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AFFORDABLE
HOUSING
IN
FLORIDA
1990
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IV. DOCUMENTING FLORIDA'S
AFFORDABLE HOUSING NEED
This section describes various char-
acteristics of Florida's population and
/' 'hoUl.inJ: stock that are important deter-
minants of housing need. The Depart-
ment of Community Affairs' most re-
cent and most extensive housing needs
assessment was done in a 1985 report
"Housing in Florida". It is a comprehen-
sive analysis of need h:lsccl on the 1980
U.S. Census :md other sources. In the'
future. more detailed and current dat"d
extracted from the local J:overnment
comprehensive p\;IOS will be used to
assess needs. As has been St:ltL-U e:lflier
in this report. however, nOt all of the
plans have been submitted and certain
changes will need to be made to the
housing data requirements to make the
information contained in the plans
" more useful for documenting st:Jtewide
~ housing needs. Forthetimebcingweare
bound by the limitations of using 1980
census data supplemented by the
Department's own publications and
certain rental market studies contracted
by the, FHF A.
Florida's Population
Florida's current population is esti-
mated to be over 12.000,000 according
to the University of Florida Bureau of
Economic and Business Research
(13EBR), Florida Statistical Abstract,
1988. This is a 29 percent increase over
the 1980 U.S. Census count of
9.746.324. BEBR estimates that the
state's population will grow to over
14.300,000 in 1995 and to more than
15,400,000 by the year 2000.
According to the 1980 U.s. Census
8,213.913 people, or 84 percent of the
state's residents. lived in urban areas
while the other 16 percent lived in rural
.Jreas. The number of the state's resi-
dents living in poverty in 1980 was esti-
mated at over 1,287.000, or 1.3 percent
of the population. People under the age
of 55 ",ade up 75 percent of all people
livinginpoverryand thosc over 65 years
old comprised 16 percent. Table 16
includes the numbcrofpeople living in
poverty for all age groups.
Table 16: PERSONS BELOW THE
POVERTY LEVEL BY
AGE IN 1980
Under 55
966.538
need for the units-79,895. Dade was
followed by Broward. 30,76.3; Pinellas,
12.849; and Palm Beach, 12,399. An
average of 3,400 low-income multi-
family rental units will have to bcbuilt
each ycarover the next 15 years to meet
the demand.
A recentl y released report prepared
by the Joint Center for Housi ng Studies
of Harvard University found that, al-
though the oyerall quality of America's
housing stock has improved dramati-
cally over the I:m 40 years, 4.5 million
homeowners and 5 million renters still
live in substandard housing. Addition-
ally, the report concluded that the na-
tional supply of low COSt rental units
continues to decre;)se due to abandon-
ment or renovation to attract higher
income occupants.
Housing Quality
Indicators
Si nce we have no choice but to rely
on the U.S. Census for an indication of
the condition or qmllity of Florida's
homes, we have the option of choosing
one or more of seyeral indicators from
both the 1970 and 1980 Census. They
include the presence (or lack) of: bath-
rooms, kitchens, heating facilities, air
conditioning, potable water source.
sewage disposal, and overcrowding.
The highest concentrations of
occupied units lacking complete
plumbing are loc;tted in northern Flor-
ida. This is due partly to the more rural
nature of the area and to their smaller
county populations. In 1980, Gadsden
and Jefferson Counties reported the
highest percentages of housing units
lacking plumbing facilities. Figure 1 on
the following page shows the state-wide
distribution of units lacking plufl'\lbing
as a percentage of each county's total
occupied units.
55-59
52,759
60-64
58,429
65-up
209,330
Total
1,287,056
Source: 1980 U,S. Bureau 01 1M Census:
Florida Dep&llmenl 01 Community Allairs
Census Data Base.
The Need for
Affordable Housing
A study in 1988 by Sunbelt Re-
search Associates Incorporated esti-
mated that the need for rental units for
very-low income households was
315,360 at that time. This figure is
expected to rise to 380,423 by the year
2000. The report predicted that the
need for affordable rental housing will
continue into the next century as the
cost of homeownership rises and the
number offamilies that can afford to
own their own home decreases.
