Comparing & Contrasting CLTs in
Urban & Suburban Locations
Highland Park, Illinois
West Humboldt Park, Chicago
Highland Park
West Humboldt
Park
Demographics of Highland Park and
West Humboldt Park as of 2000
Characteristics for 2000
Total Population
Highland
Park
West
Humboldt
Park
West Humboldt
Park CLT
Target Area
31,365
52,217
21,309
% White
91.2%
15.4%
5%
% Black
1.8%
57.7%
85%
% Latino
8.9%
39.3
11%
% Asian
2.3%
0.4%
1%
Median Household Income
$100,967
$26,844
$24,389
Median Property Home
Value
$392,000
$95,350
$84,191
Average Household Size
2.71
3.7
3.6
Median Age
40.6
26.2
25.9
61.6%
5%
6%
2.3%
30%
32%
Owner-occupied
82.1%
38%
37%
Renter-occupied
17.9%
62%
63%
% College Bachelor
Education
% Families Below Poverty
(Source: 2000 Census, STF 3)
West Humboldt Park Community
First Community Land Trust of Chicago
 Mission:
 Create opportunities for local home ownership
for households presently not income-qualified
for the city’s existing affordable homes
program.
 Enable low-income households to enjoy
positive participation in community – and
economic-development policies impacting
area.
What is the Need for this CLT?
 Affordable housing
 To impact policies purportedly benefiting
low-income households
 To enable low-income residents to
improve their participation in Chicago’s
economy and social fabric
CLT Progress
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Created the bylaws and ground lease
Arrived at a resale formula
Received 501(c)3 non-profit status
Hired a development consultant
Issued a RFP to builders
Formed an interim board of directors
City set aside land for 10 CLT homes
Established rights/criteria for membership
Garnered attention of policy area inside City of
Chicago
Development Sites
 Already secured 10
City-owned vacant
sites at no cost to the
organization
CLT Homes and Homebuyers
 Single-family detached homes
 Households with annual incomes that are less than
$40,000
 Preference given to those who already live in the
community
 Anticipate CLT selling prices below those of current
affordable housing program selling prices
Membership Organization

The Board is a reflection of the membership

Voting members must live in the community

Three-tiered
 Lessees
 General-neighborhood representatives
 Public-outside the neighborhood,
corporate/institutional
City of Highland Park
Highland Park
Chicago
What is the Highland Park Illinois
Community Land Trust (HPICLT)?
 Incorporated in March 2003, HPICLT is a
private not-for-profit 501(c)(3) organization,
created to own land for the benefit of the
Highland Park community. HPICLT provides
and preserves permanently affordable housing
on this land.
How Did HPICLT Get Started?
 HPICLT is an outgrowth of the process begun in the
late 1990s to update the City of Highland Park’s
Comprehensive Master Plan.
 The City Council directed the 25 year old Housing
Commission to develop an affordable housing plan
as an element of the Master Plan.
 Creation of a community land trust was a key
recommendation of the affordable housing plan
adopted by the Council.
A Precursor to the CLT:
The Single Family Home Ownership
Pilot Program
• Created in 2002
• 5 units sold to low and
moderate-income
families
How is HPICLT Governed?
 A nine-member Board of Directors governs the
HPICLT.
 The Board is comprised of a cross-section of key
stakeholders in the community with an interest in
affordable housing.
Board Composition
 Three are “public representatives,” including at least
one City Council member and at least one member
of the Highland Park Housing Commission.
 Three are “lessee representatives,” including
individuals who live on land owned by HPICLT or
who represent organizations that serve the interests
of the target population.
 Three are “general representatives” from the
community at large.
How Does HPICLT
Acquire Property?
 HPICLT purchases properties available on the
market. It also can receive donated properties.
 In many cases, HPICLT is competing with builders
for homes they wish to tear down.
 Properties can include a variety of housing, such as
single-family homes, duplexes, town homes,
condominium units, small multi-unit buildings, as
well as undeveloped land.
Who Lives in HPICLT Homes?
 Majority of households served must have incomes
that do not exceed 80% AMI (approximately $58,000
for a family of 4).
 Maximum income limits vary, depending on funding
source requirements, but do not exceed 115% AMI.
 Priority is given to low and moderate-income
individuals and families who live or work in Highland
Park.
Home Buyers
 The combined assets of a household may not
exceed 150% of AMI for the household size (for a
family of 4, assets can not exceed $113,100).
 Home buyers must qualify for a mortgage from a
participating lender.
 Home buyers must contribute a minimum of 1% of
the net purchase price as earnest money towards
the purchase of the home.
Temple Avenue Town Homes
Successful First Development
Temple Avenue Town Homes:
 6 town homes constructed in 2004.
 Three-bedrooms, two and one-half baths, 2 car
attached garage.
 $35,000-$75,000 was the range of incomes of those
households purchasing town homes.
 Homes were sold at prices ranging from $110,000 to
$190,000.
Rocky and Estella Flores are pictured with their two children. They
were one of the first buyers at the Temple Avenue Town Homes.
Rocky is employed by the City’s Public Works Department and
Estella works for North Shore School District 112.
Comparing & Contrasting Strengths
 HPICLT:
 Executive Director has
15+ years experience in
housing
 Dedicated source of
funding - Housing Trust
Fund
 City government was
instrumental in
establishing organization
 City staff very supportive
 Pro bono Support
 First CLT of Chicago:
 Strong political support
 Active community
participation in local
development
programming
 Outgrowth of an existing
organization
 City of Chicago land set
asides
 Pro bono support
Comparing & Contrasting Challenges
 HPICLT:
 Over-reliance on a
single source of income
 Single-staffed
 High land and housing
prices
 Loss of political support
 Disparity between effort
and amount of product
and people served
 First CLT of Chicago:
 Fundraising
 High construction costs
 No prior experience in
housing development
 Strong competition citywide with other nonprofits
 Cultivating wider political
support