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Posts from the "Housing" Category

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Are There Any Affordable Cities Left in America?

When you factor in both housing and transportation costs (H+T) as a percent of income, the car-dependent cities in the right column expensive. But are DC, SF, and NYC that much more affordable, even if you count the benefits of transit? Source: Citizens Budget Commission

When you factor in both housing and transportation costs (H+T) as a percent of income, the car-dependent cities in the right column are especially expensive. But are DC, SF, and NYC that much more affordable, even if you count the benefits of transit? Source: Citizens Budget Commission

Are Washington, San Francisco, and New York the most affordable American cities? A new report from the New York-based Citizen’s Budget Commission [PDF], which made the rounds at the Washington Post and CityLab, argues that if you consider the combined costs of housing and transportation, the answer is yes.

But a closer look at the data casts some doubt on that conclusion. Between the high cost of transportation in sprawling regions and the high demand for housing in compact cities with good transit, very few places in America are looking genuinely affordable these days.

The CBC report uses a better measure of affordability than housing costs alone. Transportation is the second biggest household expense for the average American family, and looking at what people spend on housing plus transportation (H+T) can upend common assumptions about which places are affordable and which are not. Regions with cheap housing but few alternatives to car commuting don’t end up scoring so well.

There are some problems with the CBC’s methodology, however. While abundant transit is absolutely essential to keeping household transportation costs down, and it provides a lifeline to low-income residents of major coastal cities, the report still tends to exaggerate overall affordability in these areas.

According to the report, for example, New York City ranks third in affordability among 22 large cities. A “typical household” in New York City, the CBC finds, spends 32 percent of its income on housing and transportation combined. Part of the reason New York comes out looking good, though, is that CBC used a regional measure of income but looked at typical rents only in the city itself. Because the region’s median income is higher than the median income in the city ($62,063 vs. $51,865, respectively, according to 2008-2012 Census data), NYC appears more affordable than it really is.

Another issue, flagged by Michael Lewyn at his CNU blog, is that by looking at average rents, which in some cities include many rent-stabilized units, the calculation doesn’t necessarily capture what someone searching for shelter is likely to pay. If you’re trying to find an apartment in New York now, getting a place for the average rent would probably be extremely difficult.

What really stands out in the CBC report isn’t that New York, San Francisco, and DC are affordable — it’s that car-dependent areas that may have cheap housing turn out to be so expensive once you factor in transportation.

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Talking Headways Podcast: A Butterfly Flaps Its Wings In the Metro

At around 800 people per square mile, places go from voting red to voting blue. Image: ##http://davetroy.com/posts/the-real-republican-adversary-population-density##Dave  Troy##

At around 800 people per square mile, places go from voting red to voting blue. Image: Dave Troy

The metro is coming to Loudon County, Virginia. Eventually.

The Silver Line expansion that opens this summer will only go as far as Reston, but by 2018 it’ll be in Loudon, one of the nation’s fastest-growing — and wealthiest — counties.

As the county’s population continues to grow — especially among communities of color – will its density hit 800 people per square mile, which is the threshold at which places magically turn from Republican to Democrat? And if it does, will it turn Virginia from purple to blue? And with such an important swing state shifting solidly to one camp, does that change the national political balance? And what is it with the number 800 anyway?

We try to figure it all out on this week’s Talking Headways. Plus, Stephen Miller, my colleague from Streetsblog New York, joins us to talk about what is — and what isn’tmoving forward as part of the city’s Vision Zero plan.

And: Detroit is tearing down more than 20 percent of its housing stock to reduce blight and still splurges on roads. Is that the way to revitalize a city? The comments section awaits you.

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And thanks to all who donated during our pledge drive! Your support keeps us going, in more ways than one.

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Talking Headways Podcast: Les Rues Are Made for Walking

Last week, Smart Growth America brought us the bad news: More than 47,000 people died while walking between 2003 and 2012. Most victims are killed on high-speed arterial roads. A disproportionate number are elderly or racial minorities.

Paris showed us a powerful solution: The city is lowering its default speed limit to 30 kilometers per hour, or about 18 mph. Speed limits are already set at that level on about a third of the city’s streets. That’s good policy, and one cities around the world should be following.

Meanwhile, the New York Times informed us that as the housing market recovers, the vast majority of new construction is made up of multi-family housing — a major shift from the over-production of single-family homes that lasted for decades.

In this episode, Jeff and I process all of that and more. Find holes in our analysis in the comments. And don’t miss an episode: Subscribe on iTunes or Stitcher or by signing up for our RSS feed.

And lastly, our spring pledge drive ends on Sunday and we haven’t yet hit our goal of reaching 400 donors. Donate today! Your support makes this podcast happen!

