Seward County, Nebraska - Seward County Economic Development

Transcription

Seward County, Nebraska
County-Wide Housing Study with
Strategies for Affordable Housing
2018.
Nebraska Investment Finance Authority –
Housing Study Grant Program.
SEPTEMBER, 2013
PARTICIPANTS.
SEWARD COUNTY, NEBRASKA
COUNTY-WIDE HOUSING STUDY WITH STRATEGIES
FOR AFFORDABLE HOUSING
2018.
Mayor, City of Seward
Joshua Eickmeier
Seward City Administrator
Brett Baker
Seward County Economic Development Corporation
Jonathan Jank, Executive Director
Seward County Housing Corporation
John Blomenberg
HOUSING STEERING COMMITTEE MEMBERS.
Jeffrey Baker (Milford)
Parker Miller (Seward)
Jim Swanson (Utica)
Kerwin Roth (Seward)
Aaron Nelson (Milford)
Stacy Hartgerink (Milford)
Shelly Nitz (Seward)
Greg Majerus (Seward)
Lynn Hoops (Utica)
Al Underwood (Seward)
Ann Underwood (Seward)
Mary Koci (Seward County)
Darrell Miller (Seward County)
Southeast Nebraska Development District
Dave Taladay, Executive Director
The County-Wide Housing Study was funded by the Nebraska Investment
Finance Authority Housing Study Grant Program, with matching funds from
the Seward County Economic Development Corporation (SCEDC), the
Seward County Housing Corporation and the City of Seward.
The County-Wide Housing Study was completed with the guidance and direction
of the SCEDC.
Consultant:
COMPREHENSIVE PLANS & ZONING * HOUSING STUDIES *
DOWNTOWN, NEIGHBORHOOD & REDEVELOPMENT PLANNING *
CONSULTANTS FOR AFFORDABLE HOUSING DEVELOPMENTS*
-----------*Lincoln, Nebraska* 402.464.5383 *
-----------*Becky Hanna, Tim Keelan, Lonnie Dickson, AICP, Keith Carl*
County-Wide Housing Study with Strategies for Affordable Housing – 2018
TABLE OF CONTENTS.
TABLE OF CONTENTS.
Page
Table of Contents………………………………………………………………………….
List of Tables…………………………………………………………………………........
i
iii
SECTION 1 – OVERVIEW OF RESEARCH ACTIVITIES &
EXPECTED OUTCOMES.
Introduction/Research Approach………………………………………………………
Purpose of Study…………... ……………………………………………………………
Summary………………………………………………………………………………….
Seward County-Wide Housing Steering Committee………………………………..
1.1
1.2
1.3
1.4
SECTION 2 – COMPREHENSIVE CITIZEN PARTICIPATION PROGRAM.
Introduction..……………………………………………………………………………..
Housing Needs & Wants Survey..…………………………………………………….
Workforce Housing Needs Survey…………………………………………………….
Continuum of Care for Elderly Persons Household Survey……………………….
Housing “Listening Sessions”………………………………………….......................
Housing Goals & Action Steps…….…………………………………………………..
2.1
2.1
2.3
2.4
2.5
2.6
SECTION 3 – SEWARD COUNTY/COMMUNITY PROFILE.
Introduction………………………………………………………………………………
Housing Market Area…………………………………………………………………..
Population Profile…………………………………………………………………........
Income Profile……………………………………………………………………………
Economic Profile…………………………………………………………………………
Housing Profile…………………………………………………………………………..
Housing Demand Situation……………………………………………………………
3.1
3.1
3.2
3.3
3.4
3.5
3.10
SECTION 4 – HOUSING DEMAND/NEEDS ANALYSIS.
Introduction……………………………………………………………………………….
Housing Demand Potential …………………………………………………………….
Housing Target Demand……………………………………………...........................
Housing Demand By Income Sector……………………………………....................
Housing Expectations for Specific Population Groups &
Price Products – Seward County, Nebraska………………………………………
Price Products – Seward, Nebraska………………………………………………..
Price Products – Milford, Nebraska………………………………………………..
Price Products – Utica, Nebraska…………………………………………………..
Housing Rehabilitation & Demolition Demand……………………………………...
Housing Development & Rehabilitation Areas –
Seward & Milford, Nebraska………………………………………………………...
Downtown Housing Development Initiative – Seward & Milford………………...
County-Wide Housing Study with Strategies for Affordable Housing - 2018
4.1
4.1
4.4
4.6
4.8
4.10
4.12
4.14
4.16
4.17
4.21
i
TABLE OF CONTENTS.
TABLE OF CONTENTS (Continued).
Page
SECTION 5 –AFFORDABLE HOUSING CONCEPTS &
FINANCING/PARTNERSHIPS.
Introduction……………………………………………………………………………….
Site Analysis Process…………………………………………………………………….
Affordable Housing Development Options &
Residential Land Needs……………………………………………………………...
Housing Land Use Projections…………………………………………………………
Implementing Housing Development in Seward County………………………….
Housing Financial Resources…………………………………………………………..
5.5
5.13
5.14
SECTION 6 –SEWARD COUNTY FIVE-YEAR HOUSING ACTION PLAN.
Introduction……………………………………………………………………………….
Housing Projects………………………………………………………………………….
6.1
6.1
5.1
5.1
5.4
APPENDIX I – SEWARD COUNTY SURVEY RESULTS.
APPENDIX II – SEWARD COUNTY TABLE PROFILE.
ii
TABLE OF CONTENTS.
LIST OF TABLES.
Table
3.1
3.2A
3.2B
4.1
4.2
4.3
4.4A
4.4B
4.5A
4.5B
Page
Survey of Rental Properties
Seward County / Seward, Nebraska
2002-2012……………………………………………………………………………
3.7
Vacancy Rates By Unit Type
2012…………………………………………………………………………………..
3.8
Vacancy Rates By Unit Type
Seward, Nebraska
2012…………………………………………………………………………………..
3.8
Estimated Housing Target Demand
Seward County & Communities, Nebraska
2018………………………………………………………………………………….
4.5
Household Area Median Income (AMI)
2013………………………………………………………………………………….
4.6
Estimated Year-Round Housing Demand By Income Sector
2018………………………………………………………………………………….
4.7
Housing Expectations – Specific Population Groups
2018………………………………………………………………………………….
4.8
Proposed Housing Types By Price Product
2018………………………………………………………………………………….
4.9
Seward, Nebraska
2018………………………………………………………………………………….
4.10
Seward, Nebraska
2018………………………………………………………………………………….
4.11
iii
TABLE OF CONTENTS.
LIST OF TABLES (Continued).
Table
4.6A
4.6B
4.7A
4.7B
4.8
5.1
5.1
5.1
Page
Milford, Nebraska
2018………………………………………………………………………………….
4.12
Milford, Nebraska
2018………………………………………………………………………………….
4.13
Utica, Nebraska
2018………………………………………………………………………………….
4.14
Utica, Nebraska
2018………………………………………………………………………………….
4.15
Estimated Target Housing Rehabilitation/Demolition Demand
Seward County Communities, Nebraska
2018………………………………………………………………………………
4.16
Housing Land Use Projections/Per Housing Type/Age Sector
Seward, Nebraska
2018…………………………………………………………………………………
5.5