The report estimated the state-
wide need for very-low income multi-
family rental units at 219,306, rising to
260,146 by the year 2000. The report
presented a detailed county-by-county
breakdown of the need in 17 selected
counties. Dade C'.ounty had the highest
^F.'OAIlAIl.." 1I1l11.~IN(1 IN FI.nAIIlA 1990
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Figure 1:
Total Occupied Units lacking Plumbing Facilities by County
Percent of Total
D 0-1.99
. 2.00 - 3.99
. 4.00 - 6.99
. 7.00 - 9.99
~ 10.00-14.99
This problem beco~es even more
pronounced when the percentage of
units lacking plumbing is compared to
the number of households with in-
comes below the poverty level and/or
the number of units experiencing over-
crowding. The highest concentrations
of these units in 1980, again, fell largely
in northern Florida, with thc lowcst
concentrations appearing in countics
with urbanized areas. Figures 2,3 and ..
show the percentages in each county of
owner and renter occupied units meet-
i ng these conditions. Tables 17 and) 8
show the 1970 and 1980 pcrccnt:Jgcs of
the statc's housing stock (or sevcral o(
thc above indicators.
) n ) 986, thc Departmcnt o( Com-
munity A((airs commissionl.-d the Flor-
ida State University Department of
Urban and Regional Planning to study
housing quality indexes. Thcir report,
entitk-d "TI,C Statc o( Florid:. Housing
Conditions", discussed thc (casibility o(
using U.S. Census indicators o(housing
quality and other housing issues. TI,C
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report stan..-d that most of these indica.
tors only providc information on the
mechanical systems orappliances in the
homc and i ncorrec tI y poi nt to a t rend of
improved housing quality. With so
much o(Florida's housing stock having
been constructcd within the past thirty
Yl."3rs, it is undcrstandable that thc per-
cenrage o( homes containing incom.
plete mechanical systems had dt.c1ined,
particularly with cn(orcement ofhuild- ~
ingcodesir most areas during that timC.
Thc report furthcr maintained that bas.
36
AFFORD".'." !lOUSING IN FI..OkIIlA 11)1)0
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Figure 2: Owner Occupied Units Below Poverty Level
and Lacking Plumbing Facilities by County
"./.
Percentage
D 0 - 1.99
~ 2.00 - 3.99
. 4.00 - 6.99
/::::::::::t 7.00 - 10.99
.p?
AFFORDARI.E HOUSING IN FLORIDA 1990
37
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Figure 3: Renter Occ-..pied Units Below Poverty Level
and Lacking Plumbing Facilities by County
Percentage
Do -1.99
~ 2.00 - 3.99
. 4.00 ~ 6.99
f:::;:::;::f7.00 - 10.99
~ 11.00 -16.99
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38
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Figure 4: Total Occupied Units Experiencing
Overcrowding by County
Percentage
Do- .49
~ .50 - .99
II 1.00 -1.49
l1W 1.50 -1.99
~ 2.00 - 2.49
.D'
A f fOil DAB I. .. II 0 U 5 I N C I NFl. () III Il A I 'J l) 0
39
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t1
ing the quality of the unit on over-
crowding is more of a social concern
than a physical one. A different
(smaller) household living in the same
home would automatically increase the
qualiryofthe unitwithourany improve-
ments being made.
The FSU report further suggested a
reliance on a "market" approach to
housingqualiry based on the use of both
structural and neighborhood indica-
tors. The market would, after all, evalu-
ate the overall quality of hOUSing as
reOected in rent and sale price. The
report also concluded:
". . . . we believe that the surge in main-
tenance and upkeep (Jroblems Mve to
do with the economic and social cir-
cumstances of occupants and the aging
of housing inventory. The cause of
this deterioration should be mostl)'
couched in terms of the number of
units reaching an age where the need
for maintenance and repair is increas-
ing, in conjunction with inadequate
income of households to afford the
rising cost of maintenance and upkeep
of dweUings that now filter clown to the
moderate, low-income and. poor
households. It
Between 1940 and 1970, the U.s.
Bureau of the Census attempted to
improve its measure of housing qualiry
by including questions on the nel.-d for
repair and maintenance. However, the
results contained too much subjectiviry
and the questions were removed.
The Department of Housing and
Urban Development joined with the
Bureau of the Census to publish the first
Annual Housing Survey in 1973. Al-
though the survey includes valuable
information on the structural condition
of buildings. it is only conducted ineach
state's larger urban areas. 1 n Florida, the
survey represents approximately 60
percent of the state's population and
includes the Standard Metropolitan
Statistical Areas of Ft. Lauderdale-Hol-
lywood, Jacksonville, Miami, Orlando,
Tampa-St. Petersburg, and West Palm
Beach.
