CHAPTER
3
HOUSING
3.1 Background
This is the third of nine chapters that comprise the City of
Attractive, decent housing is an asset to any community because it brings in families with children and indicates to industries that there is housing for a potential workforce. Growth in essence is dependent upon the quality of housing stock in the community, including housing for all income levels. Available housing units either attract and retain businesses or push them away. This implies the important balance between economic development and housing.
A. Previous
Studies
“
The State of
There are six main parts that compose the Consolidated Plan:
Part I:
Coordinating and Managing the Process
Part II: Citizen
Participation
Part III: Housing and Community
Development Needs
Part IV: Housing and Community
Development Priorities
Part V: Action Plan—One
Year Use of Funds
Part VI: Outcome Measurement
System
Each part focuses on different aspects of the plan and
partnerships are formed among numerous
B. Housing
Issues
AFFORDABILITY
In 2000 in Park Falls 16.8% have household incomes less than
$15,000 and 42% have household incomes less than $25,000. According to Housing of Urban
Development (HUD), 30% or less is the suggested value to be spent on housing
needs. With an income of $15,000 a
year, 30% equates to $4,500. If
this money was used for rent alone, payments would be $375 a month, $22 below
the median gross rent for
Figure 23
|
Gross Rent as a Percentage of
Household Income in 1999 | ||
|
|
Number |
Percent |
|
Less than 15
percent |
104 |
30.0% |
|
15 to 19
percent |
70 |
20.2% |
|
20 to 24
percent |
15 |
4.3% |
|
25 to 29
percent |
32 |
9.2% |
|
30 to 34
percent |
27 |
7.8% |
|
35 percent or
more |
71 |
20.5% |
|
Source: |
|
|
Figure 24
|
Monthly Owner Costs as a
Percentage of Household Income in 1999 | ||
|
|
Number |
Percent |
|
Less than 15
percent |
271 |
35.1% |
|
15 to 19
percent |
129 |
16.7% |
|
20 to 24
percent |
172 |
22.3% |
|
25 to 29
percent |
66 |
8.5% |
|
30 to 34
percent |
25 |
3.2% |
|
35 percent or
more |
110 |
14.2% |
|
Source: |
|
|
The lack of affordable housing, especially housing that
accommodates extremely low income households, is a prevalent issue throughout
There are large supply and demand gaps in numerous western
states such as California and Nevada because of growing populations but “rising
housing costs and a historically small stock of rental housing, Florida, the
District of Columbia, New York, and New Jersey in the East and Wisconsin and
Michigan in the Midwest also face an above average gap between supply and
demand” (Pelletiere, 5). A wage of
$13.75 an hour is needed in
In
One
solution for the enormous need of affordable, decent and safe housing in
Another alternative is a Housing Trust Fund (HTF). These funds from public revenue sources
are established by cities, counties and states, usually by legislation or
ordinance, to support affordable housing.
They allow cities to not rely heavily on outside contributions or
interest from alternative funds.
There are more than 170 housing trust funds in
HOUSING AUTHORITY OF THE CITY OF
The Housing Authority of the City of Park Falls was implemented in 1968 and has continued since. There are currently five commissioners, each serving a five year term. According to their May 1, 2008 annual report, they have continued services productively but “may fail to properly maintain the goals of our [their] mission statement” if changes do not take place. Their mission is as follows:
Our aim is to ensure
SAFE, DECENT, and AFFORDABLE housing within our jurisdiction, and also to
encourage and, where possible, create opportunities for residents’
self-sufficiency and economic independence. We will recognize the residents as our
ultimate customer and our purpose for existence and we will promote equal
housing opportunities for those protected by law.
In order to achieve
this mission, we will endeavor to assure fiscal integrity by all program
participants. We will ethically and
efficiently manage the assets and limited fiscal resources available to us in a
prudent manner consistent with the objectives, goals, and policies of the Public
Housing Program. We will, to the
best of our ability, seek problem-solving partnerships between agency staff,
residents and local community and government leadership and further we will act
as an advocate for reform as condition may require.
