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The Housing Challenge

(Created: Tuesday, May 29, 2007 10:40 AM EDT)

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With the debate over transportation funding taking a post-assembly session/pre-election breather, Loudoun's business leaders are right in putting the focus on another key challenge to the continued growth of Loudoun's economy: affordable housing.

In reality, both concerns are inextricably linked. The housing prices are driving more workers to live farther from their job sites resulting in increased congestion and increased demands for billions of dollars worth of new lane miles and other road network upgrades. Businesses looking to locate in Loudoun are going to weigh their assessment of daily road conditions and employee housing options against the county's high quality of life, highly skilled workforce and other offerings not easily found in other markets.

There are great reasons to do business in Loudoun County.

The challenge for those who wish to keep it that way is to work constantly to ensure that list of positive attributes grows while problems are aggressively addressed as they are identified. A good economic environment doesn't happen without hard work, thoughtful planning and long-term vision.

The long-term vision part always is the hardest to achieve. Today's housing-cost crunch is not going to be solved with quick-fix deregulation initiatives or a move to approve as many rezoning proposals as developers can muster. Any homebuilder or real estate agent can attest that the current problem isn't caused by a shortage of housing; there is an ample supply of units both available on the market and approved for development when demand again arises.

What the market has not provided is the range of unit types needed to supply a fast growing workforce. Not every employee can buy the $750,000 executive home. Actually, very few can, but that seems to be what we have the most of these days.

The place to start is with a thorough market study and future needs assessment. From there, county leaders can develop the policies and incentives that will provide the market environment in which the private sector-in the natural course of business-will provide the housing choices workers of the future will need.

In that context, it is somewhat ironic that the current board of supervisors is preparing to limit its future development options by removing from the county General Plan policies that allow for some level of redevelopment in established communities. In the years and decades ahead, it is likely that some areas will be well suited for renewed investment and the development of a different mix of uses. The Crescent District initiative in Leesburg is one such example, but there are other zones elsewhere in Loudoun-from Sterling to Purcellville-that might provide similar opportunities ... someday.

Boards of supervisors have been wrestling with ways to provide an adequate supply of affordable housing for nearly 20 years. It is a complex issue that holds serious long-term consequences if the government's policies fail. Redevelopment is a tool used successfully in other jurisdictions and it's not one Loudoun's policy makers should exclude as they study their long-term options.



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The following are comments from the readers. In no way do they represent the view of Leesburg Today.
Total Comments: 5 comment(s)

alby wrote on Jun 3, 2007 10:46 PM:

" Even if the government attempted to provide affordable housing, it would be a drop in the bucket. And whatever program the government created, how long would it last? Because if whatever house they setup/create becomes affordable, not only would everybody already in Loudoun get in, but thousands from surrounding communities would pile in on the deal until the counties budget was maxed out. Then all those who missed the boat would repeat the same song and dance all over again about how there is no affordable housing in Loudoun. Honestly, the real solution is to vote with your wallet. If something is unaffordable, you relocate until it is affordable. If commuting then becomes an issue, its time to consider if life in this region is worth the cost? Or if moving else where in America is a better answer. Or at least until what you want becomes affordable. I want a 4-bedroom home in Maui, Hawaii., but the cheapest property I found was a 1,068 sq ft $500k shack (Double the average price per square foot in Loudoun).. To me, that is unaffordable and not worth the money. As such, I live in Loudoun Co, VA with dreams of maybe moving to Maui. I would suggest others count their pennies and decided if living in Loudoun Co, VA is worth the expense? Of if relocating elsewhere that is affordable might be a better option. Nobody is forced to live here. If this is their choice, then they must also accept the high cost of living. "

charleyp1 wrote on Jun 1, 2007 10:15 AM:

" alby, I agree with you that this a market issue and that builders will build what is desired. If I drive through any given community in the Leesburg area that has townhouses and smaller single-family homes (Exeter is a good example), there are more than a few for sale. Yes, housing prices are high, but I don't see how the builders are responsible for that. If anything, complain to the County leadership. But, this is how capitalism works. As supply falls and demand increases, prices increase. Another axiom is that when supply increases and demand decreases, prices drop, which is what we are seeing right now. "

livinginwonderland wrote on May 31, 2007 12:42 PM:

" My wife and I choose to rent because we don't want to pay the price of a new house in Loudoun County. I don't want a used house because for a few thousand dollors more you can almost buy new and I don't want to put money into fixing someone else's problem which could add up; it happen to a friend of mine. If you have the talent go for it but it's not my vocation. Also I won't raise my child in some of the neighorhoods I found "affordable housing" at. Some move out of Loudoun County to find affordable housing but why when it now almost cost the same else where. Why is it so difficult for builders to built affordable housing; that is what most new home buyers want to know; not it's our fault for not being able to afford a home; we can but my family doesn't want a mansion, just a simple home. I don't like the traffic here but nothing is being done about it, why? Why are there so many roads leading to nowhere and not being connected or finished? How much longer before Loudoun is over developed or Loudoun cannot keep up with need services? "

alby wrote on May 30, 2007 9:52 PM:

" Housing is a free market industry. If people are willing to pay $750k for a house, then by god, the builders and homeowners should be able to ask $750k. If the market can't support it, then those prices will decline. Just as we've seen since 2006. Prices for housing has declined, right along with property assessments. I've seen my own assessment drop 15% in one year. Those who can't afford now might be able to afford soon. But to talk about forcing affordable housing, is to talk about socialism and having the Government institute price controls. That won't solve the problem, because builders just won't build the housing if a price is forced on them that is below market price. The only solution is to take taxpayer money and subsidize housing. And that idea won't go over big at all. We could issue thousands of building permits to flood the market with more housing units to bring down the price. But then you'll have more people adding to the school system, roads, fire, police, etc... Who's going to pay that bill? The housing market is what it is... If your income can't support housing in Loudoun, you have to relocate. I'm sure people in Loudoun would love to live in Arlington and be close to work, but housing there is so expensive, that they live in Loudoun. And on goes the sprawl. Before long, the people in Berryville and Winchester will be fussing about there not being enough affordable housing. And just wait,once that metro rail arrives in Loudoun, watch prices jump. "

observer wrote on May 29, 2007 2:20 PM:

" There has to be something in between millionaire estates and stacked up apartments because all you get with the plan we have now is by right sprawl. Making the sprawl go vertical in places like Sterling Park isn't the only answer. "



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