Milford, Nebraska
2018…………………………………………………………………………………
5.6
Utica, Nebraska
2018…………………………………………………………………………………
5.7
iv
SECTION 1
Overview of Research Activities &
Expected Outcomes.
SECTION 1
OVERVIEW OF RESEARCH ACTIVITIES & EXPECTED OUTCOMES.
OVERVIEW OF RESEARCH ACTIVITIES
&
EXPECTED OUTCOMES.
O INTRODUCTION. O
This County-Wide Housing Study provides statistical and narrative data identifying a
housing profile and demand analysis for Seward County, Nebraska, including each
Community and Rural Seward County, identified as the Balance of County. The Study
describes the past, present and projected demographics, economic and housing conditions
in the County, as well as a “Housing Action Plan,” identifying recommended future
housing projects.
The County-Wide Housing Study was conducted for the Seward County Economic
Development Corporation (SCEDC), by Hanna:Keelan Associates, P.C., a Nebraska
based community planning and research consulting firm. SCEDC and the citizens of
the County all provided invaluable information. Funding for the Community
Housing Study was provided by a Housing Study Grant from the NEBRASKA
INVESTMENT FINANCE AUTHORITY, with matching funds from the Seward
County Housing Corporation and the City of Seward, Nebraska.
O RESEARCH APPROACH. O
The Seward County-Wide Housing Study is comprised of information obtained from
both public and private sources. All 2000 and 2010 demographic, economic and housing
data for the County and each Community were derived from the U.S. Census and the
2007-2011 American Community Survey. The projection of demographic, economic and
housing data was completed by the Consultant, with the use of these and secondary data
sources.
To facilitate effective planning and implementation activities, housing demand
projections were developed for a five year period. The implementation period
for this Housing Study will be September, 2013 to September, 2018.
Seward County Nebraska
1.1
SECTION 1
O PURPOSE OF STUDY. O
“The purpose of this Housing Study is to establish a ‘housing vision’ and provide a
‘vehicle to implement’ housing development programs with appropriate public
and private funding sources for Seward County. This will insure that proper
guidance is observed in the development of various affordable housing types for
persons and families of all income sectors.”
The objectives of this Housing Study are six-fold: (1) analyze the recent past and
present housing situation in Seward County, with emphasis on determining the need
for workforce, elderly and both rental and owner housing options; (2) provide a process
for educating and energizing the leadership of Seward County and each
Community to take an active role in improving and creating modern and safe, both
market rate and affordable housing options; (3) identify the future target housing
needs for the County and each Community; (4) design program-specific housing
projects to address homeownership, a continuum of housing care for older adults
and persons with special needs and all housing types necessary to both retain and
expand job opportunities in Seward County; (5) establish a Downtown Housing
Development Initiative for the Communities of Seward and Milford; and (6) address and
eliminate any impediments and/or barriers to fair housing opportunities for all
citizens of the County and each Community.
This Housing Study included quantitative and qualitative research activities. The
Qualitative activities included a comprehensive Community citizen participation
program consisting of Surveys, Housing “Listening Sessions” with key Community and
County-Wide organizations, and meetings with an organized “Housing Steering
Committee,” comprised of citizens from Seward County Communities and local business
and government leadership, with the intent to understand the issues and needs of Seward
County. Quantitative research activities included the gathering of multiple sets of
statistical and field data for the County and each Community. The collection and analysis
of this data allowed for the projection of the County population and household base,
income capacity and housing profile and demand.
1.2
SECTION 1
O SUMMARY. O
Future population and household growth in Seward County will be driven by new and
expanded housing and economic development and public service activities. The most critical
housing issues in Seward County are to promote the development of housing for the
local workforce and young professionals, affordable to all salary income levels and
at a pace that will equal the demand of a rapidly growing region. Other priority
housing needs in the County include providing housing opportunities for the elderly, first time
homebuyers and middle-income persons and families. This can be accomplished through
constructing new housing units of various types and styles, having three+-bedrooms.
Seward County will reach an estimated population of (at least) 17,164 by 2018. This
represents an increase of 224 persons, or 1.3 percent, from the current (2013) estimated
population of 16,940.
To meet the needs of current and future residents, the County should strive to develop up to
534 new housing units, by 2018. A total of 384 owner and 150 rental housing units should
be built to accommodate the housing needs of low- to moderate-income families, the elderly
and special population households, especially the housing needs of the local workforce. New
housing types should include single family homes, duplex/triplex units, town homes, and
general rental apartments.
A majority of newly-constructed housing units will be located in the Cities of
Seward and Milford, along with the Balance of County or selected rural areas of
Seward County. An estimated 298 housing units, consisting of 202 owner and 96
rental units, are projected for the City of Seward. An estimated 60 housing units, 28
owner and 32 rental, are projected for Milford.
A total of 118 owner units are
projected for the Balance of County. The Villages in Seward County should focus on
housing purchase-rehab-resale or re-rent activities to meet their respective housing
