increase from $9,030 in 2001 to $9,660 per month in real
terms.</div>
Harvard Joint Center for Housing Studieshttp://www.blogger.com/profile/07404938012740019524noreply@blogger.com0tag:blogger.com,1999:blog-4520343519564700704.post-489865749255915272018-04-06T11:25:00.000-04:002018-04-06T11:25:50.275-04:00What Would it Take for Housing Subsidies to Overcome Affordability Barriers to Inclusion in All Neighborhoods?<i>by Katie Gourley, Graduate Research Assistant</i><br />
<br />
The design of housing voucher programs, site selection for new subsidized units, and federal, state, and local housing programs can all encourage—or hamper—efforts to create more inclusive residential communities. <a href="http://www.jchs.harvard.edu/shared-future-fostering-communities-inclusion-era-inequality-2017" target="_blank">Three new papers</a> released today by the Joint Center for Housing Studies examine many of the issues and historic legacies that policymakers need to address as they strive to meet this goal. The papers, which were presented at <i><a href="http://www.jchs.harvard.edu/shared-future-fostering-communities-inclusion-era-inequality-2017" target="_blank">A Shared Future: Fostering Communities of Inclusion in an Era of Inequality</a></i>, a symposium hosted by Joint Center last year, are:<br />
<br />
<table cellpadding="0" cellspacing="0" class="tr-caption-container" style="float: left; margin-right: 1em; text-align: left;"><tbody>
<tr><td style="text-align: center;"><a href="https://blogger.googleusercontent.com/img/b/R29vZ2xl/AVvXsEjn62b0GO2WvwA1qeGRE5dy05SjM7L7cMYlf6XXBvtgGg_O0MYtHQ8gZlDFsguk52YzrNGc7XBMCq5HmJmWdRhWPK4GWvtENQlZs5Dl-eWPxoOC2XK0XGvnOa_oYnlTlG-5k3ZDqtc3LSmM/s1600/turner-margery_sm.jpg" imageanchor="1" style="clear: left; margin-bottom: 1em; margin-left: auto; margin-right: auto;"><img border="0" data-original-height="100" data-original-width="100" src="https://blogger.googleusercontent.com/img/b/R29vZ2xl/AVvXsEjn62b0GO2WvwA1qeGRE5dy05SjM7L7cMYlf6XXBvtgGg_O0MYtHQ8gZlDFsguk52YzrNGc7XBMCq5HmJmWdRhWPK4GWvtENQlZs5Dl-eWPxoOC2XK0XGvnOa_oYnlTlG-5k3ZDqtc3LSmM/s1600/turner-margery_sm.jpg" /></a></td></tr>
<tr><td class="tr-caption" style="text-align: center;"><a href="https://www.urban.org/author/margery-austin-turner" target="_blank">Margery Austin Turner</a>,<br />
Urban Institute</td></tr>
</tbody></table>
<b><a href="http://jchs.harvard.edu/research/publications/shared-future-what-would-it-take-housing-subsidies-overcome-affordability" target="_blank">What Would it Take for Housing Subsidies to Overcome Affordability Barriers to Inclusion in All Neighborhoods?</a></b> by Margery Austin Turner, the panel moderator, begins by noting that, while there are many benefits associated with moving to higher-opportunity neighborhoods, the voucher and tax credit programs that are currently the largest source of federal subsidies for affordable housing often fail to offer those opportunities to low-income families. Part of the problem, she argues, is that too often, policies aimed at expanding access to opportunity-rich neighborhoods (i.e. fair housing policies) are pursued separately from housing subsidy policies, rather than as part of a strategic portfolio of investments. Such a portfolio approach would use different investment and interventions to four different types of neighborhoods. In severely distressed neighborhoods, subsidized housing probably should not be further concentrated, while in stable, low-income neighborhoods, subsidized housing investments should focus on renovation and preservation of the affordable housing stock. In emergent neighborhoods, preservation and expansion of affordable housing options should be the top priority, while in opportunity-rich neighborhoods, housing subsidies should be deployed (along with other policy tools) to expand affordable housing options.<br />
<br />
<table cellpadding="0" cellspacing="0" class="tr-caption-container" style="float: left; margin-right: 1em; text-align: left;"><tbody>
<tr><td style="text-align: center;"><a href="https://blogger.googleusercontent.com/img/b/R29vZ2xl/AVvXsEh40SurESInokC9BFLqmT26tswW6W-pWA2s_Tj-xfCjwVnBdf8SH-dlno-nc_fEKyH09CDA-yOg141cN4W1xcd3tq8wGyiRyeD-_O0Br-GiK5vOSStyYyUNbbCJh04WoaTYZ1noFetvADaJ/s1600/norman_oppenheimer.jpg" imageanchor="1" style="clear: left; margin-bottom: 1em; margin-left: auto; margin-right: auto;"><img border="0" data-original-height="214" data-original-width="100" src="https://blogger.googleusercontent.com/img/b/R29vZ2xl/AVvXsEh40SurESInokC9BFLqmT26tswW6W-pWA2s_Tj-xfCjwVnBdf8SH-dlno-nc_fEKyH09CDA-yOg141cN4W1xcd3tq8wGyiRyeD-_O0Br-GiK5vOSStyYyUNbbCJh04WoaTYZ1noFetvADaJ/s1600/norman_oppenheimer.jpg" /></a></td></tr>
<tr><td class="tr-caption" style="text-align: center;"><span style="font-size: x-small;"><a href="https://www.kcha.org/contact/executive/" target="_blank">Stephen Norman</a> &<br /><a href="https://www.kcha.org/contact/staff/" target="_blank">Sarah Oppenheimer</a>,<br />KCHA</span></td></tr>
</tbody></table>
<b><a href="http://jchs.harvard.edu/research/publications/shared-future-expanding-toolbox-promising-approaches-increasing-geographic" target="_blank">Expanding the Toolbox: Promising Approaches for Increasing Geographic Choice</a></b> by Stephen Norman and Sarah Oppenheimer reviews the King County Housing Authority's (KCHA) ambitious efforts to use federal housing subsidies to provide families with broader neighborhood choice. Informed by growing national evidence on the effects of neighborhood quality on life outcomes, they note, KCHA has used both tenant-based mobility approaches and site-based affordability approaches to expand low-income families' access to a wider set of neighborhoods in the county, which includes Seattle and many surrounding communities. KCHA's tenant-based mobility strategies have included offering to pay higher rents in higher-opportunities areas and providing extensive counseling to voucher holders. The site-based strategies have focused on acquiring and preserving housing and using federal vouchers to support new development in higher-opportunity areas. As a result, about 31 percent of KCHA's federally-subsidized households with children currently reside in low-poverty areas.<br />
<br />
<b><br /></b>
<br />
<table cellpadding="0" cellspacing="0" class="tr-caption-container" style="float: left; margin-right: 1em; text-align: left;"><tbody>
<tr><td style="text-align: center;"><a href="https://blogger.googleusercontent.com/img/b/R29vZ2xl/AVvXsEixo6psbOwq-S9G52Hp9Xi4YiO98Jfzabo1hNZnx4xnbGU3Mz-kGFgeAYh2dIEtXyv86faqbzQ1LvdzI21wt3XU-wuX-lTejioou_VAdQr1yWL0Zs15FKe9Vq-Qlw7tEbKKYqfl9np7OmTK/s1600/Chris_Herbert_sm.jpg" imageanchor="1" style="clear: left; margin-bottom: 1em; margin-left: auto; margin-right: auto;"><img border="0" data-original-height="100" data-original-width="100" src="https://blogger.googleusercontent.com/img/b/R29vZ2xl/AVvXsEixo6psbOwq-S9G52Hp9Xi4YiO98Jfzabo1hNZnx4xnbGU3Mz-kGFgeAYh2dIEtXyv86faqbzQ1LvdzI21wt3XU-wuX-lTejioou_VAdQr1yWL0Zs15FKe9Vq-Qlw7tEbKKYqfl9np7OmTK/s1600/Chris_Herbert_sm.jpg" /></a></td></tr>
<tr><td class="tr-caption" style="text-align: center;"><a href="http://www.jchs.harvard.edu/profile/chris-herbert" target="_blank">Christopher Herbert</a>,<br />
JCHS</td></tr>
</tbody></table>
<b><a href="http://jchs.harvard.edu/research/publications/shared-future-expanding-access-homeownership-means-fostering-residential" target="_blank">Expanding Access to Homeownership as a Means of Fostering Residential Integration and Inclusion</a></b> by Christopher Herbert, Managing Director of the Joint Center for Housing Studies, notes that efforts to foster more inclusive communities have to confront issues related to housing affordability not only in more expensive, higher-opportunity neighborhoods, but in gentrifying ones as well. While many discussions about these issues focus on subsidized rental housing, Herbert argues that efforts to make homeownership more affordable should also be part of the portfolio of approaches used to foster more racially-, ethnically-, and economically-integrated communities. Potential appealing policies, he contends, fall into four broad categories: changes in federal income tax policy related to the mortgage interest deduction and savings; increased support for housing counseling; maintaining or modifying "duty to serve" obligations that affect mortgage lending; and better targeting and potentially expanding funding for downpayment assistance. He notes that, while these are not the only areas where action is needed to expand residential choice, they are critical (and sometimes overlooked) elements that should be included in a broader effort to foster more inclusive communities.<br />
<br />
<div class="MsoNormal">
<hr style="background-color: white; color: #222222; font-family: arial, tahoma, helvetica, freesans, sans-serif; font-size: 13.2px;" />
<br style="background-color: white; color: #222222; font-family: arial, tahoma, helvetica, freesans, sans-serif; font-size: 13.2px;" />
<i style="background-color: white; color: #222222; font-family: arial, tahoma, helvetica, freesans, sans-serif; font-size: 13.2px;">Additional papers from the A Shared Future symposium are <a href="http://www.jchs.harvard.edu/shared-future-fostering-communities-inclusion-era-inequality-2017" style="color: #cc6411;" target="_blank">available on the JCHS website</a>. The papers will also be collected into an edited volume to be published later this year.</i></div>
Harvard Joint Center for Housing Studieshttp://www.blogger.com/profile/07404938012740019524noreply@blogger.com0tag:blogger.com,1999:blog-4520343519564700704.post-79539880548843645242018-03-29T13:30:00.000-04:002018-03-29T14:47:00.638-04:00Family Instability... It's Not Just Mom and Dad<table cellpadding="0" cellspacing="0" class="tr-caption-container" style="float: left; margin-right: 1em; text-align: left;"><tbody>
<tr><td style="text-align: center;"><a href="https://blogger.googleusercontent.com/img/b/R29vZ2xl/AVvXsEjfXyRpA8FTEf8tiLLLgmrQIZ_fSR13zj_TzAd4b7_hJDPni1_d3OQssNFn4I2NJehTS49LQbrFuPFhozFZ-ihqu2gcd-9o06z78kMUROjgtQ0d0hUYlKQMptLDVFSluolHOQUp8SKiMvLb/s1600/blog_perkins.jpg" imageanchor="1" style="clear: left; margin-bottom: 1em; margin-left: auto; margin-right: auto;"><img border="0" data-original-height="100" data-original-width="100" src="https://blogger.googleusercontent.com/img/b/R29vZ2xl/AVvXsEjfXyRpA8FTEf8tiLLLgmrQIZ_fSR13zj_TzAd4b7_hJDPni1_d3OQssNFn4I2NJehTS49LQbrFuPFhozFZ-ihqu2gcd-9o06z78kMUROjgtQ0d0hUYlKQMptLDVFSluolHOQUp8SKiMvLb/s1600/blog_perkins.jpg" /></a></td></tr>
<tr><td class="tr-caption" style="text-align: center;">by <a href="http://www.jchs.harvard.edu/profile/kristin-perkins" target="_blank">Kristin Perkins</a><br />
Postdoctoral Fellow</td></tr>
</tbody></table>
Children experience many changes in their households while they are growing up. But while we often think about divorcing and remarrying parents as common changes in household composition that affect many children, in <a href="https://www.sociologicalscience.com/articles-v4-29-701/" target="_blank">new research</a>, I show that changes involving extended family members and nonrelatives are far more common than changes involving a parent. This finding is significant because prior research suggests that it is likely that instability involving nonparental household members affects children's outcomes. It is therefore relevant to assess the extent to which children are exposed to these transitions and how exposure varies by race and family structure.<br />
<br />
To gauge the extent of household changes, I used the nationally representative Survey of Income and Program Participation (SIPP) to track a sample of more than 72,000 children and their households over approximately two years. The SIPP interviews households every four months and documents the set of household members at each interview. This allowed me to identify the relationship between each child and each other household member and to determine who exited or entered the households between interviews.<br />
<br />
Overall, by the end of two years (after six interviews), about one percent of children experienced a change in household composition involving their mother and five percent experience a change involving their father. In contrast, more than 10 percent experienced a change involving a grandparent, aunt, uncle, cousin, or other extended family member. In addition, more than four percent of children experienced a change involving a nonrelative. This means that if we think only about divorcing and remarrying parents, we miss changes that affect 14 percent of children over a period of about two years.<br />
<br />
These rates vary significantly by type of household, by race, and by ethnicity. For example, 18 percent of children living with a single parent and 29 percent of children living with no parents had an extended family member enter or exit their households compared to only seven percent of children who live with two parents. Similarly, over 10 percent of children living with a single parent or no parent experienced a change involving a nonrelative compared to two percent of children living with two parents <b>(Figure 1)</b>.<br />
<br />
<div class="separator" style="clear: both; text-align: center;">
<a href="https://blogger.googleusercontent.com/img/b/R29vZ2xl/AVvXsEhwx1T_0BUV_BH0XzRJVEMhSr6ImI5g0MA5rgdGYv-54OZ6gql5Usjhlo3NvuqIAbUIivAIRuawwVHu0JO8rHAivOBdHsJR87tx_1rV2Fi1T8pbOdyfBai5M4nHd02LpxKCRUyVau2Xxahi/s1600/perkins_032918_figure1.PNG" target="_blank"><img border="0" data-original-height="287" data-original-width="576" src="https://blogger.googleusercontent.com/img/b/R29vZ2xl/AVvXsEhemVqMV_twlDx75ZlyI23XrgObh6fcX-VSSZ4rHUpJemMj2ge1dKxutP_tBdL5YrHy5Vnfbr8AXKbbbD7Aqp-zW8jLiA27UQFZLZ-3CydR9fu9XnykXcdmWL_IjvjyntzAvxUEEnfO-Ia6/s1600/perkins_032918_figure1_sm.png" /></a></div>
<div class="separator" style="clear: both; text-align: center;">
</div>
<br />
Moreover, 17 percent of black children and 18 percent of Hispanic children experienced a change in household composition involving extended family members compared to only six percent of white children. There is not as much difference by race and ethnicity, however, for changes involving nonrelatives. Rather, the rate clustered around five percent for all three groups <b>(Figure 2)</b>.<br />
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<a href="https://blogger.googleusercontent.com/img/b/R29vZ2xl/AVvXsEjY7I6Lw1YgJoDqvzig8cspo8-Eu_6m5LMFv49ZwrtrBtmNFoRO6xwPmkv_qPtsfuGNHPumVIifm3BwDRa3RcW9pGbZoFYDz87zDprltashWLAcJByJfa-EXfbGs-BTuQtiKIOflVhjAsDA/s1600/perkins_032918_figure2.PNG" target="_blank"><img border="0" data-original-height="304" data-original-width="576" src="https://blogger.googleusercontent.com/img/b/R29vZ2xl/AVvXsEjfs8bD1VIoSgHl9h1gYmM2I9v6QJHN9rZR5a8S25N05dZ0-2ARxxFItUCo21K2yGNqciFGX9pUB_p1diVGGCwl1m6a_37-3XmEJNqPLoe9-UisYhnpYk6G3ujBlCyGrPFj-Ns75y5R5iCK/s1600/perkins_032918_figure2_sm.png" /></a></div>
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<br />
Taken together, these findings mean that considering only instability involving parents may not uncover differences by family structure, race, and ethnicity that a broader conceptualization of household instability would reveal. This is important because many studies find that divorce has negative effects on children's well-being. My research showing the much more widespread exposure to changes in household composition highlights the need for future research that assesses whether these other changes in household composition are detrimental—or beneficial—for children. For example: do the distraction and stress from instability involving relatives and nonfamily members mean children perform less well in school or have more behavior problems? Or do some types of changes reflect closer relationships with extended kin that are beneficial for children? Such questions, which were beyond the scope of my analysis, clearly merit further attention.<br />
<br />
These descriptive findings and future work on the consequences of household instability for children could also have implications for housing policy. If high housing cost burdens and a lack of affordable options contribute to changes in household composition and if those changes are detrimental to children, then expanding the supply of affordable housing and targeting it to specific households and/or specific high-cost or low-income geographies could greatly help those children. Moreover, such policies could have meaningful spillover effects because providing housing assistance to families not only might benefit children in the family that receives the assistance, but could also help children in the households their families otherwise would have joined when they doubled up with extended family members or nonrelatives.Harvard Joint Center for Housing Studieshttp://www.blogger.com/profile/07404938012740019524noreply@blogger.com0tag:blogger.com,1999:blog-4520343519564700704.post-80855651599593680342018-03-22T14:58:00.000-04:002018-03-22T14:58:43.319-04:00How Do Funding and Review Processes Shape the Design of Affordable Housing?<table cellpadding="0" cellspacing="0" class="tr-caption-container" style="float: left; margin-right: 1em; text-align: left;"><tbody>
<tr><td style="text-align: center;"><a href="https://blogger.googleusercontent.com/img/b/R29vZ2xl/AVvXsEjtVpytlLvjmL0BL3gHw8KGB42sAESkKLYcmZLcfq01lnrTT945ViJ5HXEuVPTCzuzNDiclDqSTv-h4NI8JATb6MM1rrFtlqjRmq5UTEeybtb0r0UJfyXApqJHtLN4LIkN66uXzQ_ItURP5/s1600/blog_luberoff.jpg" imageanchor="1" style="clear: left; margin-bottom: 1em; margin-left: auto; margin-right: auto;"><img border="0" data-original-height="100" data-original-width="100" src="https://blogger.googleusercontent.com/img/b/R29vZ2xl/AVvXsEjtVpytlLvjmL0BL3gHw8KGB42sAESkKLYcmZLcfq01lnrTT945ViJ5HXEuVPTCzuzNDiclDqSTv-h4NI8JATb6MM1rrFtlqjRmq5UTEeybtb0r0UJfyXApqJHtLN4LIkN66uXzQ_ItURP5/s1600/blog_luberoff.jpg" /></a></td></tr>
<tr><td class="tr-caption" style="text-align: center;">by <a href="http://www.jchs.harvard.edu/profile/david-luberoff" target="_blank">David Luberoff</a><br />
Deputy Director</td></tr>
</tbody></table>
How do the notoriously complicated funding and approval processes for affordable housing shape the design of those projects? In particular, are these elements so complex that they make it difficult, if not impossible, to incorporate high-quality design into the planning and execution of affordable housing?<br />
<br />
In a <a href="http://jchs.harvard.edu/research/publications/creating-well-designed-affordable-housing-opportunities-and-obstacles" target="_blank">new paper</a>, jointly published by the Joint Center and Enterprise Community Partners, Inc., and being presented at a <a href="http://www.jchs.harvard.edu/event/how-do-funding-and-review-processes-shape-design-affordable-housing-lessons-massachusetts" target="_blank">Research Seminar tomorrow</a> (Friday, March 23), Donald Taylor-Patterson, a second year Master of Urban Planning student at the Harvard Graduate School of Design and former Joint Center student research assistant, and I examine these questions as they pertain to Massachusetts in general, and to greater Boston in particular.<br />
<br />
<table cellpadding="0" cellspacing="0" class="tr-caption-container" style="margin-left: auto; margin-right: auto; text-align: center;"><tbody>
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<tr><td class="tr-caption" style="text-align: left;"><i>One Beach apartments, Revere, MA. Photo by Flagship Photos.</i></td></tr>
</tbody></table>
<br />
To do so, we drew on three sources of information. First, we carefully reviewed the state's Qualified Allocation Plan, which are the guidelines the state uses to allocate its annual allotment of federal Low-Income Housing Tax Credits (LIHTC), a key funding source for affordable housing. Second, Taylor-Patterson interviewed 18 leading experts in the field and we reviewed the insights that came from those discussions. Finally, Taylor-Patterson spoke with participants at Enterprise's <a href="https://www.enterprisecommunity.org/solutions-and-innovation/design-leadership/affordable-housing-design-leadership-institute/2017-ahdli-institute" target="_blank">2017 Affordable Housing Design Leadership Institute (AHDLI</a>), an annual event that brings together non-profit developers and design professionals to discuss how to improve the design of proposed affordable housing projects. (The research, it bears mention, did not attempt to define "design excellence," which can be subjective. Instead, the research focused on whether and how key actors and processes assessed the design quality of affordable housing developments.)<br />
<br />
Four key findings emerged from this research. First, the LIHTC process in Massachusetts generally encourages design excellence for "invisible" project elements, particularly those that can be measured such as energy efficiency or accessibility. Second, the harder-to-measure "visible" or "aesthetic" design elements are often the product of the informal and formal ways that community groups and local governments review proposed affordable housing developments.<br />
<br />
Third, while funding and approval processes sometimes crowd out efforts to improve design, key actors can bring design back into the picture, particularly if they can create (or take advantage of) well-timed processes that bring together developers, designers, and others for design-focused discussions that take funding and other constraints into account. Finally, although there is widespread agreement on some aspect of design excellence, the fact that each project's physical, political, and financial context is unique makes it almost impossible to use as regulatory process to specify what design excellence entails.<br />
<br />
Taken together, these findings underscore how the complex interplay of funding, design, regulatory processes, and local politics creates both challenges and opportunities to ensure that affordable housing projects are designed and built in ways most likely to benefit both residents and neighborhoods. They also suggest that realizing design excellence for affordable housing projects is difficult but achievable. This is particularly true if the work plan for project development encourages and incentivizes processes that allow project designs to be challenged and pushed to a higher standard.Harvard Joint Center for Housing Studieshttp://www.blogger.com/profile/07404938012740019524noreply@blogger.com0tag:blogger.com,1999:blog-4520343519564700704.post-71429590447877356952018-03-19T13:48:00.000-04:002018-03-19T14:14:40.455-04:00On the Road Again? After Long-Term Decline, Interstate Migration May be Recovering<table cellpadding="0" cellspacing="0" class="tr-caption-container" style="float: left; margin-right: 1em; text-align: left;"><tbody>
<tr><td style="text-align: center;"><a href="https://blogger.googleusercontent.com/img/b/R29vZ2xl/AVvXsEif_LUsa0hM6nvjKa7d1vBTKofuCXpwrzIUju9maTaeHF0fYnj5hm9TC5I6_EmYxQBTlHCLmoQa8ogRxr3csDOp0sZQL1uKlm5vQJI5u-akQGsmVATxPGkt8hncgsQzvpvEeM7zn9vE2IlU/s1600/blog_frost.jpg" imageanchor="1" style="clear: left; margin-bottom: 1em; margin-left: auto; margin-right: auto;"><img border="0" data-original-height="100" data-original-width="100" src="https://blogger.googleusercontent.com/img/b/R29vZ2xl/AVvXsEif_LUsa0hM6nvjKa7d1vBTKofuCXpwrzIUju9maTaeHF0fYnj5hm9TC5I6_EmYxQBTlHCLmoQa8ogRxr3csDOp0sZQL1uKlm5vQJI5u-akQGsmVATxPGkt8hncgsQzvpvEeM7zn9vE2IlU/s1600/blog_frost.jpg" /></a></td></tr>
<tr><td class="tr-caption" style="text-align: center;">by <a href="http://www.jchs.harvard.edu/profile/riordan-frost" target="_blank">Riordan Frost</a><br />
Research Assistant</td></tr>
</tbody></table>
For the first time in decades,
the number and share of Americans moving to another state may be rising.
