Greene County Housing Action Plan
June 16, 2008 Government Operations Committee
Funding for the Greene County Housing Action Plan was
provided by the Greene County Legislature with assistance
through a 2006 New York State Office for Small Cities
Technical Assistance grant.
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Advisory Committee Members
Karen Deyo – Greene County Legislature Government Operations
Committee Chairperson
Keith W. Valentine – Greene County Legislature Majority Leader
Larry Gardner – Greene County Legislature Minority Leader
Larry Krajeski – Executive Director, Catskill Mountain Housing Development
Corporation
Charlene Holdridge – Executive Director, Hunter Foundation
Trisha Lamb – VP & Mortgage Officer – The Bank of Greene County
Mark Hyer – Chairman, Town of Hunter Planning Board
Charlie Maggio – Housing Developer
Thomas Yandeau – Director, Greene County Department of the Aging
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Components of the Housing Action Plan
 An examination of housing needs in Greene County.
 Examine the potential tenant and homebuyer demand for
various housing options.
 Explaining the components of a healthy housing mix.
 Providing the County and local decision makers with
implementation steps to address housing needs in Greene
County.
 Providing assistance and examples to local municipalities on
the creation of appropriate land use regulations.
 Provide local municipalities with tools to make effective
decisions regarding housing developments.
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Why a Balanced Housing Market
is Good for Greene County
Builds Strong Communities: A balanced housing market
promotes healthy and livable communities and preserves
property values by encouraging responsible land use and the
development of a variety of housing types.
Attracts and Retains Jobs: Housing choices allows workers,
such as firefighters, policeman, correction officers, teachers,
and nurses to live in the communities they serve. A variety of
housing options are important to meet the needs of workers in
high, moderate and low wage jobs. A variety of housing options
also helps businesses hire and retain employees. The
availability of a range of quality and affordable housing is also a
critical factor in successfully attracting new businesses to
Greene County.
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Why a Balanced Housing Market
is Good for Greene County (cont’d)
Let’s Working Families and Seniors Stay in the Towns
they Call Home.
- Younger Residents: Younger residents need affordable
housing to remain in the County supporting our workforce labor
needs. They also bring an energetic vibrancy that helps
revitalization efforts.
- Senior Residents: Seniors contribute to the sense of history
of the community and are important sources of volunteer
service and labor. Affordable housing allows senior residents to
age in place, keeping grandparents living near their children
and grandchildren.
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Key Reasons Why Greene County Created a Plan
The County has experienced housing prices that have
increased higher than median incomes since 2000.
The County’s current housing prices are more than three
times the County’s median family income, with most units not
being affordable to current residents according to generally
accepted standards of affordability. In 1999, the median housing
price in Greene County was less than twice the median family
income.
Unaffordable housing makes it more difficult for the County to
attract and maintain the workforce it needs to continue to
develop and grow.
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Why a Housing Action Plan for Greene County
 Greene County’s Housing Action Plan addresses all phases of a
family’s life cycle for our residents:
– Young couples buying a starter house. Retaining young
people in the County is critical to maintaining our workforce.
– “Move-Up” purchases to houses large enough for a family.
– Workforce housing that provides housing for working
residents in the County.
– Housing that provides a variety of post-children and retirement
options.
– Renters that need housing, but either do not have the income
or interest in purchasing housing.
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Greene County’s Dramatic Increase in Housing Prices
Median selling price of homes in Greene County have
increased 122.8% ($78,313 to $174,500) from 2000 to 2006.
(Source: Economic Report of the Hudson Valley Annual 2006 by Marist College)
 Median family income increased only 31.5% during the same
period from $42,200 in 2000 to $55,500 in 2007. (Source: U.S Department
of Housing and Urban Development)
Between 2002 and 2006, Greene County experienced the
highest percentage change in average housing values among
the nine counties located in the Hudson Valley. (Source: Pattern for
Progress – December 10, 2007 Report)
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Greene County Median Housing Prices by Sub-Region
 Average 2007 asking price for Greene County homes by subregion (Columbia-Greene Board of Realtors)
– Historic River Towns is $195,223
– Valley Towns is $170,927
– Mountaintop Towns is $300,113
 Median price of homes sold in 2007 (Greene County Real Property Tax Services):
– Historic River Towns is $167,408
– Valley Towns is $160,000
– Mountaintop Towns is $222,500
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Greene County Income Distribution
 46% of residents are below 80% of Greene
County median income. (Below $44,400 for a
family of four in 2008)
 21% of residents are between 80% to 120%
of Greene County median income.