target demand.
In Seward, an estimated 102 acres of land will be required to meet the projected
housing demand for the Community, while an estimated 20 acres are needed in
Milford.
A demand for new and/or rehabilitated housing units exists in the Downtowns of
Seward and Milford. A total of 44 units, consisting of 12 owner and 32 rental
housing units, should be created in Downtown Seward, by 2018, representing
approximately 15 percent of the target housing demand for the City. In Milford,
approximately six to 10 units, all rental, should be created in the Downtown by 2018.
This Housing Study includes the discussion of a Seward Downtown Housing &
Redevelopment Initiative. The initiative addresses the target housing opportunities in
Downtown Seward and the related business expansion needs to compliment a comprehensive
Downtown housing development program.
1.3
SECTION 1
O SEWARD COUNTY-WIDE HOUSING STEERING COMMITTEE. O
The Seward County-Wide Housing Study process included the formation of a Housing
Steering Committee, consisting of elected officials, business owners and the local
citizenry representing Communities. The creation of this Committee for the Housing
Study provided the Consultant with a foundation of housing goals and action steps that
were of high interest to the County. The following issues, identified by Committee
members and highlighted in this Housing Study, will need to be addressed during the
next five years:
 Vacant housing lots in Seward County Communities are considered to be expensive.
In many instances, the price of vacant lots is comparable to those in the City of
Lincoln.
 Land costs inflate the cost of new housing construction.
 The City of Seward lacks rental housing of all price products, including upperincome rental housing. There is a market for rental single family houses in the
$1,200 per month range.
 Housing development is Economic Development. The Communities of Seward
County should strive to increase their property tax base by investing in new
housing.
 Utica is in need of rental apartments for the elderly.
 Downtown buildings that have two or more floors are expensive to maintain. Many
buildings have commercial tenants on the first floor, but upper levels are either
used for storage or are vacant and deteriorating. Upper level housing should be
considered by commercial building owners.
 Single family housing rehabilitation can be expensive for homeowners. Even
minimal improvements to the exterior can exceed property owners cost expectations.
Houses needing extensive rehabilitation may not be cost effective to rehabilitate,
even to the point where demolition and replacement should be considered.
 Improvements to existing houses also can inflate property taxes. One participant
stated that taxes on a house that was rehabilitated increased from $1,200 per year
to $4,500.
 Realtors stated that the average length of time that houses for sale stay on the
market is approximately 66 days. This indicates that there are not enough houses
on the market. A standard “sellers market” is 180 days.
1.4
SECTION 1
 The cost of a vacant lot for new housing construction is typically $40,000.
 There are too many regulatory issues that result in cost problems when developing
housing.
 Milford needs building codes and occupancy permits to address substandard and
dilapidated housing in the Community.
 Milford currently has just one vacant lot for sale.
establish new subdivisions.
The Community needs to
 Communities need to initiate the use of Tax Increment Financing to assist in
funding housing projects.
1.5
SECTION 2
Comprehensive Citizen
Participation Program.
SECTION 2
COMPREHENSIVE CITIZEN PARTICIPATION PROGRAM.
COMPREHENSIVE CITIZEN
PARTICIPATION PROGRAM.
O INTRODUCTION. O
The Seward County, Nebraska County-Wide Housing Study included both
qualitative and quantitative research activities. Discussed in this Section is the
comprehensive citizen participation program that was implemented to gather
the opinions of the Seward County citizenry regarding housing issues and needs.
Planning for the County and each Community’s future is most effective
when it includes opinions from as many citizens as possible. The methods
used to gather information from the citizens of Seward County and each
Community included Housing Steering Committee meetings, housing
“listening sessions” with local Community organizations and three important
Surveys; a “Housing Needs & Wants Survey,” a “Workforce Housing Needs
Survey” and a “Continuum of Care for Elderly Persons Household Survey”.
A Community Survey for Milford was implemented by City officials to determine
needed Community facility improvements and future economic development
activities. The implementation of this Survey continues to be a project in progress.
O HOUSING NEEDS & WANTS SURVEY. O
The “Housing Needs & Wants Survey” was made available to households in
Seward County Communities and at local events, including the Seward County
Fair, Seward Health Fair and the Seward County Spring Show. A total of 191
Surveys were completed, including 45 from the City of Seward, 16 from Rural
Seward County, 15 from the Community of Milford, five from Bee, three each from
the Villages of Cordova, Goehner and Staplehurst, two from Beaver Crossing and
one from the Village of Garland. A total of 90 surveys were completed by the
Village of Utica citizenry as an activity of the Utica Community Housing Study,
completed in 2011. An additional eight Survey participants were from areas outside
of Seward County, or did not identify their place of residence.
Survey participants were asked to give their opinion about specific housing types
greatly needed throughout the County and in each Community. In addition, a
component of the Survey allowed participants to offer individual comments
regarding housing needs. The following summarizes the results of the Survey.
The complete results of the Survey are available in Appendix I.
2.1
SECTION 2
SEWARD COUNTY SURVEY RESULTS
Top Housing Needs