Tables 19 and 20 compare the re-
suits of both the J974 and 1983 Annual
Housing Surveys. While the presence
Table 17: FLORIDA HOUSING STOCK BY TYPE FOR 1970 AND 1980
1970
1980
1989'
Number
%
%
Number
Type of Unit
Single Family
1.728,559
590,179
%
69
2,797,611
65
52
Mum-Family
24
1,061,341
25
39
Manufactured Home
172,100
8
74
11,439
10
Other
Total
2,490,838
4,270,391
, Data reported in housing eIomenlS submined Ihrough December 31,1989
(44% of an e1emenls).
Source: U.S. Bureau of Ihe Census; Florida Depat1menl 01 Community Affairs
Allordable Housing Research Project.
Table 18: INDICATORS OF QUALITY OF FLORIDA'S HOUSING INVENTORY
IN 1970 AND 1980 PERCENTAGE DISTRIBUTION
Indicator of Housing Quality
Percent of Year.Round Dwellings
1970 1980
1.7
Bathrooms:
No complete private balh
5.6
3.6
Heating Equipment: None
4.3
16.0
Air Conditioning: None
40.0
Source of Water:
Communily System
Individual Well
84.0
15.5
86.4
13.4
Sewage Disposal:
60.6
37.7
72.0
27.2
Community System
Septic Tank or Cesspool
Source: Florida Stale University. The Slall! 01 F1Qrida Housino Conditions Decomber 1989.
of incomplete mechanical systems de-
clined, as shown in Table 19, an in-
crease in physical or maintenance prob-
lems was evident. In 1983, the percent-
age of inadequate renter occupied hous-
ing units incrcased by 27 percent, as
shown in Tablc 20. For all occupied
units, the increase in inadequate renter
units was 42 percent. "Inadcquate" W:JS
defined as a stnJCture Ihat had prohlems
with plumbinr.:, hcatinr.:. clectriciry.
upkeep, hallw:JYs. and kitchens.
There is eviueilce that the quality
of the federal /.:overnment's own inven-
tory of hOllsin/.: is also sllrfl~rin/.:. A
November 27 ..19H9 HOllsinr.: and De-
velopment Reporter article rcporll'd on
the reslllts of a HUD inspecti..n of 154
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AFFOROAal.F. 110I/SI"''' IN FI.ORIDA I'J'JO
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Table 19: PERCENT OF OCCUPIED DWELLINGS WITH Section 8 existing housing units. Fifty-
SELECTED STRU'CTURAL DEFECTS -1974 AND 1983 three percent of them were not in
"'- compliance with HUD's mandatory
Percenl minimum quality standards. l1lcse are
Change generally not considered strict stan-
DEFECT 1974 1983 1974101983 dards. The essential indicators are
"decent, safe, and sanitary." If the na-
Mechanical Subsyslems tional percentage of nonstandard units
holds true for Florida's inventory of
No complete kitchen 1.9 0.6 -69% Section 8 housing units, it would mean
No bathroom 0.8 0.0 -100% 27,814 households are living in non-
No plumbing lacilities 0.0 -100% standard housing subsidized by the fed-
0.4 eral government.
No heating equipment 4.1 4.6 +12%
No air conditioning 11.2 8.4 -25% Housing Affordability
Maintenance and Upkeep The 1985 American Housing Sur-
vey, released in Febr'uary 1989 by the
Exposed wiring 0.8 1.9 +138% Department of Housing and Urban
Lacking working outlets Development ;md the Dureau of the
in some rooms 0.7 1.7 + 143% C..cnsus, is eons ide red the most compre-
hensive information on the affordabil-
Breakdown in sewerl ity of housing to be released recently.
septiC/cesspools 0.2 0.2 0% The survey. described in the December
Inadequate heat 3.5 8.8 +152% 27, 1989 Housing and Development
n.eporter, found that 75 percent of poor
Cracks 1.8 3.8 +111% households living in nonmctropoliran
Holes 0.7 3.9 +457% areas P;lY more for housing than the
Roolleaks 2.3 5.0 + 118% maximum considered affordabte under
Rats 2.7 5.0 +85% feder-dl standards. Other findings were:
Source; Florida SlaW University, The Stale 01 Florida Housino Conditions December 1989.
Table 20: PERCENT OF OCCUPIED DWELLING UNITS BY
TENURE AND STRUCTURAL INADEQUACY -1974 AND 1983
1974
Owner-occupIed
Adequate structure 21.7
Inadequate structure 11.8
Renter-occupIed
Adequate structure 8.9
Inadequate structure 9.7
Total occupied
Adequate structure 30.6
~. Inadequate structure 21.5
Percentage
Change
1983 '1974 to 1983
29.4 +36%
14.2 +20%
13.9 +56%
12.3 +27%
43.3 +42%
26.5 +23%
Source: Florida Slate University, The State 01 Florida Housin9 Condilions December 1989.