Moreover, as our new interactive tools show, the increases are due in large measure to the
growing number of millennials and baby boomers who are moving from places like
California and New York to places like Colorado, Washington, and Florida.<br />
<br />
If these trends continue, they would represent a marked shift in domestic migration patterns within the United States. While the Great Recession brought new attention to the decline in residential migration, this decline began well before the latest economic downturn. The share of US residents moving between states has generally declined since we started <a href="https://www.census.gov/content/dam/Census/newsroom/releases/2015/cb15-47_cpsgraphic.pdf" target="_blank">measuring these trends in 1948</a>, while the total number of such movers has fallen since the mid-1980s.<br />
<br />
The three major data sources for residential mobility—the Current Population Survey (CPS), the American Community Survey (ACS), and the IRS Population Migration data (IRS)—all show notable drops in domestic migration during the Great Recession. After 2010, however, they diverge, with the ACS and IRS data showing an uptick in the number of interstate migrants while the CPS data show a stabilization after a long-term decline <b>(Figure 1)</b>. The Census Bureau's Population Estimates Program data on migration is limited to net migration flows, but it's regional net flows corroborate these findings by showing some recover since the recession.<br />
<br />
<b style="color: #3d85c6;"><span style="font-size: large;">Figure 1. Interstate Migration May Be Recovering for the First Time in Decades (Interactive)</span></b><br />
<b style="color: #3d85c6;"><span style="font-size: large;"></span></b>
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<br />
<br />
<h2>
</h2>
</div>
The ACS data show that the numerical uptick in interstate moves appears to be driven in particular by 25-34 year olds, 55-64 year olds, and those over 65. While some of this increase is due to the fact that these age groups encompass the nation's two largest generational cohorts (millennials and baby boomers), some of the increase is driven by the fact that rates of migration have increased overall since 2010, though they declined slightly in 2016 <b>(Figure 2)</b>.
<br />
<br />
<h2>
<b style="color: #3d85c6; font-size: medium;"><span style="font-size: large;">Figure 2. Migration Trends are Stabilizing in All Age Groups </span></b><b style="color: #3d85c6;"><span style="font-size: large;">(Interactive)</span></b></h2>
<div>
<b style="color: #3d85c6; font-size: medium;"><span style="font-size: large;"></span></b></div>
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<div>
<b style="color: #3d85c6; font-size: medium;"><span style="font-size: large;"><br /></span></b></div>
<h2>
</h2>
<br />
The CPS data, which generally
show lower migration numbers and rates than the ACS and the IRS, indicate a stabilization
in migration across the board for all age groups after 2010. However, even in
the CPS there was noticeable growth in the number and rates of moves among
younger people in 2016, particularly 25-34 year olds.<o:p></o:p>
<br />
<br />
While the IRS data does not include
age data before 2012, the post-2012 data offer insights into where people in
different age groups leave and where they moved. As one of the new interactive tools
shows, states that are attracting individuals across age groups include
Arizona, Florida, Nevada, North Carolina, and South Carolina. States
particularly attractive to younger people include Colorado, Washington,
Georgia, and Texas. Only
a few states, notably Delaware and South Dakota, are attracting older
individuals in particular <b>(Figure 3)</b>.<br />
<br />
<h2>
<b style="color: #3d85c6; font-size: medium;"><span style="font-size: large;">Figure 3. Many States are Experiencing Age-Specific Trends in Migration </span></b><b style="color: #3d85c6;"><span style="font-size: large;">(Interactive)</span></b></h2>
<div>
<b style="color: #3d85c6;"><span style="font-size: large;"></span></b></div>
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col2: 7666,
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col6: 2599,
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col18: -7576
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col2: 34942,
col3: -6261,
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col18: -5700
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col2: 40745,
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col2: 17506,
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col2: 20402,
col3: 81,
col4: 34883,
col5: 34569,
col6: 314,
col7: 25889,
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col10: 14316,
col11: 15337,
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col2: 16848,
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col2: 16821,
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col2: 13404,
col3: -782,
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col18: -903
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col2: 18126,
col3: -267,
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col18: -87
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col2: 15738,
col3: -1391,
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col5: 20016,
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col14: 3924,
col15: 136,
col16: 3165,
col17: 3238,
col18: -73
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col2: 16458,
col3: -313,
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col6: -2096,
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col2: 16806,
col3: 1017,
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col3: 583,
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col18: -327
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col2: 13407,
col3: -147,
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col14: 3857,
col15: 192,
col16: 2497,
col17: 2635,
col18: -138
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col17: 3581,
col18: -322
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col2: 18102,
col3: 1235,
col4: 36446,
col5: 38949,
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col3: 1044,
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col18: -1572
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col2: 18550,
col3: -721,
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col17: 11408,
col18: -2257
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col2: 16147,
col3: -535,
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col6: -3638,
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col17: 8786,
col18: -2630
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col2: 20218,
col3: -1093,
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col5: 43801,
col6: -7524,
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col18: -4331
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col2: 24528,
col3: 1009,
col4: 47833,
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col6: 816,
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col2: 24211,
col3: 11937,
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col2: 31382,
col3: -5685,
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col5: 34277,
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col18: -2478
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col2: 32755,
col3: -3773,
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col7: 26808,
col8: 27380,
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col13: 9129,
col14: 12059,
col15: -2930,
col16: 8355,
col17: 12959,
col18: -4604
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col1: 15819,
col2: 16699,
col3: -880,
col4: 27570,
col5: 26912,
col6: 658,
col7: 16874,
col8: 18458,
col9: -1584,
col10: 9906,
col11: 11689,
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col13: 5411,
col14: 6969,
col15: -1558,
col16: 6154,
col17: 6464,
col18: -310
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col1: 16515,
col2: 16681,
col3: -166,
col4: 29474,
col5: 28478,
col6: 996,
col7: 18795,
col8: 19785,
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col10: 10587,
col11: 12101,
col12: -1514,
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col14: 7865,
col15: -2038,
col16: 6668,
col17: 7072,
col18: -404
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col1: 15129,
col2: 16259,
col3: -1130,
col4: 27546,
col5: 27520,
col6: 26,
col7: 17237,
col8: 19583,
col9: -2346,
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col11: 11694,
col12: -2530,
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col14: 7496,
col15: -2145,
col16: 5997,
col17: 6878,
col18: -881
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col1: 13309,
col2: 13451,
col3: -142,
col4: 18742,
col5: 18734,
col6: 8,
col7: 10854,
col8: 11636,
col9: -782,
col10: 6321,
col11: 7415,
col12: -1094,
col13: 3559,
col14: 5238,
col15: -1679,
col16: 3988,
col17: 5351,
col18: -1363
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col1: 16570,
col2: 15714,
col3: 856,
col4: 30248,
col5: 26780,
col6: 3468,
col7: 18486,
col8: 18827,
col9: -341,
col10: 9938,
col11: 11216,
col12: -1278,
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col14: 7620,
col15: -2243,
col16: 5718,
col17: 7246,
col18: -1528
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col1: 21495,
col2: 22370,
col3: -875,
col4: 39100,
col5: 40791,
col6: -1691,
col7: 26507,
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col10: 15322,
col11: 16853,
col12: -1531,
col13: 8640,
col14: 9039,
col15: -399,
col16: 7527,
col17: 7947,
col18: -420
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col1: 21768,
col2: 21914,
col3: -146,
col4: 40955,
col5: 42309,
col6: -1354,
col7: 28453,
col8: 29883,
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col10: 16488,
col11: 16553,
col12: -65,
col13: 9650,
col14: 9404,
col15: 246,
col16: 8556,
col17: 8850,
col18: -294
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col1: 20431,
col2: 21628,
col3: -1197,
col4: 38483,
col5: 39790,
col6: -1307,
col7: 26019,
col8: 28554,
col9: -2535,
col10: 14622,
col11: 15724,
col12: -1102,
col13: 8955,
col14: 9160,
col15: -205,
col16: 7556,
col17: 8374,
col18: -818
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col1: 16689,
col2: 17805,
col3: -1116,
col4: 26270,
col5: 27867,
col6: -1597,
col7: 16690,
col8: 17998,
col9: -1308,
col10: 9612,
col11: 10198,
col12: -586,
col13: 6058,
col14: 6323,
col15: -265,
col16: 5161,
col17: 5690,
col18: -529
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col1: 20555,
col2: 20908,
col3: -353,
col4: 38443,
col5: 40025,
col6: -1582,
col7: 26268,
col8: 28203,
col9: -1935,
col10: 14753,
col11: 15170,
col12: -417,
col13: 9154,
col14: 8837,
col15: 317,
col16: 7747,
col17: 8464,
col18: -717
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col1: 12361,
col2: 14890,
col3: -2529,
col4: 19933,
col5: 22590,
col6: -2657,
col7: 15566,
col8: 15951,
col9: -385,
col10: 8584,
col11: 8681,
col12: -97,
col13: 4823,
col14: 4294,
col15: 529,
col16: 3192,
col17: 2939,
col18: 253
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col1: 12160,
col2: 14460,
col3: -2300,
col4: 20007,
col5: 22423,
col6: -2416,
col7: 14999,
col8: 16671,
col9: -1672,
col10: 8555,
col11: 8647,
col12: -92,
col13: 4857,
col14: 4628,
col15: 229,
col16: 3215,
col17: 3542,
col18: -327
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col1: 10614,
col2: 13922,
col3: -3308,
col4: 18443,
col5: 22162,
col6: -3719,
col7: 14352,
col8: 15398,
col9: -1046,
col10: 7822,
col11: 8211,
col12: -389,
col13: 4312,
col14: 4058,
col15: 254,
col16: 2969,
col17: 3008,
col18: -39
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col1: 9708,
col2: 11360,
col3: -1652,
col4: 14125,
col5: 17335,
col6: -3210,
col7: 10320,
col8: 11466,
col9: -1146,
col10: 5650,
col11: 6007,
col12: -357,
col13: 3160,
col14: 2801,
col15: 359,
col16: 2233,
col17: 2018,
col18: 215
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col1: 9721,
col2: 11951,
col3: -2230,
col4: 17700,
col5: 20503,
col6: -2803,
col7: 13315,
col8: 14966,
col9: -1651,
col10: 7365,
col11: 7455,
col12: -90,
col13: 4350,
col14: 3810,
col15: 540,
col16: 3071,
col17: 2893,
col18: 178
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col1: 5069,
col2: 5088,
col3: -19,
col4: 9410,
col5: 8397,
col6: 1013,
col7: 6849,
col8: 5745,
col9: 1104,
col10: 4195,
col11: 3669,
col12: 526,
col13: 2865,
col14: 2328,
col15: 537,
col16: 2325,
col17: 2257,
col18: 68
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col1: 4950,
col2: 4942,
col3: 8,
col4: 10025,
col5: 8725,
col6: 1300,
col7: 7206,
col8: 5903,
col9: 1303,
col10: 4699,
col11: 3927,
col12: 772,
col13: 3428,
col14: 2525,
col15: 903,
col16: 2675,
col17: 2308,
col18: 367
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col1: 4666,
col2: 4772,
col3: -106,
col4: 9314,
col5: 8541,
col6: 773,
col7: 6923,
col8: 5975,
col9: 948,
col10: 4354,
col11: 3450,
col12: 904,
col13: 3004,
col14: 2489,
col15: 515,
col16: 2553,
col17: 2299,
col18: 254
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col1: 3871,
col2: 3710,
col3: 161,
col4: 6140,
col5: 5777,
col6: 363,
col7: 4519,
col8: 3776,
col9: 743,
col10: 2746,
col11: 2422,
col12: 324,
col13: 1935,
col14: 1628,
col15: 307,
col16: 1651,
col17: 1606,
col18: 45
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col1: 4499,
col2: 4551,
col3: -52,
col4: 9412,
col5: 8523,
col6: 889,
col7: 7565,
col8: 5873,
col9: 1692,
col10: 4380,
col11: 3240,
col12: 1140,
col13: 3212,
col14: 2221,
col15: 991,
col16: 2516,
col17: 2179,
col18: 337
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col1: 51779,
col2: 53654,
col3: -1875,
col4: 76754,
col5: 72033,
col6: 4721,
col7: 58954,
col8: 53058,
col9: 5896,
col10: 33483,
col11: 27495,
col12: 5988,
col13: 21048,
col14: 14174,
col15: 6874,
col16: 17012,
col17: 11796,
col18: 5216
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col2: 56964,
col3: -5283,
col4: 81383,
col5: 76356,
col6: 5027,
col7: 62784,
col8: 54886,
col9: 7898,
col10: 35322,
col11: 29054,
col12: 6268,
col13: 22079,
col14: 15570,
col15: 6509,
col16: 19383,
col17: 13891,
col18: 5492
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col1: 47552,
col2: 52174,
col3: -4622,
col4: 75908,
col5: 74213,
col6: 1695,
col7: 59918,
col8: 52681,
col9: 7237,
col10: 33374,
col11: 28186,
col12: 5188,
col13: 20723,
col14: 14724,
col15: 5999,
col16: 18477,
col17: 13075,
col18: 5402
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col1: 41708,
col2: 40061,
col3: 1647,
col4: 53945,
col5: 49295,
col6: 4650,
col7: 36974,
col8: 32840,
col9: 4134,
col10: 22095,
col11: 18304,
col12: 3791,
col13: 14099,
col14: 10519,
col15: 3580,
col16: 12602,
col17: 9865,
col18: 2737
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col1: 47635,
col2: 44662,
col3: 2973,
col4: 81466,
col5: 72866,
col6: 8600,
col7: 63760,
col8: 52512,
col9: 11248,
col10: 35769,
col11: 27344,
col12: 8425,
col13: 23533,
col14: 14758,
col15: 8775,
col16: 21443,
col17: 13607,
col18: 7836
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col1: 6571,
col2: 4660,
col3: 1911,
col4: 10459,
col5: 7473,
col6: 2986,
col7: 7192,
col8: 4125,
col9: 3067,
col10: 4429,
col11: 2411,
col12: 2018,
col13: 1823,
col14: 1438,
col15: 385,
col16: 935,
col17: 1479,
col18: -544
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col1: 7631,
col2: 5475,
col3: 2156,
col4: 11552,
col5: 8996,
col6: 2556,
col7: 7544,
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col9: 2216,
col10: 4582,
col11: 2955,
col12: 1627,
col13: 2021,
col14: 1699,
col15: 322,
col16: 1134,
col17: 1459,
col18: -325
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col1: 7786,
col2: 6080,
col3: 1706,
col4: 11157,
col5: 9812,
col6: 1345,
col7: 7125,
col8: 5704,
col9: 1421,
col10: 4335,
col11: 3038,
col12: 1297,
col13: 2087,
col14: 1774,
col15: 313,
col16: 918,
col17: 1395,
col18: -477
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col1: 7389,
col2: 5217,
col3: 2172,
col4: 9002,
col5: 7091,
col6: 1911,
col7: 5155,
col8: 3990,
col9: 1165,
col10: 3200,
col11: 2299,
col12: 901,
col13: 1519,
col14: 1474,
col15: 45,
col16: 667,
col17: 1009,
col18: -342
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col2: 7692,
col3: -1074,
col4: 9438,
col5: 12504,
col6: -3066,
col7: 5877,
col8: 7384,
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col10: 3107,
col11: 3943,
col12: -836,
col13: 1555,
col14: 2298,
col15: -743,
col16: 790,
col17: 1323,
col18: -533
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col1: 8958,
col2: 8145,
col3: 813,
col4: 12901,
col5: 13436,
col6: -535,
col7: 9060,
col8: 9268,
col9: -208,
col10: 5281,
col11: 5364,
col12: -83,
col13: 2581,
col14: 3042,
col15: -461,
col16: 2121,
col17: 2438,
col18: -317
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col1: 8533,
col2: 8202,
col3: 331,
col4: 13760,
col5: 14034,
col6: -274,
col7: 10082,
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col9: -4,
col10: 5229,
col11: 5565,
col12: -336,
col13: 2669,
col14: 3365,
col15: -696,
col16: 2308,
col17: 2648,
col18: -340
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col2: 7933,
col3: 59,
col4: 12761,
col5: 13470,
col6: -709,
col7: 9201,
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col10: 4646,
col11: 5316,
col12: -670,
col13: 2558,
col14: 3159,
col15: -601,
col16: 2111,
col17: 2470,
col18: -359
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col2: 6897,
col3: -320,
col4: 8665,
col5: 8743,
col6: -78,
col7: 5790,
col8: 5655,
col9: 135,
col10: 3145,
col11: 3263,
col12: -118,
col13: 1740,
col14: 1994,
col15: -254,
col16: 1509,
col17: 1841,
col18: -332
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col2: 7882,
col3: 218,
col4: 13293,
col5: 13509,
col6: -216,
col7: 9445,
col8: 9832,
col9: -387,
col10: 4790,
col11: 5478,
col12: -688,
col13: 2626,
col14: 3113,
col15: -487,
col16: 2212,
col17: 2640,
col18: -428
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col2: 5701,
col3: -898,
col4: 10251,
col5: 9838,
col6: 413,
col7: 8024,
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col9: 381,
col10: 5444,
col11: 5759,
col12: -315,
col13: 3698,
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col17: 3705,
col18: 638
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col2: 5606,
col3: -453,
col4: 11429,
col5: 10120,
col6: 1309,
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col14: 3894,
col15: 296,
col16: 5718,
col17: 4265,
col18: 1453
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col2: 5217,
col3: -381,
col4: 10733,
col5: 9636,
col6: 1097,
col7: 7443,
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col9: 259,
col10: 5296,
col11: 5229,
col12: 67,
col13: 3781,
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col16: 3945,
col17: 3903,
col18: 42
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col2: 4610,
col3: -500,
col4: 7575,
col5: 7286,
col6: 289,
col7: 4746,
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col10: 3567,
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col12: 239,
col13: 2657,
col14: 2647,
col15: 10,
col16: 2867,
col17: 2874,
col18: -7
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col2: 5575,
col3: -533,
col4: 11802,
col5: 10098,
col6: 1704,
col7: 8348,
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col13: 4053,
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col15: 295,
col16: 4191,
col17: 4040,
col18: 151
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col2: 27262,
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col18: -5611
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col18: -6149
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col18: -6415
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col2: 31018,
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col17: 3487,
col18: -334
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col2: 10203,
col3: -1240,
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col6: -2373,
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col13: 5521,
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col16: 4910,
col17: 4802,
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col2: 18805,
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col14: 9096,
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col2: 18112,
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col6: 3964,
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col6: 5133,
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col2: 15489,
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col12: 3702,
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col14: 7783,
col15: 4461,
col16: 11033,
col17: 8376,
col18: 2657
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col2: 54174,
col3: -768,
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col6: -26047,
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col2: 51589,
col3: -6186,
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col6: -24341,