Housing for Low-Income Families.
Housing for Middle-Income Families.
Housing for Single Parent Families.
Housing Choices for First-Time Homebuyers.
Three-Bedroom (Apartment or House).
Retirement Housing for Low-Income Elderly Persons.
Additional Questions

73.3 percent of the Survey respondents supported the County using State
or Federal grant funds to conduct an owner housing rehabilitation
program.

67 percent of the Survey respondents supported Seward County using
State or Federal grant funds to conduct a rental housing rehabilitation
program.

86.4 percent of the Survey respondents supported Seward County
establishing a local program that would purchase dilapidated
houses, tear down the houses and make the lots available for a
family or individual to build a house.

85.3 percent of the Survey respondents supported the County
using grant dollars to purchase, rehab and resell vacant housing
in the County.

76.4 percent of the Survey respondents supported Seward County using
State or Federal grant dollars to provide down payment assistance to
first-time homebuyers.
2.2
SECTION 2
O WORKFORCE HOUSING NEEDS SURVEY. O
The Seward County Economic Development Corporation (SCEDC), in
cooperation with major employers, conducted a Workforce Housing Needs Survey to
determine the specific renter and owner housing needs of the Area's workforce. A total
of 178 Surveys were returned. This included 88 Survey participants from the City of
Seward, 34 from Milford, 18 from Communities outside Seward County, 16 from Rural
Seward County, six from Utica, four from Staplehurst, three each from Garland and
Goehner, two from Bee and one from Pleasant Dale.
Survey participants were asked to provide information on such subjects as issues and
barriers to obtaining affordable housing, place of employment, annual household
income and in what Community or region participants would like to become either a
homeowner or a renter. The following are highlights that were developed from the
Survey. The complete Survey results are available in Appendix I of this Housing
Study.
 The primary major employers participating in the Survey included; Tenneco
Automotive, Southeast Community College, Educational Service Unit #6, Concordia
University, Seward County Government and Milford and Seward Public Schools.
 Survey participants included 152 homeowners and 26 renters. 25 participants
were not satisfied with their current housing situation. Reasons included
their home being too small, in need of substantial updating and being too far from
their place of employment. A total of 44 participants indicated an interest in
moving to Seward County.
 The majority of respondents could afford a home priced between $135,000 and
$175,000. Renters looking to upgrade to a more suitable rental housing unit could
afford a monthly rent between $400 and $500.
 The Communities of Seward and Milford as well as rural Seward County,
were favored by Survey participants as the Communities they would like to
purchase a home or rent a housing unit.
Survey participants were asked to address some of the issues or barriers they
experience in obtaining affordable owner or renter housing for their families. The most
common barriers identified when obtaining affordable owner housing included the
costs of utilities and real estate taxes, as well as the excessive housing prices
and a lack of sufficient homes for sale. The most common barriers faced when
obtaining affordable rental housing included the high cost of rent and utilities
and a lack of decent rental units at an affordable price range.
2.3
SECTION 2
O CONTINUUM OF CARE FOR ELDERLY PERSONS
HOUSEHOLD SURVEY. O
A “Continuum of Care for 55+ Persons Household Survey” was made
available at senior centers in the Communities of Seward, Milford and Utica, to
assist in determining the specific short- and long-term housing and Community
service needs of the County’s elderly population. A total of 67 Surveys were
returned, including 32 from Seward, 18 from Rural Seward County, 14 from Utica,
nine from Milford and one each from Beaver Crossing and Pleasant Dale.
Survey participants were asked to provide information on subjects concerning the
quality of Community services, types of housing needed for senior citizens, and the
quality of various support services provided by Community and County
organizations. The following are highlights from the Survey. The complete results
are available in Appendix I of this Housing Study.

Survey participants consisted of 26 males and 41 females, a majority of
which were 65+ years of age and currently retired.

Most Survey participants were satisfied with their current housing
situation.
Those that were not satisfied cited concerns about
maintenance/upkeep and the ability to afford certain housing unit
repairs, or needed to upgrade to a specific housing type.

The Church, Fire Protection, Senior Center, Schools, Parks/Recreation
and Medical Clinic were identified as high quality Community services
to senior citizens.

Participants identified needing either Assisted Living Housing
or a two-bedroom apartment rental unit to satisfy their
housing needs within the next 10 years.
A majority of
participants felt living in a Retirement Housing Campus was
“somewhat appealing”.
Continuing Education Opportunities, the Food/Meals-On-Wheels Program and
Home Health Care were highlighted as “excellent” support services for Seward
County.
Participants identified Emergency Transportation, Adult Care
Services and Home Health Care as the most critical Support Services needed for
persons 55+ years of age residing in Seward County.
2.4
SECTION 2
O HOUSING “LISTENING SESSIONS”. O
The comprehensive citizen participation program included Housing “Listening
Sessions” with local Community organizations, including the Seward and Milford
Chambers of Commerce and the Seward Kiwanis and Rotary Clubs. Each Session
received excellent input. The following highlights the consensus priority housing issues
or needs, as expressed by those in attendance.

The City of Milford currently lacks a suitable amount of vacant land for housing
development. Participants stated only one lot is available for sale in the
Community. Vacant land west and south of Milford was identified as the most
suitable locations for future housing development, but cited the cost of utility
extensions as being an impediment to future housing construction.

The City of Milford also expressed an interest in the development of an assisted
living facility, providing skilled nursing and specialized services. Currently,
residents needing assisted living housing and services are relocating to the City
of Seward or the City of Crete, in Saline County.

Residents of Seward addressed a need for additional housing for elderly and
frail-elderly persons and families. Facilities are available in the Community, but
have occupancy rates at or above 90 percent, with most maintaining a waiting
list.