 33% of residents are above 120% of Greene
County Median Income.
33%
46%
21%
The fastest-growing sector of the
population in the County is below 80% of
median income.
Source: 2000 Census and HUD Income Limits. Compilation of Household income
statistics was prepared by River Street Planning & Development, LLC.
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Greene County Continues to Grow in Population
 Since 2000, Greene County has grown 2.2% in population from
48,195 to 49,246. Greene County anticipates further growth in
population in the 2010 Census.
 Greene County continues to witness an influx of new residents
each year, particularly from the New York City metropolitan area
and lower Hudson Valley.
 The County’s median age is 39, and rising as the population
ages both in New York State and nationally.
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Greene County is a Magnet for Downstaters
Between the 2000-2001 and 2005-2006 tax years, a total of
2,739 Hudson Valley and New York City residents moved to
Greene County based on IRS data compiled by Marist College,
representing 40% of all new residents moving to the County.
Former Hudson Valley and NYC residents have higher
median incomes in comparison to Greene County residents and
are able to spend more on housing costs. In Greene County,
housing is more affordable in comparison to the Lower Hudson
Valley and points south.
The people who move into Greene County are also allowing
the county population to grow. Greene County has more deaths
than births, and without the migration from other areas Greene
County would decrease in population.
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River Towns Average Family Case Study
 A corrections officer living in one of the River Towns with a
household income of $43,220 would be able to afford to buy a
house in the $110,000-120,000 range, based on typical lending
standards of 30% of income to mortgage, 20% down and having
a monthly payment of about $1,300.
 The average asking price for a home in the River Towns was
$195,223 in 2007. The mortgage on a house in this price
range would be about $1,900. The $600 per month gap is
$7,200 in annual income.
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River Town Community Case Study Slides
Source: Greene County Multiple Listing Service
Asking Price $112,900
Asking Price $119,000
Asking Price $120,000
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Valley Town Typical Family Case Study
 A two-income household living in a Valley Town (teacher and
local government employee) with a combined household income
of $57,036 would be able to afford to buy a house in the
$150,000 to $160,000 range, with a monthly payment of about
$1,425.
 The average asking price for a home in the Valley Towns was
$170,927 in 2007, so the average monthly payment would be
about $1,600.
 The Valley Towns are the fastest-growing sub-region in the
County.
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Valley Town Community Case Study Slides
Asking Price $155,000
Asking Price $159,500
Asking Price $ 159,900
Source: Greene County Multiple Listing Service
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Mountaintop Affordability Case Study
 A two-person household living in one of the Mountaintop Towns
(insurance and retail employee) with an average household
income of $60,702 would be able to afford to buy a house in the
$160,000 to $170,000 range, with a monthly payment of about
$1,550.
 The average asking price for a home in the Mountaintop Towns
was $300,113 in 2007, with a monthly payment of about $2,500
with 20% down. The gap in payment is about $12,000 in annual
income.
 The Mountaintop region has approximately 75% homeownership
from out-of-County residents.
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Mountaintop Community Case Study Slides
Asking Price $160,000
Asking Price $164,000
Asking Price $169,000
Source: Greene County Multiple Listing Service
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Key Findings of Case Study Analysis
 Housing prices rose rapidly throughout the County during the
decade of the 2000’s, both due to the internal market and external
demand.
 Housing prices have risen much more rapidly than wages, turning
Greene County from a very affordable housing community to one
struggling with affordability issues for its residents.
 People earning the median income in Greene County can afford
modest homes in the current market. People earning less are likely
locked out of the housing market without subsidies.
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Why Communities Need Rental Housing
 Communities are diverse and people living here have
different needs at any given time. Not all households can
afford to purchase a home, while others may not want to
undertake the burden of homeownership or may want to
“try the community before buying in the community.”
Quality affordable rental housing provides families with
another option to meet their housing needs.
 Approximately 28% of occupied housing in the County is
renter-occupied, according to the 2000 Census.
 The median gross rent for Greene County in 2000 was
$508 for all bedroom sizes. The current median rent is
almost $800.