This mission statement and some local findings throughout
this section are from the Housing Authority of the City of
The
Housing Authority for the City of Park Falls has a Tenant Assistance Program to
support elderly and disabled citizens with housekeeping, “transportation,
shopping, a toenail clinic and a blood pressure clinic monthly.” One hired matron provides additional
physical and domestic assistance for the elderly. The Housing Authority’s goal is to allow
others to live independently for as long as possible; however, resource and
financial cutbacks from the state, county and HUD funding are jeopardizing the
ongoing efforts of these services.
Flambeau Heights is maintained and
operated by the Housing Authority
Even with a struggling housing market, the Housing Authority
remains optimistic about providing the best services they can for
However, from these interactions the Housing Authority sees there is still a “dire need of family housing in this area,” especially ready-to-move-in homes for low-income people. This past year they have seen an “imploding real estate market and an increasing mortgage crisis,” in addition to increased living costs and sky-rocketing gas prices. People are falling into mortgage/real estate craters so funds are projected to assist with this bail out instead of providing more affordable housing. The affordable housing funds have been shrinking while the budget increases. Utilities increased and the water/sewer/refuse billings for miscellaneous sites were added to their expenses to assist homes for a total 2008 budget of $139,710.
APPEARANCE AND MAINTENANCE
The current low-income housing for elderly and families is very well maintained and attractive in appearance. This is generally due to federal funding. There are also noticeable abundances of “mill houses” built side-by-side from early paper and saw mill days. However, older housing stock is becoming virtually non-saleable because of issues such as lead, asbestos and mold. Because the Housing Authority housing is well maintained, the market demands the same of the Section 8 and Section 202 and 504 housing managed by private entities. The problem is that federal funding is decreasing in substantial amounts every year and utility expenses increase. A solution to this problem is to search for alternative funding sources, although the competition is tight, and maintain an optimistic and persistent attitude. Agencies need to apply and administer programs (such as the home loan programs) to provide assistance to people. The Park Falls Housing Authority cannot do this because they are too small of an agency.
ELDERLY/RETIREE AND SUBSIDIZED/SPECIAL-NEEDS HOUSING NEEDS
There are currently four
facilities in




Marple
Manor
Charles Hill
Villa
While there are four facilities available in
In
There are various solutions available to assist with the
housing needs that are here in
3.2 Inventory and Trends
A. Existing Housing
Stock
In 2000,
|
Figure 27: Total Housing
Units |
|
1990-2000 |
1990-2000 | |
|
Minor Civil
Division |
1990 |
2000 |
%
Change |
Net
Change |
|
City
of |
1,308 |
1,302 |
-0.46% |
-6 |
|
|
9,052 |
9,574 |
5.77% |
522 |
|
State
of |
2,055,774 |
2,321,144 |
12.91% |
265,370 |
|
Source: |
|
|
|
|
The majority of housing units in
|
Figure 28: Year Structure Built, 2000
|
|
|
| |
|
Year |
|
|
|
|
|
1990
to 2000 |
63 |
4.85% |
17.40% |
16.80% |
|
1980
to 1989 |
110 |
8.47% |
11.10% |
10.80% |
|
1970
to 1979 |
191 |
14.70% |
17.10% |
16.90% |
|
1960
to 1969 |
143 |
11.00% |
10.20% |
11.90% |
|
1950
to 1959 |
--- |
--- |
--- |
12.60% |
|
1940
to 1949 |
379 |
29.20% |
17.40% |
7.70% |
|
1939
or earlier |
413 |
31.80% |
26.80% |
23.40% |
|
Source: |
|
|
|
|
Composing about three-quarters, single-family, or 1-unit,
detached is the most common type of structure in
|
Figure 29: Type of
Structure |
|
|
| ||
|
|
City of
|
|
|
| |
|
|
1990
2000 |
1990
2000 |
2000 |
2000 | |
|
1-unit
detached |
960
954 |
73.4%
73.4% |
78.40% |
66.0% | |
|
1-unit
attached |
8
34 |
0.6%
2.6% |
0.85% |
3.4% | |
|
2 to 4
units |
125
139 |
9.6%
10.7% |
3.69% |
12.1% | |
|
5 to 9
units |
43
32 |
3.3%
2.5% |
0.96% |
4.6% | |
|
10 or more
units |
100
97 |
7.6%
7.5% |
2.80% |
9.5% | |
|
Mobile home, trailer,
other |
72
43 |
5.5%
3.3% |
13.32% |
4.5% | |
|
Source: |
|
|
|
| |
The
number of building permits for new homes has decreased over the past ten
years. The greatest number of
permits was three in 1997 but none in 2001, 2002, and 2005 through 2007. The average cost of a new home has
decreased overall from 1997 to 2004.