Workforce Housing was cited as an important housing activity for Seward
County. Many employees, via Survey participation and Listening Sessions,
identified a lack of affordable housing in Seward County within their price range
or size.

Participants identified a home price range between $120,000 and $140,000 as
being ideal for most Seward County residents. According to local realtors, the
average home sale price throughout the County is an estimated $163,000.
2.5
SECTION 2
O HOUSING GOALS & ACTION STEPS. O
The following Seward County “Housing Goals & Action Steps” reflect citizen input
through Surveys, Housing “Listening Sessions” and meetings with the Housing Steering
Committee. Seward County Economic Development Corporation (SCEDC) provided
several opportunities for input from various individuals, organizations, groups and
Community and County leadership, regarding the existing and future housing needs of the
County and each Community. The information obtained through planning research
activities greatly assisted in identifying and prioritizing housing needs in Seward County.
Goal 1: County-Wide Housing Development Initiative. Implement a housing
development initiative for the County and each Community, as a primary economic
development activity. Housing for the local workforce and elderly populations is of
greatest need in Seward County.

Action Step 1: Establish a County-Wide Employer’s Housing Assistance
Program, encouraging major employers in the County to become directly involved with
assisting their employees in obtaining affordable housing. Assistance could include,
but not be limited to, locating and negotiating the purchase of a home, to providing
funding assistance for the purchase and/or rehabilitation of a house. Funding
assistance could be, for example, a $5,000 to $10,000 grant and/or low-interest loan to
persons and families for closing costs, down payment, etc. Two or more major
employers should consider forming a limited partnership to develop housing
projects in Seward County, utilizing all available public and private funding
sources.

Action Step 2: The SCEDC should collaborate with the Seward County Housing
Corporation and selected local social services organizations on the implementation of
a Continuum of (Housing) Residential Care Program in the County, directed at
persons and families 62+ years of age. This Program would address several facets of
elderly housing and supportive services needs, to coincide with a projected growth in
elderly population. Attention should be given to increasing in-home health services and
home maintenance, repair and modification of homes for elderly households, as well as
providing additional affordable housing units, both owner and rental, both with or
without supportive services.
Currently, several elderly rental housing programs in the County are
experiencing occupancy rates of 90 percent or greater, with most programs
maintaining waiting lists.

Action Step 3: Create a Downtown Housing Development Initiative in Seward
and Milford, directed at increasing the availability of housing opportunities in each
Community’s Central Business District. Both the rehabilitation of second story units
in commercial buildings, and construction of new multifamily housing projects on
under-utilized lots should be planned and implemented.
2.6
SECTION 2
Goal 2: New Housing Developments in Seward County Communities should address the
needs of both owner and renter households of all age and income sectors, with varied price
products.

Action Step 1: Develop unique solutions to create residential developments adjacent the
Corporate Limits of a Community, in an effort to make vacant land available for expanded
residential growth. Identify lots and tracts of land for future housing development
opportunities. This should include the identification of vacant lots and land for
planned residential subdivisions.
Several Seward County Communities are experiencing annexation issues and a lack of
suitable land for residential development.
Many of these constraints are due to
topographical and floodplain barriers and property owners unwilling to sell their vacant or
agricultural land.

Action Step 2: Build new housing that consists of a mix of both owner and rental housing
units. Affordable housing for both middle-income workforce families and households that
are cost-burdened is needed throughout the County. Affordable homes, particularly those
with three+-bedrooms, are in demand in Seward County Communities.
Special attention should be given the construction of single family housing units for large
families. Consider new, modern housing development types, such as a Credit- or LeaseTo-Own Housing Program. New housing development in each Seward County
Community should include the construction or rehabilitation of housing that is
accessible for use and visit by persons and families with special needs.
Rental units should be constructed in Seward County, with emphasis on town home,
duplex and single room occupancy apartment rental units for the elderly, younger and
local workforce households. Rental housing price products in the County should
rent at or above the average affordable monthly rent of $535, depending on
the size, number of bedrooms and the household income sector being served.
Communities in Seward County are experiencing a shortage of quality rental units needed
for current and prospective residents. General rental housing, preferably units consisting of
two- and three-bedrooms, should be constructed to provide safe, decent and affordable
rental housing options. Rental units should be constructed with emphasis on duplex and
apartment rental units for local workforce households and the elderly.

Action Step 3: Employ proper, modern planning practices for the development of housing
units in rural subdivisions. This would include the design of modern infrastructure
systems. Input received from the Housing Listening Sessions identified a need
for additional housing for workforce families and elderly households in Seward
County.
2.7
SECTION 2
Goal 3: Rehabilitation/Preservation of
Existing Owner and Rental Housing
Stock. Housing rehabilitation programs
and activities in Seward County should
strive to protect and preserve the existing
housing stock of the Community.
Goal 4:
Financing Activities for
Housing Development in Seward
County.
Housing developers should
consider both public and private funding
sources when constructing new housing
stock.

Action Step 1: As needed, the County
and each Community should establish a
policy of condemning and demolishing
housing of a dilapidated state, not cost
effective to rehabilitate. Vacated land
could be placed in a County-Wide
Land Trust/Land Bank Program, to
be used for future owner and rental
housing development needs.

Action Step 2: Housing rehabilitation
programs, for both owner and rental
housing units, should be expanded in
Seward County, with emphasis on
meeting the housing needs of the
elderly, low income families and housing
occupied by persons with special needs.
A Purchase-Rehab/Resale and/or
Re-Rent Program is recommended
for Seward County Communities.
 Action Step 1: Housing developers
should be encouraged to pursue securing
any and all available tools of financing
assistance in the development of new
housing projects in the County and each
Community. This assistance is available
from the Nebraska Investment Finance
Authority, Nebraska Department of
Economic Development, USDA Rural
Development, Federal Home Loan Bank
and the Department of Housing and
Urban Development in the form of
grants, tax credits and mortgage
insurance programs.
The SCEDC,
along with the Seward Housing
Development Corporation, will need
to
develop
and/or
continue
partnerships with developers and
funders
to
enhance
housing
development
activities
in
the
County.