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col14: 22409,
col15: -10718,
col16: 11222,
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col18: -11565
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col2: 62226,
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col14: 32280,
col15: -18715,
col16: 12972,
col17: 32790,
col18: -19818
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col2: 28877,
col3: -1954,
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col5: 53427,
col6: -4403,
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col14: 15090,
col15: -4157,
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col18: -2557
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col3: -1393,
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col15: -4212,
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col2: 28502,
col3: -2897,
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col5: 51057,
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col14: 14769,
col15: -4093,
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col18: -2526
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col2: 24172,
col3: -2163,
col4: 33107,
col5: 35741,
col6: -2634,
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col12: -2106,
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col14: 9710,
col15: -2468,
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col17: 9669,
col18: -2457
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col2: 28816,
col3: -1606,
col4: 50209,
col5: 50859,
col6: -650,
col7: 34930,
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col11: 23443,
col12: -4544,
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col14: 15577,
col15: -5037,
col16: 9995,
col17: 14058,
col18: -4063
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col1: 17817,
col2: 16551,
col3: 1266,
col4: 28824,
col5: 27689,
col6: 1135,
col7: 20474,
col8: 18655,
col9: 1819,
col10: 12131,
col11: 10067,
col12: 2064,
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col16: 4192,
col17: 4566,
col18: -374
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col2: 16923,
col3: 1283,
col4: 30318,
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col6: 1347,
col7: 21953,
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col12: 2436,
col13: 6995,
col14: 5848,
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col16: 4973,
col17: 4839,
col18: 134
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col2: 15662,
col3: 561,
col4: 27543,
col5: 27592,
col6: -49,
col7: 20023,
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col9: 1368,
col10: 11050,
col11: 9977,
col12: 1073,
col13: 6052,
col14: 5465,
col15: 587,
col16: 4346,
col17: 4548,
col18: -202
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col2: 13335,
col3: 772,
col4: 20049,
col5: 19237,
col6: 812,
col7: 13093,
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col9: 406,
col10: 7304,
col11: 6847,
col12: 457,
col13: 4233,
col14: 3980,
col15: 253,
col16: 2986,
col17: 3217,
col18: -231
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col2: 15902,
col3: -1233,
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col5: 27383,
col6: -1873,
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col11: 9818,
col12: 111,
col13: 5889,
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col15: 292,
col16: 4505,
col17: 4430,
col18: 75
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col2: 16115,
col3: 754,
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col5: 26536,
col6: 3010,
col7: 20006,
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col9: 151,
col10: 12133,
col11: 11943,
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col13: 9329,
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col18: 969
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col2: 16469,
col3: 168,
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col6: 4727,
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col17: 7962,
col18: 1761
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col2: 15602,
col3: 1043,
col4: 31447,
col5: 24603,
col6: 6844,
col7: 22511,
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col11: 10809,
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col13: 9922,
col14: 7595,
col15: 2327,
col16: 9198,
col17: 7230,
col18: 1968
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col2: 13955,
col3: 1005,
col4: 23105,
col5: 16897,
col6: 6208,
col7: 14702,
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col10: 9129,
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col12: 1761,
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col14: 5440,
col15: 1549,
col16: 6718,
col17: 5525,
col18: 1193
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col2: 15982,
col3: 3258,
col4: 37477,
col5: 24504,
col6: 12973,
col7: 26677,
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col11: 10313,
col12: 4477,
col13: 10900,
col14: 7315,
col15: 3585,
col16: 10884,
col17: 7961,
col18: 2923
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col2: 32576,
col3: -1453,
col4: 60127,
col5: 62494,
col6: -2367,
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col17: 16928,
col18: -3207
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col3: -2661,
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col17: 18769,
col18: -3650
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col5: 62464,
col6: -5721,
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col17: 17155,
col18: -3528
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col2: 27507,
col3: -3450,
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col5: 44914,
col6: -3578,
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col15: -2709,
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col17: 12616,
col18: -3323
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col2: 32540,
col3: -3705,
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col5: 63490,
col6: -6003,
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col14: 19260,
col15: -6383,
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col18: -5263
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col2: 4069,
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col4: 7323,
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col6: -1063,
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col18: -556
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col2: 4179,
col3: -457,
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col18: -229
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col2: 4002,
col3: -375,
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col6: -849,
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col17: 2243,
col18: -560
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col2: 3659,
col3: -485,
col4: 5445,
col5: 6109,
col6: -664,
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col14: 1485,
col15: -276,
col16: 1116,
col17: 1744,
col18: -628
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col2: 4267,
col3: -521,
col4: 7932,
col5: 8213,
col6: -281,
col7: 5320,
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col14: 2132,
col15: -523,
col16: 1694,
col17: 2290,
col18: -596
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col1: 23832,
col2: 24165,
col3: -333,
col4: 36728,
col5: 35460,
col6: 1268,
col7: 30482,
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col12: 5542,
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col15: 6169,
col16: 11213,
col17: 7193,
col18: 4020
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col2: 24020,
col3: -185,
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col6: 3878,
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col16: 13397,
col17: 7795,
col18: 5602
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col2: 22512,
col3: -1199,
col4: 38588,
col5: 34061,
col6: 4527,
col7: 31724,
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col15: 7454,
col16: 13473,
col17: 7332,
col18: 6141
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col1: 17968,
col2: 17488,
col3: 480,
col4: 26970,
col5: 24314,
col6: 2656,
col7: 20267,
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col17: 5260,
col18: 4704
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col2: 19367,
col3: 1074,
col4: 38918,
col5: 34160,
col6: 4758,
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col7: 5393,
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col18: -81
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col2: 3487,
col3: -129,
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col2: 4197,
col3: -59,
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col12: 2663,
col13: 9616,
col14: 7167,
col15: 2449,
col16: 7309,
col17: 6001,
col18: 1308
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col1: 28700,
col2: 25967,
col3: 2733,
col4: 49719,
col5: 44070,
col6: 5649,
col7: 38126,
col8: 33025,
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col12: 5620,
col13: 15082,
col14: 10696,
col15: 4386,
col16: 11375,
col17: 9035,
col18: 2340
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col1: 95686,
col2: 70725,
col3: 24961,
col4: 158214,
col5: 127538,
col6: 30676,
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col18: 8421
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col2: 75907,
col3: 29746,
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col6: 40670,
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col2: 74630,
col3: 61246,
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col6: 59621,
col7: 153341,
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col13: 43654,
col14: 30792,
col15: 12862,
col16: 30714,
col17: 22971,
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col1: 103578,
col2: 91130,
col3: 12448,
col4: 129529,
col5: 113659,
col6: 15870,
col7: 99164,
col8: 79793,
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col10: 58128,
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col13: 30557,
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col15: 3980,
col16: 20995,
col17: 18685,
col18: 2310
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col2: 95724,
col3: 305,
col4: 159788,
col5: 144234,
col6: 15554,
col7: 134161,
col8: 108561,
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col13: 36544,
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col15: 1870,
col16: 25935,
col17: 24179,
col18: 1756
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col1: 12465,
col2: 15545,
col3: -3080,
col4: 23102,
col5: 26333,
col6: -3231,
col7: 15981,
col8: 15883,
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col10: 8298,
col11: 7785,
col12: 513,
col13: 5017,
col14: 4207,
col15: 810,
col16: 3822,
col17: 3228,
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col2: 14757,
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col6: -2784,
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col8: 17019,
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col11: 8350,
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col13: 5443,
col14: 4473,
col15: 970,
col16: 4517,
col17: 3535,
col18: 982
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col2: 13495,
col3: -1857,
col4: 23006,
col5: 26176,
col6: -3170,
col7: 17029,
col8: 16771,
col9: 258,
col10: 8451,
col11: 7804,
col12: 647,
col13: 4735,
col14: 4275,
col15: 460,
col16: 4201,
col17: 3345,
col18: 856
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col2: 10347,
col3: 129,
col4: 15907,
col5: 17200,
col6: -1293,
col7: 10590,
col8: 10224,
col9: 366,
col10: 5590,
col11: 5052,
col12: 538,
col13: 3440,
col14: 2871,
col15: 569,
col16: 3204,
col17: 2221,
col18: 983
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col1: 12804,
col2: 12385,
col3: 419,
col4: 25399,
col5: 24861,
col6: 538,
col7: 20203,
col8: 16119,
col9: 4084,
col10: 9086,
col11: 7113,
col12: 1973,
col13: 5451,
col14: 4057,
col15: 1394,
col16: 4729,
col17: 3110,
col18: 1619
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col1: 42756,
col2: 42375,
col3: 381,
col4: 78527,
col5: 77468,
col6: 1059,
col7: 62609,
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col10: 31859,
col11: 30721,
col12: 1138,
col13: 14127,
col14: 16646,
col15: -2519,
col16: 12198,
col17: 12098,
col18: 100
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col1: 43006,
col2: 42827,
col3: 179,
col4: 81201,
col5: 81562,
col6: -361,
col7: 65323,
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col14: 18366,
col15: -3077,
col16: 13825,
col17: 14066,
col18: -241
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col1: 38954,
col2: 49179,
col3: -10225,
col4: 74687,
col5: 78945,
col6: -4258,
col7: 59963,
col8: 63543,
col9: -3580,
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col11: 32944,
col12: -3135,
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col14: 17762,
col15: -3532,
col16: 12735,
col17: 13300,
col18: -565
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col1: 37601,
col2: 36147,
col3: 1454,
col4: 51672,
col5: 51172,
col6: 500,
col7: 37610,
col8: 36080,
col9: 1530,
col10: 19873,
col11: 19766,
col12: 107,
col13: 9762,
col14: 11993,
col15: -2231,
col16: 8877,
col17: 9643,
col18: -766
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col1: 42114,
col2: 42495,
col3: -381,
col4: 74129,
col5: 79821,
col6: -5692,
col7: 60226,
col8: 63063,
col9: -2837,
col10: 30374,
col11: 33851,
col12: -3477,
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col14: 18839,
col15: -4201,
col16: 13473,
col17: 14170,
col18: -697
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col2: 2721,
col3: -559,
col4: 4541,
col5: 4674,
col6: -133,
col7: 2996,
col8: 3091,
col9: -95,
col10: 2240,
col11: 2322,
col12: -82,
col13: 1394,
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col2: 2607,
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col14: 1757,
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col16: 1710,
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col1: 2128,
col2: 2536,
col3: -408,
col4: 4537,
col5: 4457,
col6: 80,
col7: 2865,
col8: 3137,
col9: -272,
col10: 1980,
col11: 2138,
col12: -158,
col13: 1402,
col14: 1723,
col15: -321,
col16: 1578,
col17: 1691,
col18: -113
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col1: 1758,
col2: 2113,
col3: -355,
col4: 3136,
col5: 3298,
col6: -162,
col7: 1947,
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col16: 1058,
col17: 1405,
col18: -347
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col2: 2618,
col3: -479,
col4: 4698,
col5: 4729,
col6: -31,
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col8: 3196,
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col12: -193,
col13: 1454,
col14: 1809,
col15: -355,
col16: 1551,
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col1: 37576,
col2: 32636,
col3: 4940,
col4: 59796,
col5: 55847,
col6: 3949,
col7: 42094,
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col1: 39108,
col2: 31137,
col3: 7971,
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col16: 13951,
col17: 13070,
col18: 881
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col2: 29680,
col3: 8594,
col4: 62672,
col5: 53744,
col6: 8928,
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col13: 14082,
col14: 12804,
col15: 1278,
col16: 12526,
col17: 10756,
col18: 1770
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col2: 24914,
col3: 8818,
col4: 43884,
col5: 35411,
col6: 8473,
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col2: 28873,
col3: 12594,
col4: 69572,
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col6: 17918,
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col2: 16806,
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col1: 14386,
col2: 17381,
col3: -2995,
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col5: 27125,
col6: -2045,
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col2: 14184,
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col5: 18305,
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col17: 2018,
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col2: 5926,
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Location: "United States Average",
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col18: -15.4901960784314
},
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];
for (i = 0; i < all_data_rio31618chart4.length; i++) {
if (selected_Location_rio31618chart4 === all_data_rio31618chart4[i].Location & selected_Year_rio31618chart4 === all_data_rio31618chart4[i].Year)
{
inflowunder26= all_data_rio31618chart4[i].col1;
outflowunder26 = all_data_rio31618chart4[i].col2;
netflowunder26 = all_data_rio31618chart4[i].col3;
inflow26to34 = all_data_rio31618chart4[i].col4;
outflow26to34 = all_data_rio31618chart4[i].col5;
netflow26to34 = all_data_rio31618chart4[i].col6;
inflow35to44 = all_data_rio31618chart4[i].col7;
outflow35to44 = all_data_rio31618chart4[i].col8;
netflow35to44 = all_data_rio31618chart4[i].col9;
inflow45to54 = all_data_rio31618chart4[i].col10;
outflow45to54 = all_data_rio31618chart4[i].col11;
netflow45to54 = all_data_rio31618chart4[i].col12;
inflow55to64 = all_data_rio31618chart4[i].col13;
outflow55to64 = all_data_rio31618chart4[i].col14;
netflow55to64 = all_data_rio31618chart4[i].col15;
inflow65andover = all_data_rio31618chart4[i].col16;
outflow65andover = all_data_rio31618chart4[i].col17;
netflow65andover = all_data_rio31618chart4[i].col18;
//Want to add totals for each series to the tooltip. For that,
//need to create the variables. Doing so here:
total_inflow = inflowunder26 + inflow26to34 + inflow35to44 + inflow45to54 + inflow55to64 + inflow65andover
total_outflow = outflowunder26 + outflow26to34 + outflow35to44 + outflow45to54 + outflow55to64 + outflow65andover
total_netflow = netflowunder26 + netflow26to34 + netflow35to44 + netflow45to54 + netflow55to64 + netflow65andover
} //end if
} //end for
if (selected_Location_rio31618chart4 === "" & selected_Year_rio31618chart4 === "")
{
selected_data_rio31618chart4 = [
{
name: "Under 26 <br/>" + selected_Location_rio31618chart4 + selected_Year_rio31618chart4,
data: [inflowunder26, outflowunder26, netflowunder26],
color: "#59a3b2"
},
{
name: "26 to 34 <br/>" + selected_Location_rio31618chart4 + selected_Year_rio31618chart4,
data: [inflow26to34, outflow26to34, netflow26to34],
color: "#acd1d8"
},
{
name: "35 to 44 <br/>" + selected_Location_rio31618chart4 + selected_Year_rio31618chart4,
data: [inflow35to44, outflow35to44, netflow35to44],
color: "#acd1d8"
},
{
name: "45 to 54 <br/>" + selected_Location_rio31618chart4 + selected_Year_rio31618chart4,
data: [inflow45to54, outflow45to54, netflow45to54],
color: "#acd1d8"
},
{
name: "55 to 64 <br/>" + selected_Location_rio31618chart4 + selected_Year_rio31618chart4,
data: [inflow55to64, outflow55to64, netflow55to64],
color: "#acd1d8"
},
{
name: "65 and over <br/>" + selected_Location_rio31618chart4 + selected_Year_rio31618chart4,
data: [inflow65andover, outflow65andover, netflow65andover],
color: "#acd1d8"
},
];
} //end if
var chart = Highcharts.chart('container_rio31618chart4', {
chart: {
type: 'column',
margin: [50, 0, 75],
events: {
load: function(event) {
this.renderer
.image(logoURL, 0, this.chartHeight - 50, 170, 55) //puts logo in lower left
.add(); // (src,x,y,width,height)
if (this.renderer.forExport) {
this.renderer
.text('<div style="text-align:center;">State Totals<br/>Inflow: '+total_inflow.toLocaleString()+' | Outflow: '+total_outflow.toLocaleString()+' | Netflow: '+total_netflow.toLocaleString()+'</div>',170,355,'true')
.css({
color: '#000000',
fontSize: '10px',
fontWeight: 'bold'
}).add();
}
}
},
},
title: {
text: null
//text: 'Interstate Migration Flows by Age and State, 2012-2016'
},
xAxis: {
categories: ['Under 26', '26 to 34', '35 to 44', '45 to 54', '55 to 64', '65 and over']
},
yAxis: {
title: {
text: 'Number of People (Thousands)'
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labels: {
formatter: function () {
return this.value / 1000
}
}
},
tooltip: {
formatter: function () {
if (this.series.name === 'Inflow') {
return (
'<b>' + this.series.name + '</b><br/>'
+ '<span style="color:' + this.color + '">\u25CF</span> '
+ this.x + ': '
+ '<b>' + this.y.toLocaleString() + '</b>'
+ '<br/>Total Inflow: ' + '<b>' + total_inflow.toLocaleString() + '</b>'
)
} else if (this.series.name === 'Outflow') {
return (
'<b>' + this.series.name + '</b><br/>'
+ '<span style="color:' + this.color + '">\u25CF</span> '
+ this.x + ': '
+ '<b>' + this.y.toLocaleString() + '</b>'
+ '<br/>Total Outflow: ' + '<b>' + total_outflow.toLocaleString() + '</b>'
)
} else if (this.series.name === 'Netflow') {
return (
'<b>' + this.series.name + '</b><br/>'
+ '<span style="color:' + this.color + '">\u25CF</span> '
+ this.x + ': '
+ '<b>' + this.y.toLocaleString() + '</b>'
+ '<br/>Total Netflow: ' + '<b>' + total_netflow.toLocaleString() + '</b>'
)
}
}
},
legend: {
align: 'right',
verticalAlign: 'top',
layout: 'vertical',
x: 0,
y: 100
},
subtitle: {
//use subtitle element for our table notes