. 42 percent of rural poor households
spend at least half of their income
on housing, and 26 percent spend
70 percent or more for housing.
. The rural poor are more likely than
the urban poor to live in SUbSClO-
dard housing, as defined by HUD.
. In 1970 a surplus of approximately
500,000 low-income rental hous-
ingexisted,butby 1985 rhesurplus
had become a shortage of 500,000
units.
. While poor whites and blacks are
both affected by high rural housing
costs, blacks are more severely
impacted since rural blacks arc
nearly three times as likely to be
poor as whites.
. Approximately half of all poor rural
households arc found in the South.
. Only 29 percent of poor rural
households receive federal. state,
or local housing assistance.
^ F FOil 0 A' I. Ii II 0 U SIN 0 I N I~ LOR IDA I 990
41
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A look at thc 1980 Ccnsus for in-
formation on thc affordability ofhous-
ing in Florida shows it was a problcm in
someofthcstatc'surbanaswcll as many
of its rural counties. The top tcn coun-
tics with the largcst percentage of units
with financial burdcn are shown in
Table 21. Affordability, as cvidenced
by the number of owners and renters
paying more than 35% of their income
(or housing, is shown for all Florida
counties in Figures 5, 6, and 7.
The Florida Association of Rcal-
tOrs recently released information on
the affordability of cxisting single fam-
ily homes. They gathered information
from local realtor boards and Multiple
Listing Service (MLS) data. The me-
dian sales price of cxisting singlc family
horncs is shown, in, Table 22 on page 46
for the first two quartcrs of 1988 and
1989. The lowest median price was
found in Ft. Pierce .n $37,900. A housc
in this pricc f'dnge requircs a monthly
house paymcnt of approximately $400
(including taxcs and insurancc), assum-
ingfixcd-rate,30-ycar mortg'd(.'C financ-
ing at 10% interest. The potenti,al
buyer would have to earn at least
$16,000 pcrycar.
Applying 1980 proportions of
houscholds by incomc group to 1988
BEBR Figures for estimated houschold
size, paints a good "housing picture" (or
the approximately 36,000 households
rcsiding in St. Lucie County (Ft. Pierce)
in 1988. There were, howcver, over
13,000 households in the county who
earned less than $16,000 per year, the
majority of these households were able
to afford Icss than $350 for monthly
hOUSing costs.
The Naples area not only saw the
largest increase in median salcs price for
the reporting periods, but also reported ___
the highest median sales price at
$142,500. AssuminJ.: the above financ-
ing terms, the month Iy cost of a home in
this rangc would be .Ipproximately
$1,300 and requires a $60,000 annual
income.