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Our Cities Can’t Afford So Many Rooftop Spas

Rooftop pool with a view of the Washington Monument? All this could be yours if you have insane amounts of disposable income. And I do mean "disposable." Photo: ##http://www.rentalsgonewild.com/propertydetail/183/i-street-nw-washington-dc-20037##Rentals Gone Wild##

Rooftop pool with a view of the Washington Monument? All this could be yours if you have insane amounts of disposable income. And I do mean “disposable.” Photo: Rentals Gone Wild

First, let me be clear: Tomorrow is April Fools, not today. This is real.

There are luxury apartment buildings in Washington, DC, trying to lure renters with communal puppies.

That sounds like the makings of a tiny tombstone engraved with “Tragedy of the Commons,” if you ask me. Who’s going to take responsibility for a dog that lives in the hallway?

In any case, the shared dog is just one of many tricks and teases DC developers are using to entice renters, according to Jonathan O’Connell of the Washington Post.

“When the boom started a few years ago, a nicely finished kitchen or a landscaped courtyard made a project stand out,” O’Connell writes. “Now those are considered baseline essentials if a building is going to compete.”

The new must-have amenities include rooftop pools, pet salons, soundproof music “practice jam-rooms,” 24-hour resident concierge services, dry-cleaning valet, a calendar full of activities for residents, customized cupcakes and a signature cocktail at a nearby bar. Oh yes, and “a six-month-old miniature English bulldog named Emmy will take up residence in the sleek new lobby of 2M, one of dozens of apartment buildings being completed in the region this year.”

This is in a city where the average rent for a two-bedroom is over $2,000.

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Talking Headways Podcast: Knight Rider Rides Again

It was a dark and stormy day in San Francisco and Jeff Wood stayed dry in Woonerf studios, recording the Talking Headways podcast with co-host Tanya Snyder, who was bitter that days after the spring equinox, Washington, DC, was getting hit with another snowstorm.

But more importantly — what does the future hold after a tumultuous news cycle for New York’s Citi Bike? What can Chicago (and, oh, every other American city) do to create more affordable housing in the neighborhoods everyone wants to live in? And is the self-driving car seriously going to become a reality by the end of this decade? And is that a good thing or a bad thing?

Jeff and Tanya take on all that and more. Or really, pretty much just that.

Enjoy our sweet 16th episode of the Talking Headways podcast, subscribe on iTunes, follow the RSS feed, and talk at us in the comments.

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HUD and U.S. DOT Embrace Housing + Transportation Metric for Affordability

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Looking only at housing costs (top map), much more far-flung parts of the Philadelphia region look affordable (the yellow areas) than if you look at housing and transportation costs together (bottom map). Maps: CNT

A few years ago, the Center for Neighborhood Technology gave a wonderful gift to urbanists and planners: the Housing + Transportation Index. This simple calculation clarified and popularized a key concept: that transportation costs must be taken into account in any measurement of “affordability.”

Without that, potential homebuyers and renters make the mistake of “saving” money by buying a home far outside the city, only to see those savings vanish when they end up driving multiple cars hundreds of miles per week, racking up fuel and maintenance expenses. The H+T index is a simple tool for making better decisions — for families, for planners, and for the federal government.

Today, U.S. DOT and HUD announced that they’re launching a new version of H+T. They’re calling it the Location Affordability Index, and CNT helped develop it. LAI differs from H+T in some key ways (here’s an infographic detailing those differences) but at its root, it gets at the same important question: Where is the best place to live without breaking the bank?

CNT answers that question by showing the huge variations between two maps: one that shows places where the median household pays 30 percent or more of their income on housing, and one that shows places where those households pay 45 percent or more of their income on housing and transportation combined.

The maps show how intimately linked transportation and housing are when determining cost of living, as HUD Secretary Shaun Donovan told reporters today. “For any housing community to succeed, its residents need to be able to get to work, its young people need to be able to get to school, and its families need to be able to access critical resources and services they need,” Donovan said.

philly_ht

Areas farther from the city center no longer appear affordable when transportation costs are factored in.

Donovan noted that for most families, transportation is their second-highest monthly expense, after housing, but said transportation costs aren’t always so easily tabulated. You don’t get one transportation bill in the mail, the way you get your mortgage or rent bill. Transportation costs are paid in dribs and drabs — a tank of gas here, a bus fare there, a parking ticket, a taxi ride, an oil change. The LAI index helps quantify how those costs add up, and see if the transportation requirements of a particular geographic area render it unaffordable.

“It can sometimes be tricky to weigh the pros and cons of all of these options,” said Transportation Secretary Anthony Foxx. “Does it make more sense to live in a community where you have to drive to work every day? Or might it be a better bargain to live where you can walk, bike or ride public transportation? That’s where the Location Affordability Portal comes in.”

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