Figure 30 shows the building permit activity from 1997 to 2007 in
Figure 32 illustrates the count of home sales per quarter and
how the median price for homes has fluctuated over the past several years. ![]()
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|
Figure 30: Building Permit
Activity |
|
|
|
|
|
| |||||
|
Name |
1997 |
1998 |
1999 |
2000 |
2001 |
2002 |
2003 |
2004 |
2005 |
2006 |
2007 |
|
New
Homes |
3 |
2 |
1 |
2 |
0 |
0 |
2 |
1 |
0 |
0 |
0 |
|
Average Cost
($) |
115,000 |
107,900 |
70,000 |
90,000 |
N/A |
N/A |
82,500 |
90,000 |
N/A |
N/A |
N/A
|
|
Single Family
Unit |
2 |
3 |
0 |
2 |
0 |
0 |
2 |
1 |
0 |
0 |
0 |
|
Mobile
Homes |
N/A |
N/A |
N/A |
N/A |
N/A |
N/A |
N/A |
N/A |
N/A |
N/A |
N/A
|
|
Duplexes |
0 |
0 |
0 |
0 |
0 |
0 |
0 |
0 |
0 |
1 |
0 |
|
Multi-Family
Units |
0 |
0 |
0 |
0 |
0 |
0 |
0 |
0 |
0 |
4 |
0 |
|
Source: |
|
|
|
|
|
|
|
| |||
|
Figure 32: Home Heating
Fuel |
| |
|
Heating
Fuel |
Number |
Percentage |
|
Utility
gas |
935 |
78.6% |
|
Bottled, tank, or LP
gas |
24 |
2.0% |
|
Electricity |
79 |
6.6% |
|
Fuel oil, kerosene, etc.
|
90 |
7.6% |
|
Solar
Energy |
0 |
0.0% |
|
Other
fuel |
14 |
1.2% |
|
No fuel
used |
0 |
0.0% |
Of all 1,189 occupied housing units, 935 are identified as using utility gas as the primary source of heat. The second major fuel source is fuel oil and kerosene with a decrease of 71 percent.
Source:
Figure 31

Source:
City-Data.com
B. Value
Characteristics
Median values of single-family houses and duplexes in
|
Figure 33: Median Value for Specified
Owner-Occupied Housing Units |
| |||
|
Minor Civil
Division |
1990 |
2000 |
1990-2000 %
Change |
1990-2000 Net
Change |
|
City
of |
$41,300 |
$61,300
|
48.4% |
$20,000 |
|
|
$41,200 |
$70,100
|
70.1% |
$28,900 |
|
State
of |
$62,100
|
$112,200
|
80.7% |
$50,100
|
|
Source: |
|
|
|
|
According to the United States Department of Housing and Urban Development (HUD), the suggested cost of house-related expenses is 30 percent or less of one’s income. Using the percentages HUD has formed four income categories:
· Extremely Low Income (0% to 30%)
· Very Low Income (30% to 50%)
· Low Income (50% to 80%)
· Low-Moderate Income (80% to 100%)

Figure
34
Source:
Median value of rent for
In Park Falls 135 of 773 people reported paying 30 percent or
higher of their income on housing.