Action Step 3:
Seward County
Communities should recognize and
make a concentrated effort to preserve
housing of historical significance, as an
effort
to
preserve
County
and
Community history.

Action Step 4: To ensure a clean
and safe residential environment,
the ongoing maintenance of private
residential properties is needed, i.e.
trash removal, junk cars, etc.
Implement annual Community
clean-up activities throughout
Seward County.
 Action Step 2:
Seward County
Communities
should
utilize
Tax
Increment Financing (TIF) to assist
developers in financing new housing
developments, specifically for land
purchase and preparation, as well as
public facility and utility requirements.
The Communities of Seward, Milford
and
Utica
support
designated
“Redevelopment Areas” where TIF
can be utilized for housing-related
public improvements.
2.8
SECTION 2
Goal 5: Impediments to Fair Housing Choice. The Communities of Seward County
will need to identify and establish a plan to eliminate all barriers and impediments to fair
housing choice. Both, the public and private sectors of the County, should play a role in
this process. This would include the involvement of City Government, schools, churches
and the local private sector.

Action Step 1: Address the primary impediments to fair housing choice in Seward
County. For owners, this includes the costs of utilities and real estate taxes, as
well as the excessive housing prices and a lack of sufficient homes for sale.
For renters, impediments include the high cost of rent and utilities and a lack of
decent rental units at an affordable price range.