Table 23 on page 47 shows the
qualifying income the buyer of a me-
tHan-priced, existing single (amily
home must have to receive mortgage
financing at approximately a 10.27%
interest ratc. The composite index
column measures the abiliry of a family
to purchase a home selling at the me-
dian sales price if they earn the median
income for the area. I n three regionsrhe
qualifying income needed to buy the
median existing single family home was
higher than the median (amily income
for the rcgion: Naples, Samsot:), ::md
West Palm Beach-Boca Raton,
Table 21 : COUNTIES WITH THE HIGHEST RATES OF UNITS PAYING
MORE THAN 35% OF INCOME FOR HOUSING
Total Occupied Renter Occupied Owner Occupied
Units Units Units
1. Alachua (35%) Wakulla (59%) Clay (21%)
2. Dade (32%) Alachua (58%) Seminole (18%)
3. Monroe (29%) Washington (57%) Duval (18%)
4. Duval (28%) Franklin (56%) Flagler (18%) .
5. Okaloosa (26%), Jefferson (54%) Escambia (17%)
6. Escambia (26%) , Monroe (53%) Alachua (17%)
7. 51. Lucie (26%) Citrus (53%) Volusia (16%)
8. Volusia (26%) Liberty (52%) Franklin (16%)
9. Clay (25%) Highlands (51%) Okaloosa (16%)
10. Orange (25%) Dade (51%) Bay (16%)
i
I Source: Florida Slate Universily~ -The Slate 01 Florida Housino Condilions December 1989,
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At'FIIMIlAM!.I.: "1I11SIN'; IN FI "MI11A ""/I'
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Figure 5: Owner Occupied Units Paying More Than
350/0 of Income for Housing by County
Percentage
D 6.60 - 9.99
~ 10.00 -13.99
. 14.00 -17.99
liliIl1S.OO - 20.99
~ ~.JJII"
^FFORDAILE HOUS1NO IN FLORIDA 1990
43
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Figure 6: Renter Occupied Units Paying More
Than 350/0 of Income for Housing by County
Percentage
D 0-9
,~ 10 -29
001 30 - 46
[ill] ~7 - 53
~ 54 - 59
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Figure 7: Total Occupied Units Paying More
Than 350/0 of Income for Housing by County
Percentage
D 0-11
~ 12-20
lIIl 21 - 24
lliiI 25 - 29
~ 30-36
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^ F FOR 0 AI I. Il " 0 U 5 I N 0 I NFl, 0 R 1 (l A I 99 0
45
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Table 22: MEDIAN SALES PRICE OF EXISTING SINGLE FAMILY HOMES BY METROPOLITAN STATISTICAL AREA
1988 1988 1989 1989
Quarter 1 Quarter 2 Quarter 1 Quarter 2
Bradenton 64,000 66,200 69,000 70,300
Daytona Beach 59,500 64,300 58,500 63,400
Fort Lauderdale-
Hollywood.
Pompano Beach 83,900 85,700 85,800 87,700
Fort Myers.
Cape Coral 64,700 68,600 71,300 66.800
Fort Pierce 42,100 51,900 38,500 37,900
Fort Walton Beach 67,600 69,000 70,800 76,700
Gainesville 62,700 68,400 63,200 60,200
Jacksonville 67,600 67,800 66,900 71,200
Lakeland.
WInter Haven N/A N/A N/A N/A
Melbourne-
Titusville-
Palm Bay 63,800 68,300 73,700 68,800
Mlaml.Hlaleah 76,500 82,100 82,700 77,600
Naples 111,000 128,100 145,000 142,500
Ocala 48,900 56,500 51,700 53,000
Orlando 79,000 77 ,300 79.300 , 78,700
Panama City N/A N/A N/A N/A
Pensacola 50,500 45,900 46,000 47,000
Sarasota 74,000 82,400 80,700 86,400
Tallahassee 70,600 75,300 76,000 72,400
Tampa.
SL Petersburg.
Clearwater 66,700 69,400 72,200 72,600
West Palm Beach.
Boca Raton.
Delray Beach 103,600 108,100 101.200 108.000
AI areas are metropolitan statistical areas as defined by the U.S. Office 01 Management
and Budget.
~
.
Source: Florida Association ot Roallors, SCAN, Third Quarter 1989,
46 ^~'I'OIlDAJlI,1l IlolJ!llNIl IN 10'1 nMIII~ I ') 'II)
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Table 23: AFFORDABILlTY OF EXISTING SINGLE FAMILY HOMES
............
MedIan
Price
ExlsUng 1988 Composllt
Single Median Qualify- Afford-
Family Family 109 ability
Homes Income Income Index
Bradenton 70.300 29.171 24.237 120.4
Daytona Beach 63,400 27.360 21.858 125.2
Fort Lauderdal.. 87.700 35.501 30,236 117.4
Hollywood-
Pompano Beach
Fort Myers- 66.800 30.965 23.031 134.5
Cape Coral
Fort Pierce 37.900 28.043 13,067 214.6
Fort Wallon Beach 76.700 30,641 26,444 115.9
Gainesville 60.200 25,458 20.755 122.7
Jacksonville 71.200 32,173 24,548 131.1
Lakeland- NlA 27.266 N/A NlA
Winter Haven
Melbourne- 68.800 30.703 23.720 129.4
Tltusvlll..
Palm Bay
Mlaml.Hlaleah 79.200 30,683 27,087 113.3
Naples 142.500 20.089 49,130 57.2
Ceala 53,000 22.809 18,273 124.8
Orlando 78.700 33.002 27.133 121.6
Panama City NlA 23.337 NlA NlA
Pensacola 47,000 30,543 16.204 188.5
Sarasota 86,400 29,643 29.788 99.5
Tallahassee 72,400 28,144 24,961 112.8
Tampa- 72.600 29,215 24.575 118.9
SL Petersburg.
Clearwater
West Palm Beach- 108.000 36.717 37,235 98.6
Bocl Raton-
Delray Beach
All areas are metropolitan Slatis1icaI areas as deined bv the U.S. Office 01 Managemenl and BudgeL
Source: Florida Association 01 Realtors, SCAN. Third Quarter 1989.
A F FOR D A . I. I! It 0 U 5 I N 0 IN'" LOR I D A I 990
47
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