This is 17.5 percent of the people living in
Source:
To further illustrate the costs of renting a bedroom in
2008 Fair Market Rent (FMR) Work Hours/Week at Mean Renter Wage Needed to Afford FMR
|
Zero-Bedroom |
$379 |
|
One-Bedroom |
$442 |
|
Two-Bedroom |
$555 |
|
Three-Bedroom |
$710 |
|
Four-Bedroom |
$737 |
|
Zero-Bedroom |
35 |
|
One-Bedroom |
41 |
|
Two-Bedroom |
52 |
|
Three-Bedroom |
66 |
|
Four-Bedroom |
68 |
The data is from the National Low Income Housing Coalition (NLIHC). To afford a one-bedroom facility at FMR, a renter earning the mean renter wage would have to work overtime. A rent of $191 is affordable to a renter with SSI (a monthly disability income for those who meet certain criteria) monthly payment of $637 in 2008.
C. Occupancy
Characteristics
For
|
Figure 36: Owner Occupied
Units |
|
|
| |
|
Minor Civil
Division |
1990 |
2000 |
1990-2000 %
Change |
1990-2000 Net
Change |
|
City
of |
825 |
828 |
0.4% |
3 |
|
|
4,822 |
5,300 |
9.9% |
478 |
|
State
of |
1,215,350 |
1,426,361 |
17.4% |
211,011 |
|
Source: |
|
|
|
|
Of the three divisions, the number of seasonal units in 2000
was greatest in
|
Figure 37: Seasonal
Units |
|
Minor Civil
Division |
2000 |
|
City
of |
31(2.4%) |
|
|
2,519
(26.3%) |
|
State
of |
142,313
(6.1%) |
|
Source: |
|
D. Demand
Characteristics
From 1990 to 2000 there was a 14.6 percent increase in the
median age of Park Falls residents while Price County had a 13.3 percent
increase and Wisconsin a 9.40 percent increase.
|
Figure 38: Median
Age |
|
|
|
|
|
Minor Civil
Division |
1990 |
2000 |
1990-2000 %
Change |
1990-2000 Net
Change |
|
City of |
36.9 |
42.3 |
14.6% |
5.4 |
|
|
36.8 |
41.7 |
13.3% |
4.9 |
|
State of |
32.9 |
36.0 |
9.40% |
3.1 |
|
Source: |
|
|
|
|
Households are getting smaller and therefore, more housing
units are needed to accommodate the population.
|
Figure 39: Average Household
Size |
|
| |
|
Minor Civil
Division |
1990 |
2000 |
Net
Change |
|
City
of |
2.38 |
2.24 |
-0.14 |
|
|
2.51 |
2.37 |
-0.14 |
|
State
of |
2.61 |
2.5 |
-0.11 |
|
Source: |
|
|
|
E.