Action Step 2: Seward County Communities should prepare and approve, by
Ordinance, a Fair Housing Policy, to insure all current and future residents of the
Community do not experience any discrimination in housing choice.
2.9
SECTION 3
Seward County/Community Profile.
SECTION 3
SEWARD COUNTY/COMMUNITY PROFILE.
O INTRODUCTION. O
This Section of the Seward County, Nebraska County-Wide Housing Study with
Strategies for Affordable Housing provides a population, income, economic and
housing profile of the County. Presented are both trend and projection analysis.
Emphasis is placed on a five-year projection of change.
Population, income, economic and housing projections are critical in the determination
of both housing demand and need throughout Seward County. The statistical data,
projections and associated assumptions presented in this Profile will serve as the very
basic foundation for preparing the County and each Community with a future housing
stock capable of meeting the needs of its citizens.
The analysis and projection of demographic variables are at the base of all major
planning decisions. The careful study of these variables assists in understanding
changes which have and are occurring in a particular planning area. The projection of
pertinent demographic variables, in Seward County, included a five-year period,
September, 2013 to September, 2018. This planning period provides a reasonable
time frame for development and allows the Consultant to propose demographic
projections with a high level of confidence.
The following narrative provides population, income, economic and housing trends and
projections for Seward County. All statistical Tables are included in Appendix II of
this Housing Study.
O HOUSING MARKET AREA. O
The Housing Market Area for the
development of additional housing in
Seward County is divided into two
segments: a Primary and a Secondary
Housing Market Area.
The Primary
Housing Market Area (Blue) for Seward
County includes the entire County and
each Community. The Secondary Housing
Market Area includes all of Lancaster
County, due to being part of the Lincoln
Metropolitan
Statistical
Area,
and
portions of York, Butler, Saunders, Saline
and Fillmore Counties. These Secondary
Housing Market Areas could further
stabilize the population of Seward County.
3.1
SECTION 3
O POPULATION PROFILE. O
Population Trends and Projections.
The population of the previous two Decennial Censuses (2000 and 2010) recorded an
increase in population for Seward County. The County’s population increased from
16,496, in 2000, to 16,750, in 2010, an increase of 254 persons, or 1.5 percent.
Currently (2013), the population for the County is an estimated 16,940 and is
expected to increase by an estimated 1.3 percent, or 224, from 2013 to 2018.
The Communities of Seward, Milford and Utica, as well as the Balance of County are
projected to experience population increases by 2018, with Seward having the greatest
percentage amount of change. This can be attributed to expanding employment
opportunities in close proximity to these Communities, combined with available
housing opportunities and primary transportation corridors. The remaining Seward
County Communities are projected to decrease, slightly, but remain stable through
2018. A stable population base contributes to the need for new and improved
housing for various forms, types and sectors of the County.
Age.
In 2013, Seward County is experiencing an estimated median age of 38.5 years. The
largest increase in population in the County, from 2013 to 2018, is expected to occur
with the “55 to 64” age group, gaining an estimated 388 people, or 17 percent.
The Seward County 55+ year, elderly population is projected to increase by
2018. The “65-74” age group is projected to experience the largest population
increase among elderly populations by 2018, an estimated 12 persons. A
majority of persons 55+ years of age are projected to reside in the
Communities of Seward, Milford and Utica, due to the provision of elderly
care amenities and facilities.
Persons Per Household.
Persons per household declined in Seward County, from 2000 to 2010, from 2.53 to 2.47
persons per household. Currently, an average of 2.45 persons exist in a single
household in Seward County. This number is projected to continue to decrease by 2018,
to an estimated 2.44, as people live longer and the trend towards smaller families
continues.
3.2
SECTION 3
O INCOME PROFILE. O
Information presented in the Income Profile of this Housing Study assists in
determining the number of households within Seward County having the financial
capacity to afford housing. In addition, the analysis of household incomes assist in
determining the size, type and style of housing needed in the County, in the future.
Low cost and government subsidized housing are subject to federal regulations,
such as size and type, whereas upper income housing has no such limitations.
Per Capita Income.
Per capita income is equal to the gross income of an area (State, County, City,
Village) divided equally by the number of residents residing in the subject area. In
2013, per capita income in Seward County is an estimated $41,748, an increase of
approximately 57 percent from 2000. By 2018, per capita income in Seward
County will increase an estimated 13.8 percent, to $47,513.
The median income for all households in Seward County, in 2013, is estimated to
be $63,749. The County’s household median income is projected to increase to
$69,357, or 8.8 percent by 2018.
For households with persons 65+ years of age, the median income in 2013
is estimated to be $41,478. By 2018, this median income is expected to
increase to $45,909, or 10.7 percent.
Cost Burdened/Housing Problems.
A number of households throughout Seward County are considered to be “Cost
Burdened” and/or have various “Housing Problems”.
A cost burdened
household is any household paying 30 percent or more of their income on housing
costs, which may include mortgage, rent, utilities, and property taxes. A household
is considered to have housing problems if the housing unit is overcrowded (more
than one person per room) and/or if the household lacks complete plumbing.
In 2013, an estimated 727 owner households in Seward County, or 15.2 percent are
cost burdened with housing problems. By 2018, an estimated 702 owner
households in Seward County will be cost burdened with housing
problems.
Currently, an estimated 449 renter households in Seward County, or 28 percent are
cost burdened with housing problems. By 2018, an estimated 423 renter
households will be cost burdened with housing problems.
3.3
SECTION 3
O ECONOMIC PROFILE. O
The following discussion provides a general Economic Profile of Seward County.
Included is a review of relevant labor force data, annual employment trends and the
identification of major employers.
Employment Trends.
Between 2002 and 2012, the unemployment rate in Seward County ranged from a
high of 4.1 percent to a low of 2.7 percent. During this period, the total number of
employed persons increased by 126.
Currently, an estimated 9,279 persons are in the civilian labor force of Seward
County. This number is expected to increase by 98 persons, or 1 percent by 2018.
Total employment for Seward County is also projected to increase, from 2013 to
2018, from 8,977 to an estimated 9,097, representing a 1.4 percent increase.
Employment By Type.
Overall, non-farm employment (wage and salary) increased by 8.6 percent, between
2010 and 2012. The largest increases occurred in the Wholesale Trade and Total
Trade Sectors.
Seward County is home to several large employers, including Tenneco
Automotive (Seward), Concordia University (Seward), Southeast
Community College (Milford), and Houchen Bindery (Utica). These and
other employers could form a partnership to create various owner and
rental housing types, including single room occupancy/transitional
housing for their employees.
3.4
SECTION 3
O HOUSING PROFILE. O
Households.
Currently, an estimated 6,378 households exist in Seward County, consisting
of 4,771 owner households and 1,607 renter households. By 2018, owner
households will account for an estimated 75 percent of the households in the County.
The Communities of Seward, Milford and Utica, as well as the Balance of
County are projected to experience an increase in owner households, by 2018.
The Communities of Seward, Milford, Utica and Beaver Crossing are
projected to experience an increase in renter households.
Group quarters include such housing structures as dormitories, nursing care centers,
correctional facilities, etc. The number of persons in group quarters in the County is
expected to increase during the next five years, with all persons in group quarters being
located in Seward, Milford and Utica. The Community of Milford has expressed