text: 'Note: All flows shown are domestic and use person-level data, which the IRS approximates using tax exemptions. <br/>Source: JCHS tabulations of Internal Revenue Service, SOI Migration Data.',
widthAdjust: -170,
align: 'left',
x: 160,
y: -12,
verticalAlign: 'bottom',
style: {
color: '#999999',
fontSize: '9px'
}
},
series: [{
name: 'Inflow',
data: [inflowunder26, inflow26to34, inflow35to44, inflow45to54, inflow55to64, inflow65andover]
}, {
name: 'Outflow',
data: [outflowunder26, outflow26to34, outflow35to44, outflow45to54, outflow55to64, outflow65andover]
}, {
name: 'Netflow',
data: [netflowunder26, netflow26to34, netflow35to44, netflow45to54, netflow55to64, netflow65andover]
}
],
//~~~~~~~~~~~~~~~~~~~~~~~~~~ Exporting Options ~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~
lang: {
//change text of export menu
contextButtonTitle: 'Export Chart',
downloadPDF: 'Download as PDF'
//downloadCSV: 'Download chart data (CSV)',
// downloadXLS: 'Download chart data (Excel)'
},
exporting: {
enabled: true,
filename: 'Interstate Migration Flows by Age - ' + selected_Location_rio31618chart4 + ' ' + selected_Year_rio31618chart4 + ' - Harvard JCHS',
/* menuItemDefinitions: {
downloadFullData: {
text: 'Download full dataset (Excel)',
onclick: function () {
window.open(appendixTableURL)
alert(appendixTableInstructions)
}
}
},*/
buttons: {
contextButton: {
text: 'Export',
menuItems: [
//'viewSortableTable',
//'separator',
'printChart',
'downloadPDF',
'separator',
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//'downloadXLS',
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],
theme: {
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},
},
},
chartOptions: {
chart: {
margin: [50, 0, 85],
},
title: {
text: 'Interstate Migration Flows by Age: ' + selected_Location_rio31618chart4 + ', ' + selected_Year_rio31618chart4 //exported image has title embedded
},
subtitle: {
style: {
fontSize: '7px' //export is at different scale, so we want note font smaller
},
y: 0
},
legend: {
//y: -25
}
}
}
});
};
window.onload(drawChart_rio31618chart4());
</script>
</div>
<br />
<h2>
</h2>
Moreover, as another interactive tool depicting gross migration flows by year and state shows, overall
flows have changed dramatically in the last six years. Many states with
positive in-migration in 2012, such as Florida, Arizona, and South Carolina,
saw even greater in-migration in 2016. In contrast, several states – notably California, New York, and
Massachusetts – that had negative flows in 2012 had even greater negative flows
in 2016 <b>(Figure 4)</b>.<br />
<br />
<h2>
<b style="color: #3d85c6; font-size: medium;"><span style="font-size: large;">Figure 4. Migration Flows Have Changed for Most States in the Past Six Years </span></b><b style="color: #3d85c6;"><span style="font-size: large;">(Interactive)</span></b></h2>
<div>
<b style="color: #3d85c6;"><span style="font-size: large;"></span></b></div>
<div class="separator" style="clear: both; text-align: center;">
<!---------------------------------------Chart 3 (Migration Flows by State)---------------------->
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<option value="Virginia">Virginia</option>
<option value="Washington" selected>Washington</option>
<option value="West Virginia">West Virginia</option>
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var selected_geography_rio31618chart3 = "State";
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Highcharts.setOptions({
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col3: 49305,
col4: 542409,
col5: 428026,
col6: 114383,
col7: 576077,
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col9: 188857,
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Location: "Georgia",
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col5: 247695,
col6: 13875,
col7: 265122,
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Location: "Hawaii",
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col2: 53713,
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Location: "Idaho",
Year: "2012",
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col2: 49723,
col3: 335,
col4: 52520,
col5: 46552,
col6: 5968,
col7: 59585,
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Location: "Illinois",
Year: "2012",
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col2: 238585,
col3: -51277,
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col5: 249746,
col6: -81986,
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Location: "Indiana",
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col2: 120485,
col3: -5358,
col4: 110586,
col5: 116611,
col6: -6025,
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col9: -4113,
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{
Location: "Iowa",
Year: "2012",
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col2: 59959,
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col5: 58395,
col6: -2517,
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Location: "Kentucky",
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col2: 90974,
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Location: "Louisiana",
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col4: 80175,
col5: 88193,
col6: -8018,
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Year: "2012",
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col2: 24506,
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col4: 25240,
col5: 23749,
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col9: 2861,
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Location: "Maryland",
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col2: 150454,
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col4: 151279,
col5: 154298,
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col7: 144158,
col8: 164831,
col9: -20673,
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Location: "Massachusetts",
Year: "2012",
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col2: 119305,
col3: -9317,
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col4: 115032,
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col8: 129763,
col9: -11913,
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col2: 87191,
col3: -5457,
col4: 80424,
col5: 89430,
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<br />
<h2>
</h2>
While some trends – such as
migration to Sunbelt states – are consistent with patterns over the last several
decades, there are some notable changes in the flows as well. In the wake of
declining oil prices, North Dakota, Oklahoma, and Wyoming, all of which have
energy-production-based economies and all of which had been growing, saw net
out-migration in 2016. In contrast, Utah was the only state that went from
losing residents in 2012 to gaining them in 2016. Indeed, <a href="https://www.theatlantic.com/politics/archive/2016/12/waitutah-is-the-fastest-growing-state/511331/" target="_blank">Utah was the fastest growing state in 2016</a>, due in large part to their high
birth rate and growing domestic and international immigration.<o:p></o:p>
<br />
<br />
<div class="MsoNormal">
Looking forward, the question is whether the rise in interstate
migration is a short-term change or a long-term fundamental shift that marks
the end of the decades-long trend of declining mobility. If it is the latter, the
changes could have important implications, from increased labor mobility to
changes in housing demand, for the states that are gaining – or losing –
residents overall.</div>
Harvard Joint Center for Housing Studieshttp://www.blogger.com/profile/07404938012740019524noreply@blogger.com0tag:blogger.com,1999:blog-4520343519564700704.post-32178500532669942362018-03-14T13:29:00.000-04:002018-03-14T14:11:52.775-04:00Local Responses to Global Climate Change<table cellpadding="0" cellspacing="0" class="tr-caption-container" style="float: left; margin-right: 1em; text-align: left;"><tbody>
<tr><td style="text-align: center;"><a href="https://blogger.googleusercontent.com/img/b/R29vZ2xl/AVvXsEiTBaHeHvhvcxiIZ2RQROv5NKQmUW3viw9I20yjatP4VX7FBFHFbxO7HEXy06mhWvqBEfqVE8a6p7lsbveMb8zNMV-5uaYbAHj5eJYjmtsQ3q-zQCjHupEu3xTHAXrIg_3vZMHFMAvQ_0KL/s1600/blog_schmidt.jpg" imageanchor="1" style="clear: left; margin-bottom: 1em; margin-left: auto; margin-right: auto;"><img border="0" data-original-height="100" data-original-width="100" src="https://blogger.googleusercontent.com/img/b/R29vZ2xl/AVvXsEiTBaHeHvhvcxiIZ2RQROv5NKQmUW3viw9I20yjatP4VX7FBFHFbxO7HEXy06mhWvqBEfqVE8a6p7lsbveMb8zNMV-5uaYbAHj5eJYjmtsQ3q-zQCjHupEu3xTHAXrIg_3vZMHFMAvQ_0KL/s1600/blog_schmidt.jpg" /></a></td></tr>
<tr><td class="tr-caption" style="text-align: center;">by <a href="https://www.linkedin.com/in/jill-schmidt-9579475a" target="_blank">Jill Schmidt</a><br />
Graduate Research<br />
Assistant</td></tr>
</tbody></table>
<div class="MsoNormal">
<span style="color: black; mso-bidi-font-family: Arial; mso-themecolor: text1;">From September’s destructive hurricanes to the devastating
fires in California, recent natural disasters across the US have underscored
the many ways in which climate change is affecting urban areas. Moreover, while
these unpredictable disasters garner significant attention, climate change is
also intensifying important long-range weather-related hazards such as heat
waves, extreme precipitation, desertification, and loss of biodiversity.<o:p></o:p></span></div>
<div class="MsoNormal">
<br /></div>
<div class="MsoNormal">
<span style="color: black; mso-bidi-font-family: Arial; mso-themecolor: text1;">Taken together, such effects – as well as the rollback of
federal-level policies – can discourage and overwhelm those facing
climate-change related impacts in their communities. However, as varied
examples from Florida, the west coast, Boston, and Boulder show, many states
and localities are taking meaningful steps to prepare for and perhaps even
mitigate the effects of climate change at the municipal, neighborhood, and
household levels.</span>
<span style="color: black; mso-bidi-font-family: Arial; mso-themecolor: text1;"><br /></span>
<br />
<div style="text-align: left;">
</div>
<table align="center" cellpadding="0" cellspacing="0" class="tr-caption-container" style="margin-left: auto; margin-right: auto; text-align: center;"><tbody>
<tr><td style="text-align: center;"><a href="https://blogger.googleusercontent.com/img/b/R29vZ2xl/AVvXsEi1KvoPNSDrEBYGnsP2fI5pazQRzrcrwDdO_KBUu2spebHfLT2QGyBUvJM3A_gbYezsYgnOHo8avsggjPRcOVAbdWh75srkTcUt2X2sSUVE-wfQzaaA7HkFdTxQ0HF5wJG4KUetVRMghceB/s1600/hurricane_andrew.jpg" imageanchor="1" style="margin-left: auto; margin-right: auto;"><img border="0" data-original-height="257" data-original-width="576" src="https://blogger.googleusercontent.com/img/b/R29vZ2xl/AVvXsEi1KvoPNSDrEBYGnsP2fI5pazQRzrcrwDdO_KBUu2spebHfLT2QGyBUvJM3A_gbYezsYgnOHo8avsggjPRcOVAbdWh75srkTcUt2X2sSUVE-wfQzaaA7HkFdTxQ0HF5wJG4KUetVRMghceB/s1600/hurricane_andrew.jpg" /></a></td></tr>
<tr><td class="tr-caption" style="text-align: left;"><i>Homes damaged by Hurricane Andrew, 1992 (<a href="https://en.wikipedia.org/wiki/Hurricane_Andrew" target="_blank">Wikipedia</a>)</i></td></tr>
</tbody></table>
<span style="color: black; mso-bidi-font-family: Arial; mso-themecolor: text1;"><br /></span>
<span style="color: black; mso-bidi-font-family: Arial; mso-themecolor: text1;">September’s Hurricane Irma, for example, showed the
positive impacts of successful efforts to update Florida’s building codes in
the wake of Hurricane Andrew, which was the </span>costliest natural disaster
to affect the United States<span style="color: black; mso-bidi-font-family: Arial; mso-themecolor: text1;"> when it struck that state in 1992. After that disaster, many
Florida residents pressed the state to update its building code (and for localities
to enforce it). Two years later, the state approved a </span><a href="https://www.floridabuilding.org/fbc/publications/FBC.pdf" target="_blank"><span style="mso-bidi-font-family: Arial;">new building code</span></a><span style="color: black; mso-bidi-font-family: Arial; mso-themecolor: text1;"> focused on
increasing the likelihood that buildings could resist hurricane-force winds by
requiring such elements as shatterproof windows, fortified roofs, and
reinforced concrete pillars. The code also requires that roofs be built of
plywood and fastened with roofing nails (instead of less expensive but less
resilient approaches that relied on particle board secured by staples).</span></div>
<div class="MsoNormal">
<br /></div>
<div class="MsoNormal">
<span style="color: black; mso-bidi-font-family: Arial; mso-themecolor: text1;">While these provisions are supposed to ensure that
structures can withstand winds of up to 111 miles per hour, Miami-Dade and
Broward counties went even further by requiring that new buildings be able to
withstand winds of at least 130 mph. (Moreover, as of January 2018, the codes
for the two counties will also include new elevation minimums for new
construction and substantial improvements to existing structures in flood
hazard areas.) The strengthened requirements helped minimize damage from
Hurricane Irma, according to Michael Finney, president and CEO of the
Miami-Dade Beacon Council (the region’s official economic council). In an op-ed
</span><span style="mso-bidi-font-family: Arial;">that appeared <span style="color: black; mso-themecolor: text1;">in the </span></span><a href="http://www.miamiherald.com/opinion/op-ed/article177672011.html" target="_blank"><i style="mso-bidi-font-style: normal;"><span style="mso-bidi-font-family: Arial;">Miami Herald</span></i></a><span style="color: black; mso-bidi-font-family: Arial; mso-themecolor: text1;">, he wrote: </span>“<span style="mso-bidi-font-family: Arial;">M</span>ost property and buildings escaped with little or no structural
damage<span style="mso-bidi-font-family: Arial;">. </span>The impact could have
been much worse, were it not for the lessons learned and actions taken to
fortify buildings and properties after Hurricane Andrew and subsequent storms.”<span style="color: black; mso-bidi-font-family: Arial; mso-themecolor: text1;"><o:p></o:p></span><br />
<br />
<div style="text-align: left;">
</div>
<table cellpadding="0" cellspacing="0" class="tr-caption-container" style="margin-left: auto; margin-right: auto; text-align: center;"><tbody>
<tr><td style="text-align: center;"><a href="https://blogger.googleusercontent.com/img/b/R29vZ2xl/AVvXsEgxFeLkfFKC_CxFQk5OYFvWY4kMwfaDGhWyR5YfIQRE5vmNWkqgFOfWR2ANa1Wjcf4rh8dmql_5cCcHvt9SXQ63Hto06KcjL8i5Wnz7dxMD2MQm-e3BrZU1FtGFJ4GXQarBlTW46HmYvYqK/s1600/california_wildfires.jpg" imageanchor="1" style="clear: left; margin-bottom: 1em; margin-left: auto; margin-right: auto;"><img border="0" data-original-height="302" data-original-width="576" src="https://blogger.googleusercontent.com/img/b/R29vZ2xl/AVvXsEgxFeLkfFKC_CxFQk5OYFvWY4kMwfaDGhWyR5YfIQRE5vmNWkqgFOfWR2ANa1Wjcf4rh8dmql_5cCcHvt9SXQ63Hto06KcjL8i5Wnz7dxMD2MQm-e3BrZU1FtGFJ4GXQarBlTW46HmYvYqK/s1600/california_wildfires.jpg" /></a></td></tr>
<tr><td class="tr-caption" style="text-align: left;"><i>California wildfires, 2017 (<a href="https://en.wikipedia.org/wiki/2017_wildfire_season" target="_blank">Wikipedia</a>)</i></td></tr>
</tbody></table>
<br />
In the western part of the United States, where wildfires
are a significant threat, </div>
<a href="https://planningforwildfire.org/" target="_blank"><span style="mso-bidi-font-family: Arial;">Community Planning Assistance for Wildfire</span></a><span style="color: black; mso-bidi-font-family: Arial; mso-themecolor: text1;"> (CPAW) is helping
communities take advantage of land-use planning to reduce the risk of damages
from fires. CPAW is a partnership funded by the U.S. Forest Service and private
foundations, and is run by </span><span style="color: black; mso-themecolor: text1;">Headwaters
Economics</span><span style="color: black; mso-bidi-font-family: Arial; mso-bidi-font-weight: bold; mso-themecolor: text1;"> and </span><span style="color: black; mso-themecolor: text1;">Wildfire Planning International</span><span style="color: black; mso-bidi-font-family: Arial; mso-bidi-font-weight: bold; mso-themecolor: text1;">. The organization </span><span style="color: black; mso-bidi-font-family: Arial; mso-themecolor: text1;">focuses particularly on protecting the
wildland-urban interface where human habitations are sparse but increasing
numbers of built structures can serve as fuel that can help wildfires spread. Since
its founding in 2015, CPAW has helped 18 cities and towns develop plans to
limit fires and reduce property damage by creating “defensible spaces” – areas cleared
of vegetation and other flammable materials as well as paths that firefighters can
use to fight approaching fires.<o:p></o:p></span>
<br />
<div class="MsoNormal">
<br /></div>
<div class="MsoNormal">
<span style="color: black; mso-bidi-font-family: Arial; mso-themecolor: text1;">Similiarly, in Boston, Neighborhood of Affordable Housing
(NOAH), a community development corporation in the city’s East Boston neighborhood,
used funding from the Kresge Foundation to launch </span><a href="http://www.greenovateboston.org/preparing_for_climate_change_in_east_boston" target="_blank"><span style="mso-bidi-font-family: Arial;">ClimateCARE</span></a><span style="color: black; mso-bidi-font-family: Arial; mso-themecolor: text1;"> (Community
Action for Resilience Through Engagement). The effort, which focuses on
near-term needs related to energy efficiency, disaster emergency planning, and
social resiliency is trying to help residents prepare and plan for the impacts
of climate change, which could be significant because much of the neighborhood
is built on landfill in Boston Harbor. One notable part of this effort is a “Basement
Cleanup” program, which helps residents remove clutter, minimize the risk of
toxic leaks, prevent safety and health threats, and safely store sentimental
and important objects. Building in part on this work, the </span><a href="https://www.boston.gov/news/city-take-immediate-steps-protect-east-boston-charlestown-climate-change" target="_blank"><span style="mso-bidi-font-family: Arial;">City of Boston</span></a><span style="color: black; mso-bidi-font-family: Arial; mso-themecolor: text1;"> announced
last fall that it was taking steps to protect East Boston and nearby
Charlestown from current and future flooding as a result of climate change.<o:p></o:p></span></div>
<div class="MsoNormal">
<br /></div>
<div class="MsoNormal">
<span style="color: black; mso-bidi-font-family: Arial; mso-themecolor: text1;">A fourth notable example that addresses the mitigation of
climate change is Boulder, which in 2007 became the first city in the nation to
have a voter-approved tax dedicated to addressing climate change. The </span><a href="https://bouldercolorado.gov/climate/climate-action-plan-cap-tax" target="_blank"><span style="mso-bidi-font-family: Arial;">Climate Action Plan (CAP) tax</span></a><span style="color: black; mso-bidi-font-family: Arial; mso-themecolor: text1;"> is levied
on electric bills. Rates vary for residential, commercial, and industrial users;
the average annual tax is $21/year for residential users, $94 for commercial
accounts, and $9,400 for industrial users. Although the revenue funds many
programs, one program of note is EnergySmart, an energy-advising service and
rebate program for residents who make energy efficiency investments. Over 9,700
households in Boulder have participated in EnergySmart since its inception in
2010. </span>The City of Boulder estimates that it has avoided the release of
more than 50,000 metric tons of emissions between 2007 to 2015 as a result of
CAP-funded programs<span style="color: black; mso-bidi-font-family: Arial; mso-themecolor: text1;">, which has allowed the community to hold emissions
constant amid population and economic growth.<o:p></o:p></span></div>
<div class="MsoNormal">
<br /></div>
<div class="MsoNormal">
<span style="color: black; mso-bidi-font-family: Arial; mso-themecolor: text1;">While these efforts are notable, they can be difficult to
implement, costly, and, at times, controversial. For example, mitigation plans
are critiqued for reducing greenhouse gas emissions in one region but offset by
increased or stagnant emissions in another locality. Further, many local decision-makers
are hesitant to invest in preparing for risks when they face immediate challenges
with limited budgets. However, prevention is likely to be more cost-effective
than re-building</span><span class="MsoFootnoteReference"> </span><span style="color: black; mso-bidi-font-family: Arial; mso-themecolor: text1;">and
mitigation and adaptation projects can help communities avoid the costs
associated with natural hazard disasters and devastation. Mitigation and
adaptation initiatives may also offer promising opportunities to create local
jobs, support emerging industries, and help build more inclusive and resilient communities.