Projections
In 2000, the population of
|
Figure 40: Population
Projections |
|
|
|
| |
|
Minor Civil
Division |
2005 |
2010 |
2015 |
2020 |
2025 |
|
City
of |
2,647 |
2,512 |
2,370 |
2,224 |
2,059 |
|
|
15,797 |
15,831 |
15,791 |
15,728 |
15,464 |
|
State
of |
5,563,896 |
5,751,470 |
5,931,386 |
6,110,878 |
6,274,867 |
Source: WI Dept of
Administration
Figure 41 illustrates the projected number of households by
age of householder in
|
Figure 41:
Number of Households by Age of | |||||||
|
Age of |
Census |
Projected | |||||
|
Householder |
2000 |
2005 |
2010 |
2015 |
2020 |
2025 |
2030 |
|
Age 15 to 24 years |
224 |
260 |
244 |
199 |
161 |
152 |
154 |
|
Age 25 to 34 years |
780 |
658 |
735 |
862 |
810 |
663 |
529 |
|
Age 35 to 44 years |
1,330 |
1,182 |
973 |
814 |
891 |
1,032 |
966 |
|
Age 45 to 54 years |
1,309 |
1,502 |
1,533 |
1,361 |
1,116 |
927 |
1,007 |
|
Age 55 to 64 years |
972 |
1,174 |
1,501 |
1,715 |
1,739 |
1,542 |
1,271 |
|
Age 65 to 74 years |
927 |
922 |
995 |
1,214 |
1,534 |
1,735 |
1,750 |
|
Age 75 to 84 years |
741 |
736 |
689 |
686 |
739 |
910 |
1,148 |
|
Age 85 years and over |
281 |
276 |
287 |
286 |
277 |
283 |
307 |
|
Total Households |
6,564 |
6,710 |
6,957 |
7,137 |
7,267 |
7,244 |
7,132 |
Source: Wisconsin Department of
Administration
F. Housing
Programs

The Wisconsin Housing and Economic Development Authority
(WHEDA) is a state organization that has provided grant and loan funding to
Ø The Housing Grant Program assists in the improvement of special needs population: homeless, runaways, alcohol or drug dependent, domestic abuse victims, developmentally disabled, low-income or frail elderly, chronically mentally ill, physically impaired or disabled, affected with HIV, and people without access to tradition or permanent housing. As of date 43% of all applicants have received funding.
Ø Home loans, home loans for veterans, and major rehabilitation loans are available at fixed interest rates, up to a 30-year term, fast turnaround time for loan approval, and low down payments. There is also a focus on first-time home buyers purchasing homes in certain areas of the state.
For more information call 1-800-334-6873 or email info@wheda.com.
There are a number of other programs available to assist residents with affording their housing needs. Two federal departments are USDA-RD and HUD. Below is a partial list of available programs for localities through USDA-RD:
Programs available through the Department of Housing and Urban Development (HUD):
Numerous other programs are available through HUD. For more information and a complete list, visit their website at www.hud.gov or call (202)708-1112.
A few programs available through the Wisconsin Department of Commerce:
3.3 Goals and Strategies
GOAL:
OFFER VARIED
Strategy: Be informed about the current housing needs of the community
Activity:
·
Interact with the Housing Authority of the City
of
· Respond to public opinion
Strategy: Encourage new housing development, especially affordable housing, and rehabilitation of existing structures
Activity:
·
· Utilize available federal, state and local funding
· Enforce ordinances concerned with welfare of citizens and property maintenance
·
Work with
·
Promote
3.4
Bibliography
“Discussion, Tables, Maps.” Out of Reach 2007-2008. 2008. National Low Income Housing Coalition. 7 July 2008. <http://www.nlihc.org/oor/oor2008/?CFID
=33027350&CFTOKEN=23970670>.
Homes and Communities. 27 June 2008. United States Department of Housing and Urban Development. 27 June 2008. < http://www.hud.gov/>.
“Housing Trust Funds.” Resources. 8 May 2008. Policy Link. 9 July 2008.
< http://www.policylink.org/EDTK/HTF/Why.html>.
“
<http://www.city-data.com/city/Park-Falls-Wisconsin.html>.
Pelletiere, Danilo.
“A State Level Anaylsis.”
American Community Survey Estimate
Shows Larger National, State Affordable Rental Housing Shortages. 10 August
2007. National Low Income Housing Coalition. 7 July 2008. <http://www.nlihc.org/doc/RN07-01.pdf>.
“The Division of Housing and Community Development Housing/Homeless Overview.”
DHCD Housing Programs. 8 Feb 2007. Wisconsin Department of Commerce. 8
July 2008. < http://commerce.wi.gov/CDdocs/BOH-Fact-Sheets/cd-boh-programs.pdf>.
WHEDA.
2008.
2008. <http://www.wheda.com/programs/grants/about.asp>.
2005-2009 Consolidated Plan Summary. 2005. State of
Commerce. 7 July 2008. <http://commerce.wi.gov/CDdocs/cd-consolidated-summary.pdf>.