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Greene County Fair Market Rents
 A recent survey of rental listing found that the current average
rents are higher than the Fair Market Rents, which is a gross
rent estimate (shelter rent plus the cost of all tenant-paid
utilities, except telephones, cable or satellite television
service, and internet service) calculated annually by the U.S.
Department of Housing & Urban Development (HUD) based
on the 40th percentile of the market. (Source: The Daily Mail. August 27,
2007.)
 Greene County Fair Market Rents by Bedroom Size, 2008
Zero
Bedroom
One
Bedroom
Two
Bedroom
Three
Bedroom
Four
Bedroom
$582
$629
$766
$996
$1085
Source: U.S. Department of Housing & Urban Development
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Fair Market Rent Changes and Analysis
 Greene County received an increase in its Fair Market Rent of
over $100 per unit from HUD in 2008 to better reflect costs in
the marketplace. Even with that increase, Fair Market Rents
for many apartments in the County are below the market rents,
as shown below:
Difference between FMR
and Average Rent
One
Bedroom
Two
Bedroom
Three
Bedroom
Four
Bedroom
+ $40
-$91
$0
-$90
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Rental Market Case Studies
 In order to afford the average one-bedroom rent of $584, a
person would need to make at least $11.23 per hour, or
$23,360 per year, based on the generally accepted 30% of
your income going to rent and working 40 hours a week.
 If you earn minimum wage ($7.15 an hour in New York State),
then a person will have to work 63 hours per week to have an
income high enough to afford the Greene County median onebedroom apartment rent.
 Greene County’s median wage is just over $15 per hour for all
jobs, and many sectors average less than that.
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Market Analysis: Rental Market
 In order to afford the average two-bedroom rent of $857, a
person would need to make at least $16.48 per hour, or
$34,280 per year, based on the generally accepted 30% of
your income on rent (the generally accepted standard of
affordability).
 If a person earns minimum wage ($7.15 an hour in New York
State), then you will have to work 93 hours per week to have
an income high enough the rent.
 Greene County’s median wage is just over $32,000 per year.
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Focus Group Meeting
 A focus group meeting with Greene County stakeholders was
held in September 2007 to discuss housing issues facing
County residents.
 Invited stakeholders represented not-for-profit agencies and
housing organizations, County Agencies, and Businesses and
Developers.
 Comments received from stakeholders were used in the
preparation of the Greene County Housing Action Plan.
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Focus Group Meeting Notes
 Most service providers agreed that the County has a lack of
affordable housing units.
 The County does not have shelters or apartments for persons who
become homeless. Homeless people are being sheltered in
hotels/motels and are having longer stays, increasing Social Services
costs.
 Street rents have been higher than the HUD Fair Market Rent for
some time. Apartments that are found to be affordable are often
below HUD Housing Quality Standards and cannot be subsidized.
 There is an influx of new residents that are wealthier and are buying
high end homes, renting luxury apartments, and spending money in
the communities. Participants were aware of multi-family homes that
were bought by newcomers and converted back to single-family,
reducing the supply of housing while demand rises.
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Focus Group Meeting Notes
 Most participants stated the need for a mix of housing in the County
that serves all income levels.
 In the development of new housing, adequate infrastructure is
critical. Potential affordable housing sites need to have water,
sewer, natural gas and electric services available to reduce cost.
 Current costs of building residential units does not lend itself to
providing low-income affordable rents (even with deep subsidies),
especially when high-end rents are being paid by existing tenants.
 Reliable transportation to employment and needed services is
becoming a huge obstacle for Greene County’s workforce
population, especially as fuel costs continue to rise.
 Exclusionary zoning regulations are also an issue in finding sites to
develop affordable housing.
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Senior Housing in Greene County
The Greene County Department for the Aging formed a shortterm housing committee to examine senior housing needs and
report back to the County Legislature. Key findings include:
 There is strong demand for affordable housing for seniors,
with waiting lists for senior apartments being one to two years.
 Seniors want to remain in their community, which is difficult in
some cases as only six of the 14 Greene County towns have
some form of subsidized senior housing.
 Seniors want independent living facilities, where service
programs are needed, such as home delivered meals,
personal care and housekeeping, in order to maintain as
many seniors as possible in their homes.
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Senior Housing in Greene County
 Proposed assisted living facilities will meet some of the
housing needs of seniors.
– Bristol Manor in New Baltimore has been approved for a
loan by Greene County – will provide market rate assisted
living housing. (Needs to be approved by Greene County
DSS for beds).