Given the gridlock at the federal level, such local initiatives may continue to
be at the cutting edge of climate-change policymaking in the US for some time
to come.<o:p></o:p></span></div>
<br />Harvard Joint Center for Housing Studieshttp://www.blogger.com/profile/07404938012740019524noreply@blogger.com0tag:blogger.com,1999:blog-4520343519564700704.post-50457773733044317652018-03-07T14:21:00.000-05:002018-03-07T14:21:34.833-05:00Furthering Fair Housing: It’s Not Too Late to Follow New Orleans’ Lead<table align="center" cellpadding="0" cellspacing="0" class="tr-caption-container" style="float: left; margin-right: 1em; text-align: left;"><tbody>
<tr><td style="text-align: center;"><a href="https://blogger.googleusercontent.com/img/b/R29vZ2xl/AVvXsEi_-yW-ez22RUxmHkafXcOT8HZW7KZ1y5MNagPSjCZEpXz2wV354FD0YstUlyg7UQ4cWeMReitKHRn4HFpIvOCQcj35mzjQTuQlfCVNuspJQ9I0pZ_n5lr147aNb2HwIfB3bRiut-eEMIL1/s1600/CashaunaHill.png" imageanchor="1" style="margin-left: auto; margin-right: auto;"><img border="0" data-original-height="100" data-original-width="100" src="https://blogger.googleusercontent.com/img/b/R29vZ2xl/AVvXsEi_-yW-ez22RUxmHkafXcOT8HZW7KZ1y5MNagPSjCZEpXz2wV354FD0YstUlyg7UQ4cWeMReitKHRn4HFpIvOCQcj35mzjQTuQlfCVNuspJQ9I0pZ_n5lr147aNb2HwIfB3bRiut-eEMIL1/s1600/CashaunaHill.png" /></a></td></tr>
<tr><td class="tr-caption" style="text-align: center;">by Cashauna Hill<br /><a href="http://www.gnofairhousing.org/" target="_blank">Greater New Orleans Fair<br />Housing Action Center</a></td></tr>
</tbody></table>
Although the U.S. Department of Housing and Urban Development (HUD) has announced that state and local entities will have <a href="http://housingperspectives.blogspot.com/2018/03/assessing-fair-housing-huds-delay-and.html" target="_blank">more time to detail their plans to affirmatively further fair housing</a>, some localities are moving forward. These include the City of New Orleans, which in October 2016 became the country’s first jurisdiction to submit a legally required Assessment of Fair Housing plan (AFH).<br />
<br />
New Orleans’ AFH, which was submitted jointly by the city government and the <a href="http://www.hano.org/" target="_blank">Housing Authority of New Orleans</a> (HANO), not only represents a shift in the way that jurisdictions report on the state of housing access in their communities but also could serve as a model for other jurisdictions around the country. Most notably, in accordance with guidance provided by HUD in 2015, the New Orleans AFH was prepared with significant community input. <br />
<br />
Specifically, at the outset of the process, the city and HANO partnered with the <a href="http://www.gnofairhousing.org/" target="_blank">Greater New Orleans Fair Housing Action Center</a> (GNOFHAC), which I lead, to ensure that the AFH reflected the concerns of community leaders and community-based organizations. To make this happen, GNOHFAC designed and implemented a community engagement strategy that aimed to organize, educate, and engage with community stakeholders—particularly leaders of color and organizations that represented communities of color. In addition to facilitating a robust community engagement process, the city and HANO welcomed GNOFHAC’s assistance in analyzing relevant data that was included in the AFH plan. Finally, GNOFHAC helped provide both context and data on public and private acts of discrimination that affect housing choices in the New Orleans market.<br />
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Taken as a whole, these activities created a process that reflected an unprecedented level of community engagement in planning the city’s fair housing efforts. This engagement led to several notable recommendations in the AFH, such as a framework for improving the access that Housing Choice Voucher (HCV) participants have to low-poverty, high-opportunity neighborhoods, particularly areas connected job centers via dependable public transit services. Community leaders also helped develop other important recommendations, such as developing and implementing a “strategic plan to address environmental hazards, including lead in water and housing.” The AFH’s recommendation to address substandard housing in New Orleans by establishing a rental registry also was a direct result of engagement with community members who often accept substandard conditions when seeking affordable rental housing.<br />
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As noted above, in January 2018 HUD announced that it intends to delay required submission of AFH plans from jurisdictions that have yet to submit them. For persons in communities without a commitment from city leadership, or where the AFH will not be submitted in the near future as planned, this change could make it harder for people of color and lower-income households to access higher-quality housing, and programs designed to support existing homeowners.<br />
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However, despite that change in HUD’s policies, implementation of New Orleans’ AFH’s recommendations is expected to continue without interruption. We commend policymakers and leaders in New Orleans for continuing to support equal access to housing and the positive life outcomes that flow from access to better housing. Further, we hope that even with the delays, other jurisdictions follow New Orleans’ lead and work with affected communities to develop meaningful efforts to achieve the Fair Housing Act’s long-standing goal of “affirmatively furthering fair housing” throughout the United States.<br />
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<i style="background-color: white; color: #222222; font-family: Arial, Tahoma, Helvetica, FreeSans, sans-serif; font-size: 13.2px;">This post is a response to the Panel 4 papers that were presented at our A Shared Future symposium in 2017. These papers are <a href="http://www.jchs.harvard.edu/shared-future-fostering-communities-inclusion-era-inequality-2017" style="color: #cc6411; text-decoration-line: none;" target="_blank">available on the JCHS website</a>. </i>Harvard Joint Center for Housing Studieshttp://www.blogger.com/profile/07404938012740019524noreply@blogger.com0tag:blogger.com,1999:blog-4520343519564700704.post-70651912599571217572018-03-05T13:47:00.000-05:002018-03-05T13:47:01.978-05:00Collaborations by Design: CDFIs, Capital Absorption, and the Creation of Community Investment Systems<table cellpadding="0" cellspacing="0" class="tr-caption-container" style="float: left; margin-right: 1em; text-align: left;"><tbody>
<tr><td style="text-align: center;"><a href="https://blogger.googleusercontent.com/img/b/R29vZ2xl/AVvXsEgHxEj39vpzcdqc_xfM-by_k-3e1a_WQntyChK_Lq3pj427LkPHTTE5vw3a2zJOjQB1oFpkz6KMyQSdM-qL7yqU9SJP-WhcyDuhXSzDVqB19HI0cG4wiqIwaItBXvHA9tPpcU0cSat_nLfQ/s1600/Shackelford_headshot.jpg" imageanchor="1" style="clear: left; margin-bottom: 1em; margin-left: auto; margin-right: auto;"><img border="0" data-original-height="100" data-original-width="100" src="https://blogger.googleusercontent.com/img/b/R29vZ2xl/AVvXsEgHxEj39vpzcdqc_xfM-by_k-3e1a_WQntyChK_Lq3pj427LkPHTTE5vw3a2zJOjQB1oFpkz6KMyQSdM-qL7yqU9SJP-WhcyDuhXSzDVqB19HI0cG4wiqIwaItBXvHA9tPpcU0cSat_nLfQ/s1600/Shackelford_headshot.jpg" /></a></td></tr>
<tr><td class="tr-caption" style="text-align: center;">by <a href="https://cpl.hks.harvard.edu/people/erin-shackelford" target="_blank">Erin Shackelford</a><br />
Initiative for<br />
Responsible Investment<br />
HKS</td></tr>
</tbody></table>
Rebuilding disinvested communities takes more than money. Rather, as research done by the <a href="https://iri.hks.harvard.edu/" target="_blank">Initiative for Responsible Investment (IRI)</a> at the Harvard Kennedy School has shown, places that have been starved of resources for extended periods of time often lack the policies, practices, or relationships they need to effectively leverage existing or new resources.<br />
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<a href="https://iri.hks.harvard.edu/capital-absorption" target="_blank">IRI's capital absorption framework</a> not only recognizes that there is a complex system that governs how resources flow into communities, it also provides a way to think beyond individual transactions to identify changes at a system level so that investment is used more effectively to achieve community goals. Potential system-level interventions can include bringing new partners to the table, identifying new resources that can be provided by existing partners, creating different ways of doing business, and changing the policies and relationships that determine the allocation of money and other resources.<br />
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Many of these approaches are central to strategies used in collaborative initiatives carried out by Community Development Financial Institutions (CDFIs) that have been funded by <a href="https://www.jpmorganchase.com/corporate/news/stories/pro-neighborhoods-main.htm" target="_blank">JPMorgan Chase & Co.'s PRO Neighborhoods program</a>. The growing collaboration among CDFIs—which can be banks, credit unions, or other financial institutions that have a primary mission to provide access to financial services in low-income communities—have included the development of joint products and services, efforts to share risk and expertise, jointly developed new technologies, and the development of larger scale projects which could attract additional investors.<br />
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A <a href="http://jchs.harvard.edu/research/publications/pro-neighborhoods-case-study-iri" target="_blank">new case study</a>, which uses this "capital absorption" framework to examine many of the collaborative efforts funded by the PRO Neighborhoods initiative, finds that the funding spurred three types of collaborations that together increased the CDFIs' ability to respond more effectively to key needs and concerns. In particular, the grants helped:<br />
<ol>
<li><b>Spur internal institutional change within CDFIs:</b> Within institutions, flexible support to enter into new areas of lending, as provided by the PRO Neighborhoods grants, is tied to the ability to devote resources to strategic development and organizational learning. These are scarce resources for CDFIs, which, by necessity, tend to have a transactional focus. These resources can prove crucial for CDFIs seeking to expand their geographic and/or sectoral range, and those hoping to deepen engagement with the communities they serve.<br /></li>
<li><b>Foster collaboration among CDFIs: </b>PRO Neighborhoods awards enabled CDFIs to share best practices, support collaborators with challenges, and closely observe (and learn from) each other's practices. The structured collaborations and regular exchanges that came with project execution shed light on new practices and built relationships that are likely to endure well beyond the grant cycle. These connections are critically important because finding the time and space to learn from peer institutions is a crucial aspect of organizational development.<br /></li>
<li><b>Expand CDFIs' connections with broader "Community Investment Systems":</b> The benefits of collaboration came not just from the interchange among and between CDFIs, but also through the CDFIs' engagement with the larger "community investment systems" in the neighborhoods served by the various CDFIs. This occurred because the focus on innovation and collaboration led CDFI practitioners to engage with a variety of key actors in the broader ecosystem, including leaders of community advocacy groups, elected and appointed officials, representatives of local trade associations, and representatives of firms that provide collateral and financial services.</li>
</ol>
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These conclusions suggest two key lessons for funders who want to effectively structure grant programs aimed at encouraging collaboration. These are:</div>
<div>
<ol>
<li><b>Collaboration takes a big incentive. </b>Creating the time and space to establish an ongoing collaboration is challenging for organizations where time, staffing, and funding are constrained. The significant funding provided by the PRO Neighborhoods program offered a critical incentive for CDFIs to establish ongoing collaborations.<br /></li>
<li><b>Collaboration can take many forms, shaped by different systemic challenges. </b>From a nationwide, spoke-and-wheel collaboration focused on addressing food deserts, to the collaboration of place-based actors to support the specific needs of their community, PRO Neighborhoods collaboratives are unique and varied in scope, shape, and sector. The funder's flexibility gave leaders of the CDFI collaboratives the time and space they needed to understand, identify, and address the different systemic challenges that existed in their unique sectors and places.</li>
</ol>
</div>
<div>
The capital absorption framework points to the importance of considering not just the transactions in question, but the broader system of community investment in which CDFIs operate. Funders and other actors in the community investment system can benefit from the observation and lessons that emerge as CDFIs collaboratively develop innovative practices to help revitalized disinvested communities.</div>
Harvard Joint Center for Housing Studieshttp://www.blogger.com/profile/07404938012740019524noreply@blogger.com0tag:blogger.com,1999:blog-4520343519564700704.post-21777945636991529722018-03-02T08:00:00.000-05:002018-03-07T14:07:47.870-05:00Assessing Fair Housing: HUD's Delay and the Dilemma this Poses for Jurisdictions<table cellpadding="0" cellspacing="0" class="tr-caption-container" style="float: left; margin-right: 1em; text-align: left;"><tbody>
<tr><td style="text-align: center;"><a href="https://blogger.googleusercontent.com/img/b/R29vZ2xl/AVvXsEgefoL-MhdKCkRhBscPxqNcA8ejHwpdl5pi53Qn_2OBnVqjado097TskWU0Q6XNCOCsNjFVj1BKm3vU66iakzDT1vpgLIz8cmN9TjE4Oqg9KddIKr3SzagfYLZyCZ6w-0t61A7-c_5YKDsC/s1600/KatherineORegan.jpg" imageanchor="1" style="clear: left; margin-bottom: 1em; margin-left: auto; margin-right: auto;"><img border="0" data-original-height="100" data-original-width="100" src="https://blogger.googleusercontent.com/img/b/R29vZ2xl/AVvXsEgefoL-MhdKCkRhBscPxqNcA8ejHwpdl5pi53Qn_2OBnVqjado097TskWU0Q6XNCOCsNjFVj1BKm3vU66iakzDT1vpgLIz8cmN9TjE4Oqg9KddIKr3SzagfYLZyCZ6w-0t61A7-c_5YKDsC/s1600/KatherineORegan.jpg" /></a></td></tr>
<tr><td class="tr-caption" style="text-align: center;">by <a href="https://wagner.nyu.edu/community/faculty/katherine-m-oregan" target="_blank">Katherine M. O'Regan</a>,<br />
NYU</td></tr>
</tbody></table>
How should the numerous jurisdictions poised to start their Assessments of Fair Housing (or those who are already mid-process) proceed in the wake of an announcement that the federal government planned to push back deadlines for using this specific form of assessment as part of their legally-required planning process?<br />
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That's the question facing thousands of entities after the US Department of Housing and Urban Development (HUD) <a href="https://www.federalregister.gov/documents/2018/01/05/2018-00106/affirmatively-furthering-fair-housing-extension-of-deadline-for-submission-of-assessment-of-fair" target="_blank">announced in January</a> that it was delaying a previously issued final rule requiring that jurisdictions receiving HUD funding conduct an Assessment of Fair Housing (AFH) to meet, in part, their obligation to comply with the federal Fair Housing Act's requirement that they "affirmatively further fair housing" (AFFH).<br />
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HUD's notice extended the AFH deadline for one cycle for jurisdictions that had not yet had an AFH accepted and whose AFH deadline date fell before October 31, 2020. These jurisdictions, the announcement emphasized, must still meet their AFFH obligations. During the delay, they must conduct an Analysis of Impediments (AI) to fair housing choice (as they had prior to <a href="https://www.federalregister.gov/documents/2015/07/16/2015-17032/affirmatively-furthering-fair-housing" target="_blank">HUD's final AFFH rule</a>) and take appropriate actions to overcome impediments identified by the analysis. However, unlike an AFH, there is no standardized form or specific content required for an AI, it need not be submitted to HUD, and HUD will not review it. (While the notice specified that the delay would be applicable as of the day it was issued, <a href="https://www.federalregister.gov/documents/2018/01/05/2018-00106/affirmatively-furthering-fair-housing-extension-of-deadline-for-submission-of-assessment-of-fair#open-comment" target="_blank">public comments</a> on the notice can be submitted through March 6, 2018.)<br />
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When the delay was announced, many jurisdictions were in the final stages of conducting their AFHs; hundreds more were about to start. This raises two related questions that this blog tries to briefly answer. First, what does this delay mean for these jurisdictions? Second, how should they proceed?<br />
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<b style="color: #3d85c6;"><span style="font-size: large;">Returning to the Flawed Analysis of Impediments (AI) Process</span></b><br />
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The notice calls for jurisdictions to return to a process that both the GAO and HUD itself deemed to be highly flawed. A <a href="https://www.gao.gov/assets/320/311065.pdf" target="_blank">2010 GAO study</a> reported that only 64 percent of program participants appeared to have AIs that were current, and questioned the usefulness of many of the AIs that did exist. It concluded that "[a]bsent any changes in the AI process, they will likely continue to add limited value going forward in terms of eliminating potential impediments to fair housing that may exist across the country." HUD's own internal analysis in 2009 came to the same conclusion, finding that about half of the AIs it collected for the study were outdated. incomplete, or otherwise of unacceptable quality.<br />
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To address some of the concerns raised in the GAO's report, HUD requires that AFHs be conducted with a standardized assessment tool and that jurisdictions provide measurable goals with a timeline for achieving them. As part of its justification for AFH postponement, HUD noted that 35 percent of the first AFHs submitted to HUD were initially not accepted. The AFH process, however, requires that HUD give feedback on AFHs that are not accepted. HUD provided such feedback and worked with jurisdictions to resolve deficiencies in the submissions. Ultimately, almost all of the 49 first submissions were accepted. In contrast, with AIs, there is no review or feedback from HUD. Notably, HUD's 2009 internal report found no evidence that jurisdictions were improving their AIs over time.<br />
