Affordable Housing? It’s Now Attainable Housing

CRYSTAL RIVER, Fla. – First it was “affordable” housing – but that conjured images of run-down, crime-ridden tenements, particularly in the minds of those who moved here from northern cities with government “public” housing. The government no longer independently builds and operates public housing, but the idea is stuck in place.

Then it was “workforce” housing – a move meant to reframe the issue more where it belongs: housing that normal, working individuals or families can afford. But that didn’t quite wipe out the negative view held by many.

Now it’s called “attainable” housing – generally defined as being affordable to households that earn up to 120% of area median income (AMI). Median means the midpoint, with half above and half below. The 2023 AMI for an individual in Citrus County is $48,664.

Households are considered “cost-burdened” when spending more than 30% of income on housing. They are likely to have to skimp on other necessities including food, transportation and healthcare. It’s not new news that a significant portion of Citrus households are cost-burdened.

Several external forces of change have been working. The 2023 Florida Legislature enacted and the governor signed the “Live Local Act.” While it’s not all positive in the view of local governments, in general this legislation promotes funding for affordable housing tax exemptions, tax donations for corporations for affordable housing funds, additional monies for the state housing trust fund, and optional local property tax exemption for certain developments dedicating a percentage of units to affordable housing (60% AMI and below).

The new Community Health Needs Assessment, sponsored by the Citrus County Community Charitable Foundation and the Florida Department of Health in Citrus, identifies affordable, safe housing among its five strategic priority areas. Safe, stable, affordable housing is essential to good health.

In late 2020, Citrus County adopted ‘Health in All Policies’ amendments into six elements of its Comprehensive Plan. The Housing Element now says, in part, that the county will “increase the supply of safe, affordable, and sanitary housing … as this will improve the health of the citizens of Citrus County.”

Citizen health and well-being are critical. In its Strategic Plan, the county states: “Our mission is to manage growth and foster prosperity by prioritizing the protection of environmental assets, the development and maintenance of infrastructure, and the health, safety and wellbeing of Citrus County citizens.”

Working families need affordable homes

What does all this have to do with housing? Everything. The county already approved developments with more than 2,200 new housing units, plus more are in the pipeline.

There is tremendous activity in the commercial development side, as well. But the real question is: who will work at all the many retail places in development? What will the wage levels be? If workers cannot afford to live here, they can’t take those jobs. Existing companies already are hurting for workers.

The superintendent of schools said she has lost much-needed teachers because they couldn’t find affordable housing. Pay has been an issue with the county’s fire-rescue, as well. Head-of-household pay rates must take into consideration the area’s costs and availability of attainable housing.

Citrus County is a service economy, with 36% of its residents over 65. If residents want to continue to access services, the community must support initiatives to provide reasonable wages and attainable housing for the service workforce.

What can county government do? It can set the table, or – in the words of the strategic plan – focus on managing growth and fostering prosperity. Look at what other counties have been doing. Guide and promote the type of housing that’s wanted and needed, and in the places where it’s appropriate. Citrus County isn’t alone: many counties in Florida and around the U.S. are wrestling with this challenge right now. Look at what’s working elsewhere and adopt others’ best practices. But make it a priority; there’s no time to waste.

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