– Fairground Estates and Autumn Grove (below) shows
typical senior housing in the County.
Photos were taken by Catskill Mountain Housing Development Corporation
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Housing Action Plan Results
 Development of a Detailed Housing Action Plan that:
– Assesses barriers to development.
– Identifies gaps in the market.
– Provides detailed Goals, Strategies and Actions.
 Educational materials developed as part of the Plan include:
– Fact Sheets for Local Officials, Planning Board members
and the general public.
– PowerPoint Presentation.
– Community Cost of Services Analysis and Fiscal Impact
Model.
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County and Municipal Roles in Housing
Action Plan Implementation
The County has prepared the Housing Action Plan both to create
policy for the County and its agencies to follow regarding housing, but
also to work with local municipalities on effective ways to meet their
housing needs.
- County staff will also be providing technical assistance and
meeting with local municipalities to explain and assist them with
housing related issues.
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Housing Action Plan Goals
 Goal One: Provide an ample supply of housing for all phases
of a family’s life cycle - enabling young couples to rent or buy a
starter home, eventually move up into a home large enough for
a family and housing that provides a variety of post-children
and retirement options.
 Goal Two: Continue to work with the Department for the
Aging on implementing their recommendations from the Senior
Housing Study.
 Goal Three: Mitigate or eliminate barriers to affordable and
workforce housing initiatives through a program of public
education and support advocacy.
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Housing Action Plan Goals (cont’d)
Goal Four: Encourage Greene County municipalities to adopt
land management tools that create opportunities for affordable and
workforce housing.
Goal Five: Continue to expand or improve infrastructure to
facilitate more adequate housing.
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Goal One and Related Strategies
Provide an ample supply of housing for all phases of a family’s
life cycle - enabling young couples to rent or buy a starter home,
eventually move up into a home large enough for a family and
housing that provides a variety of post-children and retirement
options.
Strategy 1: Identify and improve residential development within the
village and town centers.
Strategy 2: Continue to encourage the development of mixed income
home purchase and rental projects.
Strategy 3: In partnership with county organizations and non-profit
housing organizations, promote housing rehabilitation and
homeownership programs.
Strategy 4: Encourage employer-sponsored worker housing initiatives.
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Goal Two and Related Strategies
Continue to work with the Department for the Aging on
implementing their recommendations from the Senior
Housing Study.
Strategy 1: Identify specific senior housing developments that
will assist with the increasing senior population in Greene
County.
Strategy 2: Provide opportunities for seniors to continue to age
in place.
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Goal Three and Related Strategies
Mitigate or eliminate barriers to affordable and workforce
housing initiatives through a program of public education
and support advocacy.
Strategy 1: Provide assistance to local municipalities to mitigate
and eliminate barriers for housing.
Strategy 2: Undertake a public education campaign to raise
public official and citizen awareness about the importance of
housing choice and representing a complete life-cycle of
housing.
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Goal Four and Related Strategies
Encourage Greene County municipalities to adopt land
management tools that create opportunities for affordable
and workforce housing.
Strategy 1: Encourage municipalities to adopt sound
development principles.
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Goal Five and Related Strategies
Continue to expand or improve infrastructure to facilitate
more adequate housing.
Strategy 1: Continue to work with local municipalities with
public facilities expansions.
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Next Steps for Housing Action Plan
 The Housing Action Plan will be offered to the Greene County
Legislature for adoption in July of 2008.
 Greene County Department of Planning and Economic
Development will:
- Provide local government with technical assistance on
housing issues.
- Present the Housing Action Plan to Town Boards.
- Package and disseminate key plan information to the
Towns, such as the Cost of Community Services and Fiscal
Impact Analysis.
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Next Steps for Housing Action Plan
 Greene County Department of Planning and Economic
Development will encourage the local municipalities to:
- Understand affordable housing issues in their community.
- Update or adopt their comprehensive plans.
- Work with the County to identify developable properties for
housing.
- Work with the County and other appropriate agencies to
develop and improve infrastructure.
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For Additional Information:
Warren Hart, AICP, Director
Karl Heck, AICP, Community Development Specialist
Greene County
Department of Planning and Economic Development
(518) 719-3290
www.greeneplanning.com
The Housing Fact Sheets and Full Housing Action Plan
Report is available on the website shown above.
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