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The combination of tighter standards, a better assessment tool, and a feedback loop seems to have produced stronger plans, according to <a href="http://prrac.org/newsletters/octnovdec2017.pdf" target="_blank">MIT's Justin Steil and Nicholas Kelly</a>, who compared the first 29 AFHs (as modified in response to HUD's comments on initial submissions) to the AIs previously conducted by those same jurisdictions. They found that compared to the earlier AIs, the final AFHs included more quantifiable goals as well as more specific policies and programs meant to achieve those goals. Such results, they noted, suggest the rule is working. "[T]he non-acceptances provided participants with the opportunity to respond to HUD feedback and to strengthen their final AFHs so as to meet their fair housing obligations. In short, the non-acceptances should be seen as strengths of the new rule not a failure."<br />
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<span style="color: #3d85c6; font-size: large;"><b>What is HUD's Advice for a Good AI? Conduct an AFH?</b></span><br />
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For jurisdictions that have already begun their AFH, HUD's notice states that jurisdictions may continue to do so, as "the AFFH rule may provide program participants with a useful framework for complying with their AFFH obligations." HUD encouraged all participants to use the data and mapping tools as well as the AFH Assessment Tool in conducting their AIs, and to collaborate with other submitters in their region. But this vague guidance puts jurisdictions in the precarious position of identifying which elements of the AFH tool and process are necessary to meet its AFFH obligations.<br />
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<span style="color: #3d85c6; font-size: large;"><b>Will Legal Challenges Reinstate the AFH?</b></span><br />
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The Trump administration has been aggressive in its use of delays to forestall the <a href="https://www.scientificamerican.com/article/make-america-wait-again-trump-tries-to-delay-regulations-out-of-existence/" target="_blank">implementation of rules</a>, temporarily or indefinitely. Many of these delays have been successfully challenged in the courts under the Administrative Procedures Act, which governs most federal rulemaking. For example, in December 2017, the US District Court for the District of Columbia enjoined HUD's two-year delay of its Small Area Fair Market Rent (FMR) rule, which would have required 24 metropolitan areas to use ZIP-code-level FMRs in setting rent payment standards for voucher recipients. HUD has since dropped its plans for delay, and advised more than 200 affected public housing authorities they must implement the new process within three months.<br />
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While no lawsuit has yet been filed against HUD's AFH delay, it is likely to come. (In theory, HUD could also modify its announcement in response to public comments, which, as noted above, must be submitted by March 6.) This suggests that jurisdictions should carefully weigh the risk that the delay will be reversed, and their duty to Affirmatively Further Fair Housing, as they determine how to conduct their new AIs. HUD's AFFH framework and assessment tool seem the best place to start. Notably, officials in some jurisdictions, such as New York City, have made <a href="http://www.crainsnewyork.com/article/20180115/OPINION/180119961/op-ed-to-deliver-on-promise-of-mlk-act-now-for-fair-housing" target="_blank">public statements</a> that they will move forward with a process that is true to the principles of the AFH.<br />
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However, whether jurisdictions will stay true to key advantages of the AFH, including robust public engagement and an open and transparent drafting process, remains to be seen. As <a href="http://jchs.harvard.edu/research/publications/shared-future-speaking-truth-power-enhancing-community-engagement-assessment" target="_blank">Michael Allen notes in his contribution</a> to the Joint Center's panel "What would it take for the HUD AFFH rule to meaningfully increase inclusion?," that may depend on whether a broad set of constituents come together to mobilize a strong ground game. Meanwhile, until the uncertainty created by HUD's decision is resolved, the AFH process and assessment tool may provide the safest and clearest path forward for jurisdictions.<br />
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<i>Papers from the A Shared Future symposium are <a href="http://www.jchs.harvard.edu/shared-future-fostering-communities-inclusion-era-inequality-2017" target="_blank">available on the JCHS website</a>. </i>Harvard Joint Center for Housing Studieshttp://www.blogger.com/profile/07404938012740019524noreply@blogger.com0tag:blogger.com,1999:blog-4520343519564700704.post-90147505698589322872018-02-28T10:04:00.000-05:002018-02-28T10:04:22.523-05:00What Would it Take for HUD to Meaningfully Increase Inclusion?<i>by Katie Gourley, Graduate Research Assistant</i><br />
<i><br /></i>
What would it take to meet the 1968 federal Fair Housing Act's requirement that federal entities use their power to "affirmatively further" fair housing? <a href="http://www.jchs.harvard.edu/shared-future-fostering-communities-inclusion-era-inequality-2017" target="_blank">Four new papers</a> published today look at this question by examining whether and how the US Department of Housing and Urban Development's (HUD) now-delayed Affirmatively Furthering Fair Housing (AFFH) rule might spur more inclusive communities.<br />
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Under the rule, which was finalized in 2015, local and state institutions receiving federal housing funds must use maps and other local data to conduct an Analysis of Fair Housing (AFH), and also describe their goals for affirmatively furthering fair housing. Many advocates believed the rule was a long overdue effort to finally achieve one of the Fair Housing Act's key, but unmet, goals. However, critics, including many Republican members of Congress as well as then-presidential candidate (and now HUD Secretary) Ben Carson, criticized it as inappropriate social engineering. In January 2018, HUD announced that states and localities do not have to submit their analyses until 2020. While HUD's announcement also noted that entities still have a legal obligation to further fair housing, the rule's supporters fear the delay effectively suspends enforcement of the rule and gives HUD time to dismantle or substantially weaken the new rule. A group of civil rights organizations is currently preparing litigation to enjoin the suspension of action.<br />
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The papers, which were originally presented at the symposium <i><a href="http://www.jchs.harvard.edu/shared-future-fostering-communities-inclusion-era-inequality-2017" target="_blank">A Shared Future: Fostering Communities of Inclusion in an Era of Inequality</a></i> in April 2017 (before HUD suspended enforcement actions) examine the rule's potential to produce meaningful change and, in doing so, provide critical context for understanding the implications of HUD's decision to delay the submission of required plans. The four papers are:<br />
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<tr><td style="text-align: center;"><a href="https://blogger.googleusercontent.com/img/b/R29vZ2xl/AVvXsEhv5ZEJhLuR1-FcvHjWqGk-RKiX_5F_TQx3GQvpOw3cmdRQUwZA6xj7Yoi1_NpsjT-GQAd_PXdXq7dEwedYin8CQ6tLrtO0fm_pGjT9In9dLa85VimKRyBkb2Ut6yT1WrM4bMuqkV7LqNSP/s1600/KatherineORegan.jpg" imageanchor="1" style="clear: left; margin-bottom: 1em; margin-left: auto; margin-right: auto;"><img border="0" data-original-height="100" data-original-width="100" src="https://blogger.googleusercontent.com/img/b/R29vZ2xl/AVvXsEhv5ZEJhLuR1-FcvHjWqGk-RKiX_5F_TQx3GQvpOw3cmdRQUwZA6xj7Yoi1_NpsjT-GQAd_PXdXq7dEwedYin8CQ6tLrtO0fm_pGjT9In9dLa85VimKRyBkb2Ut6yT1WrM4bMuqkV7LqNSP/s1600/KatherineORegan.jpg" /></a></td></tr>
<tr><td class="tr-caption" style="text-align: center;"><a href="https://wagner.nyu.edu/community/faculty/katherine-m-oregan" target="_blank">Katherine O'Regan</a>,<br />
NYU</td></tr>
</tbody></table>
<b><a href="http://jchs.harvard.edu/research/publications/shared-future-affirmatively-furthering-fair-housing-potential-and-challenge" target="_blank">Affirmatively Furthering Fair Housing: The Potential and the Challenge for Fulfilling the Promise of HUD's Final Rule</a></b> by Katherine O'Regan, the panel's moderator, begins by noting that while the Fair Housing Act codified an ambitious goal, the nation has long lacked a clear, effective, and politically acceptable processes for achieving that goal. After explaining how the AFFH process was supposed to work and discussing how it was received by a variety of stakeholders, O'Regan discusses how the panel's authors posed key questions about what it would take for the 2015 AFFH rule to meaningfully increase inclusion int he near future.<br />
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<tr><td style="text-align: center;"><a href="https://blogger.googleusercontent.com/img/b/R29vZ2xl/AVvXsEiDCMGXEp3Xlwa5mgJnZk0iTrWBAwC5-S277Uz3SGlGFMeW66pVAs_53jLVYxJ-WeG5HtdVwR8-HyR0gxfZCQWZpUyf1MZ9A0AGmjW6e6yWbh-Z2ZC3FGFicFlyms5uQ4Ufld5TkAjYZZlo/s1600/boston_alcolin.jpg" imageanchor="1" style="clear: left; margin-bottom: 1em; margin-left: auto; margin-right: auto;"><img border="0" data-original-height="214" data-original-width="100" src="https://blogger.googleusercontent.com/img/b/R29vZ2xl/AVvXsEiDCMGXEp3Xlwa5mgJnZk0iTrWBAwC5-S277Uz3SGlGFMeW66pVAs_53jLVYxJ-WeG5HtdVwR8-HyR0gxfZCQWZpUyf1MZ9A0AGmjW6e6yWbh-Z2ZC3FGFicFlyms5uQ4Ufld5TkAjYZZlo/s1600/boston_alcolin.jpg" /></a></td></tr>
<tr><td class="tr-caption" style="text-align: center;"><a href="https://priceschool.usc.edu/raphael-bostic/" target="_blank">Raphael Bostic</a>, USC<br />
& <a href="http://swarmdev7.be.washington.edu/people/arthur-acolin/" style="font-size: 12.8px;" target="_blank">Arthur Alcolin</a><span style="font-size: 12.8px;">,</span><br />
U of Washington</td></tr>
</tbody></table>
<b><a href="http://jchs.harvard.edu/research/publications/shared-future-potential-huds-affirmatively-furthering-fair-housing-rule" target="_blank">The Potential for HUD's Affirmatively Furthering Fair Housing Rule to Meaningfully Increase Inclusion</a></b> by Raphael Bostic and Arthur Acolin discusses how the AFFH Final Rule might produce meaningful change. After reviewing the history of residential segregation in the US, the paper explains how the new rule would have differed from and improved upon previous efforts to "affirmatively further" fair housing. However, they note, the full impact of the rule will depend on HUD's commitment to its philosophy and HUD's devotion of resources to the implementation of the law. Moreover, they add, the rule's impact will also depend critically upon decisions by local governments, community organizations, and individuals to use the resources they have to effectively remove barriers to fair housing in their communities.<br />
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<tr><td style="text-align: center;"><a href="https://blogger.googleusercontent.com/img/b/R29vZ2xl/AVvXsEhhXNXagoX4VUBlmZD_EM_HwDU5slZBQB-jeBNui48joiYYrgIN3yB8lE6GKUGq5WkeVVM-WsfDnyUnv82N-5KGPkidyNMvruMYtzVu0CGu3DwVEIDMP7b8JcsxzyVSePqnNW9mzefgEMd4/s1600/MichaelAllen.jpg" imageanchor="1" style="clear: left; margin-bottom: 1em; margin-left: auto; margin-right: auto;"><img border="0" data-original-height="100" data-original-width="100" src="https://blogger.googleusercontent.com/img/b/R29vZ2xl/AVvXsEhhXNXagoX4VUBlmZD_EM_HwDU5slZBQB-jeBNui48joiYYrgIN3yB8lE6GKUGq5WkeVVM-WsfDnyUnv82N-5KGPkidyNMvruMYtzVu0CGu3DwVEIDMP7b8JcsxzyVSePqnNW9mzefgEMd4/s1600/MichaelAllen.jpg" /></a></td></tr>
<tr><td class="tr-caption" style="text-align: center;"><a href="http://www.relmanlaw.com/attorneys/mallen.php" target="_blank">Michael Allen</a>,<br />
Relman, Dane &<br />Colfax, <span style="font-size: 12.8px;">PLLC</span></td></tr>
</tbody></table>
<b><a href="http://jchs.harvard.edu/research/publications/shared-future-speaking-truth-power-enhancing-community-engagement-assessment" target="_blank">Speaking Truth to Power: Enhancing Community Engagement in the Assessment of Fair Housing Process</a></b> by Michael Allen notes that the new rule "sets the table for robust conversations about hard topics—like discrimination and segregation—that most communities have tried hard to avoid for decades." However, he notes, "it leaves to local discretion to how to get the right stakeholders to the table for those conversations." Achieving the rule's promise, he adds, can only occur in places where community groups, academics, and foundations make concerted efforts to develop and carry out AFFH plans. These efforts, he continues, need to include strategies to ensure meaningful participation by people of color and their advocates; local data collection and analysis; mobilization of political constituencies; and a commitment to enforcement via litigation, administrative complaints, and grassroots advocacy. Allen concludes by detailing six successful community housing justice campaigns—in New Orleans, Milwaukee, New Jersey, Texas, Westchester County (NY), and the Minneapolis/St. Paul region—that could serve models for advocates in other locales.<br />
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<table cellpadding="0" cellspacing="0" class="tr-caption-container" style="float: left; margin-right: 1em; text-align: left;"><tbody>
<tr><td style="text-align: center;"><a href="https://blogger.googleusercontent.com/img/b/R29vZ2xl/AVvXsEiR_waCQC1Iptbolk540D4KblTphXT7cfRobX5Qa8NW65XD_UXG9389SngLRHjZNQVPBxjkNvx7QJLJpSn3thjfC1XqBD97RTfwoXaXh3cxGbzsV99VGawFes9XATPRUzJLwEtK0mOtafjs/s1600/ElizabethJulian.jpg" imageanchor="1" style="clear: left; margin-bottom: 1em; margin-left: auto; margin-right: auto;"><img border="0" data-original-height="100" data-original-width="100" src="https://blogger.googleusercontent.com/img/b/R29vZ2xl/AVvXsEiR_waCQC1Iptbolk540D4KblTphXT7cfRobX5Qa8NW65XD_UXG9389SngLRHjZNQVPBxjkNvx7QJLJpSn3thjfC1XqBD97RTfwoXaXh3cxGbzsV99VGawFes9XATPRUzJLwEtK0mOtafjs/s1600/ElizabethJulian.jpg" /></a></td></tr>
<tr><td class="tr-caption" style="text-align: center;"><a href="https://www.inclusivecommunities.net/tag/elizabeth-k-julian/" target="_blank">Elizabeth Julian</a>,<br />
Inclusive Communities<br />
Project</td></tr>
</tbody></table>
<b><a href="http://jchs.harvard.edu/research/publications/shared-future-duty-affirmatively-further-fair-housing-legal-well-policy" target="_blank">The Duty to Affirmatively Further Fair Housing: A Legal as Well as Policy Imperative</a></b> by Elizabeth Julian predicts that jurisdictions would respond to the new rule in one of our four basic ways. Some would accept that the letter and the spirit of the law have the capacity to develop and carry out an effective plan, while others would accept the rule's letter and spirit but lack the capacity to do so. Third, while some would accept the need to comply with the rule's requirements (if only to secure desired federal funding), they might be unwilling to develop an effective plan. Finally, some communities would resist the rule's letter and spirit. While HUD can help localities in the first three categories achieve meaningful progress, jurisdictions in the fourth "will have to be dealt with by an external, relatively independent, and well-resourced enforcement structure," she asserts. Even though HUD's current leaders are not likely to support this approach, Julian asserts that a long history of court decisions shows that civil rights advocates do have the tools needed to effectively press for desired changes.<br />
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<hr style="background-color: white; color: #222222; font-family: arial, tahoma, helvetica, freesans, sans-serif; font-size: 13.2px;" />
<br style="background-color: white; color: #222222; font-family: arial, tahoma, helvetica, freesans, sans-serif; font-size: 13.2px;" />
<i style="background-color: white; color: #222222; font-family: arial, tahoma, helvetica, freesans, sans-serif; font-size: 13.2px;">Additional papers from the A Shared Future symposium are <a href="http://www.jchs.harvard.edu/shared-future-fostering-communities-inclusion-era-inequality-2017" style="color: #cc6411;" target="_blank">available on the JCHS website</a>. The papers will also be collected into an edited volume to be published later this year.</i></div>
Harvard Joint Center for Housing Studieshttp://www.blogger.com/profile/07404938012740019524noreply@blogger.com0tag:blogger.com,1999:blog-4520343519564700704.post-6789686876674942672018-02-26T13:34:00.000-05:002018-02-26T15:02:54.327-05:00The Number of High-Income Renters Surged, Especially in the Nation's Highest-Cost Markets<table cellpadding="0" cellspacing="0" class="tr-caption-container" style="float: left; margin-right: 1em; text-align: left;"><tbody>
<tr><td style="text-align: center;"><a href="https://blogger.googleusercontent.com/img/b/R29vZ2xl/AVvXsEhI8t6vDG_rh2ki5zcD3sDfhv8ef32m49nOKcG6ntI2ZkP1MbLUdzfWvvL6jcBHMs_1SVcSwzI141m0YCo6Yyqsew9ncUVzcTEiQwqFUY67w-1odWyFkkDVV6QLdXIxENTscWUulOV4tQ1v/s1600/blog_hermann.jpg" imageanchor="1" style="clear: left; margin-bottom: 1em; margin-left: auto; margin-right: auto;"><img border="0" data-original-height="100" data-original-width="100" src="https://blogger.googleusercontent.com/img/b/R29vZ2xl/AVvXsEhI8t6vDG_rh2ki5zcD3sDfhv8ef32m49nOKcG6ntI2ZkP1MbLUdzfWvvL6jcBHMs_1SVcSwzI141m0YCo6Yyqsew9ncUVzcTEiQwqFUY67w-1odWyFkkDVV6QLdXIxENTscWUulOV4tQ1v/s1600/blog_hermann.jpg" /></a></td></tr>
<tr><td class="tr-caption" style="text-align: center;">by <a href="http://www.jchs.harvard.edu/profile/alexander-hermann" target="_blank">Alexander Hermann</a><br />
Research Assistant</td></tr>
</tbody></table>
High-income renters are a growing share of all rental households, particularly in the nation's most expensive metropolitan areas, according to analyses in our most recent <a href="http://www.jchs.harvard.edu/americas-rental-housing" target="_blank">America's Rental Housing report</a> and an <a href="http://www.jchs.harvard.edu/ARH_2017_change_in_renter_households" target="_blank">online interactive tool </a>released in conjunction with the report.<br />
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The shift comes amid tremendous growth in the national rental housing market, which added nearly 10 million new rental households between 2006 and 2016. These include 2.9 million "high-income" renters (those with real annual incomes exceeding $100,000). This is a 29 percent increase in a group that represented 9 percent of all renters in 2006 but accounted for 13 percent of renters in 2016 <b>(Figure 1)</b>.<br />
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<b style="color: #3d85c6;"><span style="font-size: large;">Figure 1: Higher-Income Households Represent a Growing Share of Renters</span></b><br />
<b style="color: #3d85c6;"><span style="font-size: large;"><br /></span></b>
<div class="separator" style="clear: both; text-align: center;">
<a href="https://blogger.googleusercontent.com/img/b/R29vZ2xl/AVvXsEgOXe3JiduRtcnp2Z_PdItPKD4fLBNqyEu9dqROvDTWTx7RrvGs-skPJHdomA0Hq3-Z-jAFwb1pCjtV_AqIg-iBgLvJuBLfi7PAc-iF8E2X3hbvPPbUIPxblSGD39qq-quP8Mb7fkTq7ixR/s1600/Figure1.JPG" style="clear: left; float: left; margin-bottom: 1em; margin-right: 1em;" target="_blank"><img border="0" data-original-height="325" data-original-width="576" src="https://blogger.googleusercontent.com/img/b/R29vZ2xl/AVvXsEhmEQZrIj_RFmotlt-ZSULAcuBKlXOdi6X18Rsk5hMqvx1_eWxYm5Ym1ZQJU466fpz8KhKV0PtDv9i29cCQbPdtZf1kd6yEo1hkw3OVuaEHlDwlYNWghV8OLTL18TsTAduMahyJYt-qx8c-/s1600/Figure1_sm.JPG" /></a></div>
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<span style="font-size: x-small;"><i>Note: Household incomes are in constant 2015 dollars, adjusted for inflation using the CPI-U for All-Items.</i></span><br />
<span style="font-size: x-small;"><i>Source: JCHS tabulations of US Census Bureau Current Population Surveys</i></span><br />
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While the growth in high-income households occurred in virtually all of the nation's major metropolitan areas, there was significant local variation in both the magnitude of that growth and in high-income households' share of rental household growth<b> (Figure 2)</b>. Three aspects of those changes are particularly notable.<br />
<br />
<b style="color: #3d85c6;"><span style="font-size: large;">Figure 2: Change in Renter Households by Real Household Income, 2006-2016 (Interactive)</span></b><br />
<b style="color: #3d85c6;"><span style="font-size: large;"><br /></span></b>
<!--
<b style="color: #3d85c6;"><span style="font-size: large;">Figure 2: Change in Number of Renter Households by Income, 2006-2016</span></b><b style="color: #3d85c6;"><span style="font-size: large;"> (Interactive)</span></b><br />
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<div class="separator" style="clear: both; text-align: center;">
<a href="http://www.jchs.harvard.edu/ARH_2017_change_in_renter_households" style="clear: left; float: left; margin-bottom: 1em; margin-right: 1em;" target="_blank"><img border="0" data-original-height="267" data-original-width="576" src="https://blogger.googleusercontent.com/img/b/R29vZ2xl/AVvXsEiLfSk1KtX9bwgLM-HK3S3GvhUwWY7jTNC-vAiTqwozz7QgXm4Iho67fxffIhXB-2iGTYoYqEoTeU5oUXwLtCpXqj1gCHfv9wSOG8E-quMwrqKx38szEEbLIRiRaMAc9UBIKkzB_w60VY4_/s1600/interactive_sm.JPG" /></a></div>
<span style="font-size: x-small;"><i>Note: Household incomes are in constant 2016 dollars, adjusted for inflation using the CPI-U for All-Items.</i></span><br />
<span style="font-size: x-small;"><i>Source: JCHS tabulations of US Census Bureau, American Community Survey 1-year Estimates using the Missouri Data Center MABLE/Geocorr 14.</i></span><br />
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<br />
<b>1. Growth in high-income renter households was especially pronounced in more expensive metropolitan areas.</b> Five metropolitan areas with particularly high rents—San Francisco, New York, Boston, Washington, DC, and Los Angeles—accounted for 30 percent of the national growth in high-income renters. In those areas, high-income renters also represented an unusually high share of new renter households. In the San Francisco metro area, where median rents in 2016 were $1,750, the number of high-income renters nearly doubled from 144,000 households in 2006 to 276,000 in 2016, an increase that accounted for 93 percent of the net change in renters in that region <b>(Figure 3)</b>. In the New York metropolitan area, where the median rent was $1,350, high-income households accounted for nearly two-thirds (65 percent) of renter growth between 2006 and 2016. High-income households also were a particularly high share of net growth in renters in Boston (61 percent), Washington, DC (48 percent), and Lost Angeles (42 percent) metros.<br />
<br />
<b style="color: #3d85c6;"><span style="font-size: large;">Figure 3: </span></b><b style="color: #3d85c6;"><span style="font-size: large;">Higher-Income Households Represent a Growing Share of Renters, Particularly in High-Cost Metros Like New York, San Francisco, and Washington, DC</span></b><br />
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<div class="separator" style="clear: both; text-align: center;">
<a href="https://blogger.googleusercontent.com/img/b/R29vZ2xl/AVvXsEgs809x4AA6D1LuG3fqnr2G7IV1gQfRsTSLLA3n4kysYir9-PvgaXb72HRA-n-fvdzZ1AzSb-022ekYbiL_HDePabzMPvq2_KN1wCvM2f_IC3-rPlQVVd7__Bypo53xfcMPVio9kpHAlZHQ/s1600/Figure2.JPG" style="clear: left; float: left; margin-bottom: 1em; margin-right: 1em;" target="_blank"><img border="0" data-original-height="293" data-original-width="576" src="https://blogger.googleusercontent.com/img/b/R29vZ2xl/AVvXsEgHGQbKUBZLfYbowWY9MFMUlR9YLvFyxxD77zgx5Ww1uVJ-HEJ2X4FasgSz5e06DTR0SztxAB30yyvj3PF7i7ClaU_R_k43smXU_a4iUp3c6v0Jq6oxMR9F5XewkMiAC5tzbHWYbyZQjASz/s1600/Figure2_sm.JPG" /></a></div>
<div>
<span style="font-size: x-small;"><i>Source: JCHS tabulations of US Census Bureau, American Community Survey 1-Year Estimates.</i></span><br />
<div>
<br />
<b>2. However, the number of high-income renters also grew in lower-cost markets.</b> The rate of growth in high-income renter households outpaced overall renter growth in 92 of the nation's 100 largest metro areas. In the Houston metro area, where median rents were $1,000 and the median renter income was $40,000, the number of high-income renters increased from 58,000 to 133,000 households, a 130 percent increase that far outpaced the 39 percent growth for all renter households in the region. As a result, high-income household growth in the Houston metro accounted for 28 percent of the growth in renter households. High-income renters also comprised high shares of renter growth in a host of other metros including Toledo (31 percent), Milwaukee (36 percent), Pittsburgh (40 percent), Ogden (41 percent), and Baton Rouge (51 percent). Median rents reported in these metros in 2016 ranged from $678 in Toledo to $898 in Ogden. In contrast, the reported number of high-income renters declined in just two markets, Lakeland (FL) and Omaha (NE), where small sample sizes could have played a role.<br />
<div>
<a href="https://www.blogger.com/blogger.g?blogID=4520343519564700704#Chart" onclick="modCostMarkets()"><br /></a><b>3. Nevertheless, low- and modest-income renters still outnumber high-income renters in nearly every metro.</b> In 2016, over one-third (35 percent) of the nation's renter households had incomes below $25,000, and nearly two-thirds (62 percent) had incomes below $50,000. Even in the nation's ten most expensive markets, households making less than $25,000 a year still made up to 27 percent of all renter households in 2016, while those making more than $100,000 were 22 percent of the rental households <b>(Figure 4)</b>. In fact, renters earning over $100,000 outnumbered those earning under $25,000 only in San Jose, San Francisco, Washington, DC, and Honolulu metropolitan areas. And even in San Francisco and San Jose, which have the largest share of high-income renters (at 35 and 42 percent respectively), roughly 1-in-5 renter households still had incomes below $25,000. Such figures underscore the fact that regardless of local market conditions, low-and moderate-income renters across the country struggle to find affordable rental housing, in part due to the increased demand created by the growing number of high-income renters.<br />
<br />
<b style="color: #3d85c6;"><span style="font-size: large;">Figure 4: </span></b><b style="color: #3d85c6;"><span style="font-size: large;">Even With High-Income Renter Growth, Low-Income Renters Still Outnumber High-Income Renters in High-Cost Metros</span></b><br />
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<div class="separator" style="clear: both; text-align: center;">
<a href="https://blogger.googleusercontent.com/img/b/R29vZ2xl/AVvXsEjBXgE3cJqmKvxvf7QVDjIXs0JTv0jQNCeVKbeU8FR4liS1P5uQvLzrsFwjWGWBlOGpYWh8dqL_RC14DvEGPcsO6J5Jpl9t3rbfBuf8bNnija9ambP3EHNKpW2bB1MLaTHdrZmQOWey8hp6/s1600/Figure3.JPG" style="clear: left; float: left; margin-bottom: 1em; margin-right: 1em;" target="_blank"><img border="0" data-original-height="318" data-original-width="576" src="https://blogger.googleusercontent.com/img/b/R29vZ2xl/AVvXsEjmWTwFvvjM5xkbozetCPvHxSAK9n3WtsUwtCjj6GvEZbIkYO4nvofZNIQSbU22XI7sgbNDsju6gnzy2agZmhg2bU4eJjfqhwvcB9kCF6_kE9BxvDFELozXjoFavpt38XBBw41N6_WkZGqB/s1600/Figure3_sm.JPG" /></a></div>
<div>
<span style="font-size: x-small;"><i>Source: JCHS Tabulations of US Census Bureau, American Community Survey 1-Year Estimates,</i></span></div>
<div>
<span style="font-size: x-small;"><i>Notes: Highest (lowest) cost metros are those with the ten highest (lowest) median rents among the 100 largest metros in the country in 2016</i></span></div>
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Harvard Joint Center for Housing Studieshttp://www.blogger.com/profile/07404938012740019524noreply@blogger.com0tag:blogger.com,1999:blog-4520343519564700704.post-2956921794911445902018-02-22T14:06:00.000-05:002018-02-23T15:08:51.283-05:00Do State Income Taxes Affect Home Values?<table cellpadding="0" cellspacing="0" class="tr-caption-container" style="float: left; margin-right: 1em; text-align: left;"><tbody>
<tr><td style="text-align: center;"><a href="https://blogger.googleusercontent.com/img/b/R29vZ2xl/AVvXsEjtVpytlLvjmL0BL3gHw8KGB42sAESkKLYcmZLcfq01lnrTT945ViJ5HXEuVPTCzuzNDiclDqSTv-h4NI8JATb6MM1rrFtlqjRmq5UTEeybtb0r0UJfyXApqJHtLN4LIkN66uXzQ_ItURP5/s1600/blog_luberoff.jpg" imageanchor="1" style="clear: left; margin-bottom: 1em; margin-left: auto; margin-right: auto;"><img border="0" data-original-height="100" data-original-width="100" src="https://blogger.googleusercontent.com/img/b/R29vZ2xl/AVvXsEjtVpytlLvjmL0BL3gHw8KGB42sAESkKLYcmZLcfq01lnrTT945ViJ5HXEuVPTCzuzNDiclDqSTv-h4NI8JATb6MM1rrFtlqjRmq5UTEeybtb0r0UJfyXApqJHtLN4LIkN66uXzQ_ItURP5/s1600/blog_luberoff.jpg" /></a></td></tr>
<tr><td class="tr-caption" style="text-align: center;">by <a href="http://www.jchs.harvard.edu/profile/david-luberoff" target="_blank">David Luberoff</a><br />
Deputy Director</td></tr>
</tbody></table>
State and local governments account for about 40 percent of all tax collections in the United States, but federal taxes command most of the attention in academic literature. In a <a href="http://jchs.harvard.edu/research/publications/effect-state-income-taxes-home-values-evidence-border-pair-study" target="_blank">new Joint Center working paper</a>, Nathaniel Hipsman, a doctoral student in economics at Harvard who also is a Joint Center Meyer Doctoral Fellow, tries to fill this gap by investigating the effect of state income taxes on home prices.<br />
<br />
To do so, he uses Zillow data on housing costs in over 11,000 ZIP Codes going back to the mid-1990s. While these data don't cover the entire country, they do cover more than half of the nation's residents. Hipsman focuses most closely on house prices in the more than 500 ZIP Codes that cover areas on the borders between two states. Using the <a href="http://users.nber.org/~taxsim/" target="_blank">TAXSIM model</a> developed at NBER, Hipsman considers, for each tax year, the total income tax bill (federal plus state) that the same household would face were they to live in another state. Analyzing relative changes in these tax bills over time allows him to estimate whether and how changes in state tax burdens affected home values.<br />
<br />
<div class="separator" style="clear: both; text-align: center;">
<a href="https://blogger.googleusercontent.com/img/b/R29vZ2xl/AVvXsEhXh5onla8jofU4fDqN3-CQJNH4OVn8QX3gucxi_Fhskd8vIbBbwW6hO8EDVMQNkanc2-cSHkyeWjiMUp32NwTEF8-ipsm058w-NwdJKGd45vNyD1GUvsAP1h339uiPnq-g7jkwHvDEkvP_/s1600/paperwork.jpg" imageanchor="1" style="clear: left; float: left; margin-bottom: 1em; margin-right: 1em;"><img border="0" data-original-height="235" data-original-width="576" src="https://blogger.googleusercontent.com/img/b/R29vZ2xl/AVvXsEhXh5onla8jofU4fDqN3-CQJNH4OVn8QX3gucxi_Fhskd8vIbBbwW6hO8EDVMQNkanc2-cSHkyeWjiMUp32NwTEF8-ipsm058w-NwdJKGd45vNyD1GUvsAP1h339uiPnq-g7jkwHvDEkvP_/s1600/paperwork.jpg" /></a></div>
<br />
<br />
At first glance, the data seem to indicate that notable changes in state tax rates (or differences in bordering states' tax rates) could have dramatic impacts on home values. One of Hipsman's models, for example, indicates that a one percent drop in taxes might cause as much as a five percent increase in home values. However, Hipsman cautions against making too much of that finding. "Ultimately," he writes, "the evidence is inconclusive; standard errors are large, and different specifications lead to different conclusions."<br />
<br />
This inconclusiveness, he adds, shows that while border-pair studies, such as his analyses, can offer important insights about policies governing taxes and spending, the results of those findings should be carefully tested before they are used for policymaking. "Obtaining a good estimate" of how changes in taxes affect home values, he concludes, "is important of further study."Harvard Joint Center for Housing Studieshttp://www.blogger.com/profile/07404938012740019524noreply@blogger.com0tag:blogger.com,1999:blog-4520343519564700704.post-19053815040793520232018-02-16T12:27:00.000-05:002018-02-16T13:50:22.364-05:00How HOPE Creates Opportunity in Rural Areas<table cellpadding="0" cellspacing="0" class="tr-caption-container" style="float: left; margin-right: 1em; text-align: left;"><tbody>
<tr><td style="text-align: center;"><a href="https://blogger.googleusercontent.com/img/b/R29vZ2xl/AVvXsEjXmqvOcYjcEkuMabefdzI5d1MSy8fvHAj4HVJBxZDsbH-F4-GyDzBwhMjKxrvxdVZOayowKQplh5Gzilj5eKrWco4CtiNpIMiS-4Q8qfZ6f4kaKXsgKmNgVHHNf1iNhutz9O3qhZzdzaQD/s1600/branson-avins.jpg" imageanchor="1" style="clear: left; margin-bottom: 1em; margin-left: auto; margin-right: auto;"><img border="0" data-original-height="214" data-original-width="100" src="https://blogger.googleusercontent.com/img/b/R29vZ2xl/AVvXsEjXmqvOcYjcEkuMabefdzI5d1MSy8fvHAj4HVJBxZDsbH-F4-GyDzBwhMjKxrvxdVZOayowKQplh5Gzilj5eKrWco4CtiNpIMiS-4Q8qfZ6f4kaKXsgKmNgVHHNf1iNhutz9O3qhZzdzaQD/s1600/branson-avins.jpg" /></a></td></tr>
<tr><td class="tr-caption" style="text-align: center;">by <a href="https://hopecu.org/seniorstaff/alan-p-branson/" target="_blank">Alan Branson</a><br />
COO, HOPE<br />
&<br />
Jeremy Avins<br />
MPA/MBA candidate,<br />
HKS/Stanford</td></tr>
</tbody></table>
<div class="MsoNormal">
The papers from the third panel of the Joint Center’s
symposium on <a href="http://jchs.harvard.edu/shared-future-fostering-communities-inclusion-era-inequality-2017" target="_blank"><i>A Shared Future: Fostering Communities of Inclusion in an Era of Inequality</i></a><span class="MsoHyperlink"><i> </i></span>focus on policies that might
increase access to opportunities in three major metropolitan areas (Chicago,
Houston, and Washington, D.C.). But in many rural areas, as well as many non-major
metros, the challenge is often less about developing p<span style="font-family: inherit;">olicies to create
equitable access to the opportunity that exists than it is about creating opportunity
in the first place—and then ensuring more people can afford to access it.</span><br />
<span style="font-family: inherit;"><br /><span style="color: #222222;">We believe the experiences of </span><a href="https://hopecu.org/about/hope-enterprise-corporation/" target="_blank">HOPE</a><span style="color: #222222;">,
</span><span style="background: white; color: #222222;">a family of development organizations dedicated
to strengthening communities, building assets, and improving lives in
economically distressed parts of Alabama, Arkansas, Louisiana, Mississippi, and
Tennessee, show how a capital access strategy can help people </span><span style="color: #222222;">in
non-major metro and rural markets where, compared to high-growth markets,
zoning and land-use policy tend to be less comprehensive, homeownership is more
common, and gentrification is less of a concern</span>. Even in rural markets where
integration is difficult due to the physical isolation that has developed for many
communities of color, homeownership strategies facilitated by access to
affordable capital can help households acquire other benefits associated with
homeownership, including the possibility that individuals will invest in
“places” as way to create communities of opportunity.</span><br />
<o:p></o:p></div>
<div class="MsoNormal">
<span style="background: white; color: #222222;"><br /></span></div>
<div class="MsoNormal">
<span style="background: white; color: #222222;">Comprised of a regional credit
union (Hope Credit Union), a loan fund (Hope Enterprise Corporation), and a policy
center (Hope Policy Institute), HOPE has provided financial services, leveraged
private and public resources, and shaped policies that have benefited more
than a million residents in one of the nation’s most persistently poor
regions. Much of </span>HOPE’s work has focused on increasing access to homeownership,
which has long been viewed as a key means of increasing wealth accumulation. In
particular, HOPE provides a manually underwritten, high-LTV affordable mortgage
product. The product allows HOPE to serve borrowers who have been underserved
by conventional lenders such as minorities, women, and/or first-time homeowners
(<b>Figure 1</b>).</div>
<div class="MsoNormal">
<o:p></o:p></div>
<span style="font-family: inherit;"><span style="line-height: 107%;"><br /></span></span>
<b style="color: #3d85c6;"><span style="font-size: large;">Figure 1: HOPE Borrower Characteristics</span></b><br />
<div style="text-align: left;">
<div class="separator" style="clear: left; float: left; margin-bottom: 1em; margin-right: 1em; text-align: center;">
<br /></div>
<a href="https://blogger.googleusercontent.com/img/b/R29vZ2xl/AVvXsEgv0uU4A0yghf0WHe9ZxPkoioDBBJ-4lKmbd12AoPppUvqP7ZVUu_zOx4Oj9XYWn3MEGv93qPvK_qbyf9xfP0L-yKGc-CGZ_d9QuhVUW4A_O5aT8hvL7AkULpR43qQLbLK2e0wx4p1-AOcz/s1600/branson-avins_figure1_lg.JPG" target="_blank"><img border="0" data-original-height="244" data-original-width="576" src="https://blogger.googleusercontent.com/img/b/R29vZ2xl/AVvXsEgABKMlwAbHPbl2xhNQm7H5Q8kfz20L4quI9qa7-8RFRqkuuLyW8cqVw7oHG5dMLfsxNhy1TyiiRUrfa3YZOKolojGqICZkJ6ooOO4V5LektRvrlKGwoeqIENjWifE9AfhIDTWusaDDgD7Q/s1600/branson-avins_figure1.JPG" /></a><br />
<br /></div>
<i style="text-align: center;"><span style="font-size: x-small;">Source: HOPE analysis of HOPE Mortgage Lending Portfolio for January 2011-June 2017; National Association of Realtors®, "<a href="http://economistsoutlook.blogs.realtor.org/2017/01/30/first-time-homebuyers-slightly-up-at-32-percent-of-residential-sales-in-2016/" target="_blank">First-time Homebuyers: Slightly Up at 32 Percent of Residential Sales in 2016</a>."</span></i><br />
<br />
HOPE’s experiences also shed light on efforts to increase
access to “opportunity communities” – places with more resources, less crime,
better-quality schools, etc. Recent research by <a href="http://www.equality-of-opportunity.org/assets/documents/nbhds_exec_summary.pdf" target="_blank">Raj Chetty and Nathaniel Hendren</a> suggests that growing up in such places “has
significant causal effects” on a child’s “prospects for upward mobility.” In
fact, since 2011, more than 50 percent of HOPE’s borrowers bought a house in a
census tract other than the one in which they had previously been renting. Moreover,
those tracts generally had higher household incomes, higher median home values,
higher average educational attainment, and better schools than the tracts the
buyers were leaving. Interestingly, while the “movers” tended to be younger and
black (compared to borrowers who did not move from their census tract), there
were few differences in the incomes or home values between the two groups (<b>Figure 2</b>).<br />
<div class="MsoNormal">
<o:p></o:p></div>
<span style="font-family: inherit;"><br /></span>
<b style="color: #3d85c6;"><span style="font-size: large;">Figure 2: HOPE Borrower and Community Characteristics</span></b><br />
<b style="color: #3d85c6;"><span style="font-size: large;">Related to Borrower Relocation</span></b><br />
<div class="separator" style="clear: both; text-align: left;">
<br /></div>
<div class="separator" style="clear: both; text-align: left;">
<a href="https://blogger.googleusercontent.com/img/b/R29vZ2xl/AVvXsEg9h7ZifdJLRcACDEsa-JhqMfLZlXB1bkztM6ihRlK2vVWrXxQ723CrMoVXQaQtGs2gujlaIVKI0ROiEfYtPTpGFo6HnBP5SQwGK0kIMgOABaI9zjFKf4RyK2AO0RIOOWcVq2Pf9hR3UzDc/s1600/branson-avins_figure2_lg.JPG" target="_blank"><img border="0" data-original-height="207" data-original-width="576" src="https://blogger.googleusercontent.com/img/b/R29vZ2xl/AVvXsEjDnlCCjb8vtOsgd_lpqtfWYo15QCCqqFuaf4P_0-wpkJqeHfuEgHVkzEz_X2piixpzSSsmmN90kugLAGaQaKCMbuzWcnOgymJZssQ7WSe0hLtnuSewiVO0VKw5SFb53H-Go-fq8037jISL/s1600/branson-avins_figure2.JPG" /></a></div>
<div class="separator" style="clear: both; text-align: left;">
<br /></div>
<i style="text-align: center;"><span style="font-size: x-small;">Source: HOPE analysis of HOPE Mortgage Lending Portfolio for January 2011-June 2017</span></i><br />
<br />
Moreover, the focus on moving to opportunity areas should
not obscure the significance of the many borrowers who stayed in the same
census tract. <a href="https://journalistsresource.org/studies/politics/citizen-action/homeowners-better-citizens-homeownership-community-participation-united-states" target="_blank">Research suggests</a> that homeownership is predictive of increased community
participation and other positive social outcomes, a finding that is consistent
with our experiences among borrowers who did not move to another census tract.<br />
<div class="MsoNormal">
<br /></div>
<div class="MsoNormal">
In addition, the large number of people making commitments
to their existing communities reminds us that, as Chetty and Hendren note,
efforts to increase opportunity should focus both on giving people a chance to
move to opportunity and to finding “methods of improving neighborhood
environments in areas that currently generate low levels of mobility.” This
view is echoed and amplified by Houston Mayor Sylvester Turner who, as noted in
<a href="http://jchs.harvard.edu/sites/jchs.harvard.edu/files/a_shared_future_can_market-oriented_city_inclusive.pdf" target="_blank">Bill Fulton’s paper</a>, has “argued forcefully that children in underserved
neighborhoods should not have to move to high-opportunity areas in order to
find a path to success in life.”</div>
<div class="MsoNormal">
<br /></div>
<div class="MsoNormal">
HOPE’s experience is that investing in people and investing
in place are both necessary, and each is insufficient on its own. Moreover, HOPE’s
efforts underscore the importance of creating and ensuring access to
opportunities in rural and non-major metro areas that currently lack them. Creating
these opportunities requires broader access to capital at least as much as it
requires thoughtful land-use policies, and it requires meeting people where
they are as much as it requires helping them move.</div>
<div class="MsoNormal" style="text-indent: .5in;">
<o:p></o:p></div>
<i style="text-align: center;"><span style="font-size: x-small;"></span></i>Harvard Joint Center for Housing Studieshttp://www.blogger.com/profile/07404938012740019524noreply@blogger.com0tag:blogger.com,1999:blog-4520343519564700704.post-53134174927364222042018-02-12T11:00:00.000-05:002018-02-12T11:36:03.546-05:00Fifty Years After the Fair Housing Act was Passed to Combat Segregation, We are Still Struggling to Find the Will to Implement It<table cellpadding="0" cellspacing="0" class="tr-caption-container" style="float: left; margin-right: 1em; text-align: left;"><tbody>
<tr><td style="text-align: center;"><a href="https://blogger.googleusercontent.com/img/b/R29vZ2xl/AVvXsEgRiMOmV1vUbJ7lmr-xld7Fc2ioVwBNPx-ItSWKlNLzRrQe4W1x1mYjrAxwln8kDponMhoeYonPTKSWQtYiDJylRQVbh167JSy9z1h2yKX174rqyATUnU9uopOA0WgwKMawNOjjfZrEIdDP/s1600/Gates_Moses.jpg" imageanchor="1" style="clear: left; margin-bottom: 1em; margin-left: auto; margin-right: auto;"><img border="0" data-original-height="100" data-original-width="100" src="https://blogger.googleusercontent.com/img/b/R29vZ2xl/AVvXsEgRiMOmV1vUbJ7lmr-xld7Fc2ioVwBNPx-ItSWKlNLzRrQe4W1x1mYjrAxwln8kDponMhoeYonPTKSWQtYiDJylRQVbh167JSy9z1h2yKX174rqyATUnU9uopOA0WgwKMawNOjjfZrEIdDP/s1600/Gates_Moses.jpg" /></a></td></tr>
<tr><td class="tr-caption" style="text-align: center;">by <a href="http://www.rpa.org/people/moses-gates-aicp" target="_blank">Moses Gates</a><br />
Regional Plan Association</td></tr>
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<span style="font-family: inherit;">In the third set of papers from
the Joint Center’s <i><a href="http://jchs.harvard.edu/shared-future-fostering-communities-inclusion-era-inequality-2017" target="_blank">A Shared Future</a> </i>symposium, published last week, researchers
familiar with three cities were asked the question, “<span style="background: white; color: #212121;">What would it take to make new and
remake old neighborhoods so that regions move decisively toward integration?” Ultimately,
the underlying answers—reducing income inequality, combating both institutional
and individual racism—are social. But as land-use planning has been used as a main
tool for both creating and maintaining segregation and housing discrimination, it
seems evident that the implementation of solutions could go through this same
route. <o:p></o:p></span></span></div>
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<br /></div>
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<span style="font-family: inherit;"><span style="background: white; color: #212121;">From this
perspective, all respondents identified a similar problem that keeps
their regions segregated: too much control of land-use on a local level and not
enough on a regional or state level. </span><a href="http://jchs.harvard.edu/research/publications/shared-future-two-extremes-residential-segregation-chicagos-separate-worlds" target="_blank">Marisa Novara and Amy Khare</a>, when talking about
Chicago, write that, “If the goal is more
integrated communities… land use decisions cannot be concentrated solely in the
hands of local actors.” <a href="http://jchs.harvard.edu/research/publications/shared-future-equitable-future-washington-dc-region-regionalism-light-approach" target="_blank">Willow Lung-Amam</a>
notes that the policies which directly encourage integration—such as fair share
policies around subsidized housing—are “likely to face fierce opposition” on
the local level. And <a href="http://jchs.harvard.edu/research/publications/shared-future-can-market-oriented-city-also-be-inclusive" target="_blank">William Fulton</a>
observes that while Houston is a bit different, with its lack of zoning, this does not necessarily shift the land-use control balance. Indeed, instead
of zoning restrictions, local communities simply switch to restrictive deed covenants,
historic district designations, and minimum lot coverages to limit development,
while the lack of zoning means that Houston and surrounding jurisdictions
cannot leverage the power of zoning via policies such as inclusionary housing
requirements. <o:p></o:p></span><br />
<span style="font-family: inherit;"><br /></span>
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<table align="center" cellpadding="0" cellspacing="0" class="tr-caption-container" style="margin-left: auto; margin-right: auto; text-align: center;"><tbody>
<tr><td style="text-align: center;"><a href="https://blogger.googleusercontent.com/img/b/R29vZ2xl/AVvXsEi8S9GIBnW5i91YKIxgpUp8vAwFFbtqLUhh7_AVNvVuwxfb0xsefv7EfH7QmCGHDnenb-Xpgdjdw4OWpy3BcKyJR32RN26BECnM2cbHxqpXENzv6Qc2e4azPDxb2LyG6aOSuEcxPizRLfHA/s1600/houston_apartments.jpg" imageanchor="1" style="margin-left: auto; margin-right: auto;"><img border="0" data-original-height="256" data-original-width="576" src="https://blogger.googleusercontent.com/img/b/R29vZ2xl/AVvXsEi8S9GIBnW5i91YKIxgpUp8vAwFFbtqLUhh7_AVNvVuwxfb0xsefv7EfH7QmCGHDnenb-Xpgdjdw4OWpy3BcKyJR32RN26BECnM2cbHxqpXENzv6Qc2e4azPDxb2LyG6aOSuEcxPizRLfHA/s1600/houston_apartments.jpg" /></a></td></tr>
<tr><td class="tr-caption" style="text-align: center;"><table cellpadding="0" cellspacing="0" class="tr-caption-container" style="float: left; margin-right: 1em;"><tbody>
<tr><td class="tr-caption"><i><span style="font-size: x-small;">Apartments in Houston, Texas (<a href="https://pixabay.com/en/houston-texas-apartment-complex-grass-2732447/" target="_blank">Pixabay</a>)</span></i></td></tr>
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</td></tr>
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<span style="font-family: inherit;"><br /></span>
With the problem identified, it would
seem that solutions proposed would seek to challenge it. But this is where the authors take a small fork in the
road. Instead of answering the “</div>
<span style="background: white; color: #212121; font-family: inherit;">what would it take?”question, they all answer “what can we do?” After acknowledging t</span><span style="font-family: inherit;">he political infeasibility of anything that would seriously challenge
the institution of local land-use controls, they all present a series of
various granular technical fixes, such as adjustments
to determining awards of Low-Income Housing Tax Credits, easier permitting for
accessory dwelling units, enforcements of fair share allocations financing for
vacant home rehabilitation, housing voucher portability, funding for
anti-displacement programs, and using the various governmental points of
leverage to require more affordable housing. </span><a href="http://jchs.harvard.edu/research/publications/shared-future-pathways-inclusion-contexts-neighborhood-integration-chicago" style="font-family: inherit;" target="_blank">Rolf Pendall</a><span style="font-family: inherit;">, in his summary, notes that the targeting of these solutions
reflects the political fragmentation of a particular region, with most emphasis
on the places where these incremental changes would impact the largest number
of people. He describes this underlying principle as a decision to “focus
energy for political change where the payoff is greatest.”</span>
<br />
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</div>
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<span style="font-family: inherit;"><br /></span>
<span style="font-family: inherit;">But are we focusing our
energy this way when we write off serious change at the metropolitan, state, or
even federal level? All of the solutions proposed are essentially extensions of
policies that exist, to one degree or another, in other places in the United
States. Yet none—either in combination or individually—have been shown to move
a region “<span style="background: white; color: #212121;">decisively toward
integration.” </span><span style="color: #212121;">As </span><a href="https://www.sciencedirect.com/science/article/pii/S0049089X16302307" target="_blank"><span style="background: white;">Douglas S. Massey and his colleagues have documented</span></a><span style="background: white; color: #212121;">, v</span>irtually
every major metropolitan region in the country still suffers from unacceptably
high levels of residential segregation, in most cases only seeing modest
improvements since the passage of the Fair Housing Act. <span style="background: white; color: #212121;">Neighborhoods—whether
in places with or without these policies—stay segregated, and when they are
integrated it’s generally just a waystation on the road from one type of
segregated neighborhood to another. </span>It’s
clear that the way forward is something new and large (and likely disruptive
and politically contentious) that would weaken local land-use control and enable
larger entities like state governments or regional planning bodies to provide
real housing choices and combat segregation.<o:p></o:p></span></div>
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<span style="font-family: inherit;">Implicit in this is the idea that the
interest in maintaining segregation lies with individual localities, but that the
sum of the localities (in the form of metropolitan regions or states) are
invested in combating it. While not discounting the fact that many people say
they desire integrated neighborhoods in the abstract while opposing them in
their own community (something anyone who has ever attended a local zoning
meeting in an exclusionary area can attest to) the math is obvious. Opposition
is concentrated in localities with a minority of the population, and this opposition
is the roadblock to creating truly integrated regions. <o:p></o:p></span></div>
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<br /></div>
<div class="MsoNormal">
<span style="font-family: inherit;">This is a something that can be
overcome. Surrendering to a powerful and vocal minority is the action of a weak
and disinterested majority. And despite the benefits of neighborhood
integration—such as <a href="https://tcf.org/content/facts/the-benefits-of-socioeconomically-and-racially-integrated-schools-and-classrooms/" target="_blank">better educational outcomes for all students</a>—this unwillingness to seriously challenge residential
segregation has persisted, especially among the white majority that has not
borne the brunt of its negative effects. <o:p></o:p></span></div>
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<br /></div>
<div class="MsoNormal">
<span style="font-family: inherit;">But this may be starting to change. The
idea that local land-use control is sacrosanct is coming under question. For
instance, a serious challenge came earlier this year when California State
Senator Scott Wiener, a San Francisco Democrat, introduced <a href="https://leginfo.legislature.ca.gov/faces/billTextClient.xhtml?bill_id=201720180SB827" target="_blank">California Senate Bill 827</a>,
which would essentially override local zoning by requiring municipalities to
put a floor on the size of developments permitted near transit. While unlikely
to pass in its current form, the bill, which has two cosponsors, is already
gathering significant political support around the state and interest across
the country. This bill is far from a complete mechanism to combat residential
segregation. It does not directly address
racial segregation (and there are even concerns that it will <a href="http://www.crenshawsubway.org/sb_827_must_be_stopped_to_protect_south_la" target="_blank">negatively impact historically minority neighborhoods neartransit</a>) and is mainly lauded for its
potential impact on <a href="https://slate.com/business/2018/01/california-bill-sb827-residential-zoning-transit-awesome.html" target="_blank">housing supply</a>
and <a href="http://legal-planet.org/2018/01/29/sierra-club-opposes-one-of-the-most-important-climate-bills-in-california/" target="_blank">the environment</a>,
not segregation. But it would allow more housing in many exclusionary
municipalities with the infrastructure to support it, and it does show the ability
to use a tool—direct state overrides of exclusionary zoning practices—that we
seem to purposefully leave in the toolshed.<o:p></o:p></span></div>
<div class="MsoNormal">
<br /></div>
<span style="font-family: inherit;">Ultimately, and sadly, we do not yet have any
real tool that will move any metropolitan region decisively toward integration—at
least not any tool we’re willing to use to its full effect. But hopefully, we
are at the place where that may start to change. In many ways, we are at a
point similar to the beginnings of the civil rights movement, which succeeded
in overcoming the unwillingness of a larger political entity (the federal
government) to use its power to override the racist practices of smaller political
entities. And recent tentative steps, geared at slightly pushing the envelope
of the politically possible—such as the Obama-era HUD’s Affirmatively
Furthering Fair Housing (AFFH) rule and the increasing willingness of at least
a few states to explore overrides of municipal zoning control—in some ways
mirror the early civil rights bills of the 1950s. In moving forward, we should look
back on what moved us from these tentative steps in the 1950s toward the broad
ones of the 1960s, mainly the organization, enfranchisement, and political
power that the civil rights movement produced, and see how we can recreate it
for modern times. Without this, “what will it take” and “what can we do” will
stay questions with different answers</span>.<br />
<br />
<hr />
<br />
<i>Papers from the A Shared Future symposium are <a href="http://www.jchs.harvard.edu/shared-future-fostering-communities-inclusion-era-inequality-2017" target="_blank">available on the JCHS website</a>. </i>Harvard Joint Center for Housing Studieshttp://www.blogger.com/profile/07404938012740019524noreply@blogger.com0