interest in the development of an Assisted Living facility with specialized
services. A new assisted living facility would provide Seward County with an
additional housing opportunity for elderly households.
Housing Units/Vacancy & Occupancy.
In 2013, Seward County contains an estimated 6,922 housing units, consisting
of approximately 5,140 owner and 1,782 rental units. Of these 6,922 units,
approximately 544 are vacant, resulting in an overall, housing vacancy rate of 7.8
percent. The 544 vacant housing units consist of an estimated 345 owner and 199
rental units, equaling an owner housing vacancy rate of 6.7 percent and a rental
housing vacancy rate of 11.1 percent. The Village of Staplehurst has the highest
housing vacancy rate, at 33.5 percent, while the Balance of County has the lowest
vacancy rate at 3 percent. The low overall housing vacancy rates are attributed to
population growth that is outpacing housing development and families either living in
undesirable housing units, or choosing to live outside of Seward County and commute
to work.
An estimated 39.8 percent of the existing housing stock in Seward County was built
prior to 1960. A total of 18 housing structures have been demolished or lost in the
County since 2011.
The Adjusted Housing Vacancy Rate includes only vacant units that are available
for rent or purchase, meeting current housing code and having modern amenities. The
overall adjusted housing vacancy rate for Seward County is an estimated 4.8
percent, which includes an adjusted owner housing vacancy rate of 3.7
percent and adjusted rental housing vacancy rate of 7.9 percent. This
concludes that Seward County has a major owner housing vacancy deficiency.
3.5
SECTION 3
The Communities of Seward, Beaver Crossing, Bee, Milford, Utica and the
Balance of County are currently experiencing a housing “vacancy deficiency”
due to low adjusted housing vacancy rates. The adjusted housing vacancy
rate is an estimated 2.4 percent in Seward, 5.9 percent in Beaver Crossing, 2.6
percent in Bee, 5.4 percent in Milford, 1.6 percent in Utica and 2 percent in
the Balance of County. These Communities should take a position to upgrade
their housing stock during the next five years. This can be accomplished by
building new homes and rehabilitating (economically worthy) existing
housing units.
Table 3.1, Page 3.7, identifies a Survey of rental properties, conducted by the
Nebraska Investment Finance Authority, for Seward County, from 2002 to 2012,
and for the City of Seward in 2012. A total of 28 rental housing programs in the
County (15 in Seward) participated in the 2012 Survey, totaling 575 rental housing
units. Results identified a 5.2 percent rental housing vacancy rate in 2012 in the
County, and 3.6 percent vacancy rate for the City of McCook.
Rental units in the County, for 2011, took an average of 25.5 days to become
occupied. This number increased in 2012 to 26.7 days. Despite the increase, rental
units in the County are taking a short time to become occupied and, thus, creating a
high demand for additional rental units.
Housing Conditions.
A Housing Structural Condition Survey was implemented for the Seward County
Communities to determine the number of structures showing evidence of minor or
major deterioration or being dilapidated. A total of 96.6 percent of the total County
housing stock was rated as “sound” or “minor deteriorating”. A total of 99 structures
were rated as being in major deteriorating condition, while an additional 29
structures were rated “dilapidated” (not cost effective to be rehabilitated) and
should be demolished.
3.6
SECTION 3
TABLE 3.1
SURVEY OF RENTAL PROPERTIES
SEWARD COUNTY / SEWARD, NEBRASKA
2002-2012
Completed
Year
Surveys
Total Units
2002
3
80
2003
5
184
2004
8
236
Seward
2005
6
176
County:
2006
8
220
2007
14
280
2008
23
415
2009
25
368
2010
27
342
2011
23
297
2012
28
575
Seward:
2012
15
304
Vacancy
Rate
0.0
8.7
7.6
9.1
8.6
5.7
7.0
9.0
7.3
4.7
5.2
Absorption
Rate (Days)
2.0
24.7
38.2
88.2
18.3
25.9
33.4
38.9
28.4
25.5
26.7
3.6
31.4
Source: Nebraska Investment Finance Authority, 2013.
3.7
SECTION 3
Table 3.2A and 3.2B identify the vacancy rate by unit type for Seward County
and the City of Seward in 2012. For Seward County, of the total 575 managed units
that were surveyed, only 30 were available in 2012. In Seward, only 11 of the total
304 units surveyed were available.
TABLE 3.2A
VACANCY RATES BY UNIT TYPE
2012
Type of Units
Single Family Units
Apartments
Mobile Homes
Not Sure of Type
Total Units
Units Managed
61
384
130
0
575
Available Units
1
14
15
0
30
Vacancy Rate
1.6
3.6
11.5
-5.2
Hanna:Keelan Associates, P.C., 2013.
TABLE 3.2B
SEWARD, NEBRASKA
2012
Type of Units
Single Family Units
Apartments
Mobile Homes
Not Sure of Type
Total Units
Units Managed
41
263
0
0
304
Available Units
1
10
0
0
11
Vacancy Rate
2.4
3.8
0.0
0.0
3.6
3.8
SECTION 3
Housing Values.
The cost of housing in any County or Community is influenced by many factors,
primarily the cost of construction, availability of land and infrastructure and, lastly,
the organizational capacity of the County or Community to combine these issues
into an applicable format and secure the appropriate housing resources, including
land and money. Seward County and its Communities are challenged to organize
necessary resources to meet the needs of their residents, including both financial
and organizational resources. A continued effort to upgrade wages, at both existing
and new employment settings, should be a top priority.
The Seward County median housing value, estimated to be $165,100 in 2013, is
projected to increase by an estimated 11.6 percent by 2018 to $184,300. The highest
median housing value in 2013 exists in the Balance of County, which has a median
housing value of $200,300. By 2018, the Balance of County will continue to have
the highest estimated median owner housing value, $212,700. The high housing
values in the Balance of County are attributed to the significant number of rural
residential subdivisions, or homes built adjacent, outside existing corporate limits of
Communities.
In 2013, the estimated median gross rent for Seward County is $590. The
estimated median gross rent in Seward County is expected to increase by
5.4 percent, by 2018, to $622.
Affordable Housing Stock.
With the population and number of housing units projected to increase, by 2018, it
is important that appropriate, affordable housing stock of various types be available
in all Communities of Seward County, including housing for new and existing
retirees and the elderly. Residents and local housing stakeholders have expressed a
need for larger, more affordable housing units to meet the demand of families, as
well as an active role in housing rehabilitation for homes that are cost effective for
such activity.
A total of 574 affordable rental housing units, including apartments,
nursing facility beds and assisted living beds, located throughout Seward
County, were selected for a review of affordable rental housing. These units are
funded by USDA Rural Development, Nebraska Department of Economic
Development and the Department of Housing and Urban Development.
Eight rental housing programs have occupancy rates above 90 percent, with three
programs experiencing 100 percent occupancy. Three of the housing programs
currently maintain waiting lists for prospective tenants.
3.9
SECTION 3
O HOUSING DEMAND SITUATION O
Approximately 77 new housing units have been built in Seward County since 2011.
The majority of these new homes were built in either the Community of Seward or
the Balance of County. Most of the owners of these new homes are previous
homeowners or renters from the area desiring to move into a new/larger or more
appropriate home.
Some of the housing needs expressed in the Housing Surveys and during the
Housing Meetings and Listening Sessions include housing for new and existing
employees, general rental housing and housing choices for low-income
families and first-time homebuyers, consisting of three-bedrooms.
Participants of the Seward County “Housing Needs & Wants” and “Workforce
Housing Needs” Surveys stressed a need for safe, decent and affordable housing
options and the need to rehabilitate or demolish distressed housing structures in
the County.
Survey respondents identified a need for both affordable owner and renter housing
options, consisting of three+ bedrooms to support large families. There is an
increasing need for starter homes in Seward County, especially homes in the
$120,000 to $140,000 price range for first-time homebuyers.
The rehabilitation of homes in Seward County and each Community could help to
meet the needs of households wanting to purchase a home within a moderate price
range. Both a purchase-rehabilitate-resale/re-rent program and a “Land Trust” or
“Land Bank” Program is recommended, County-wide.
Future housing activities in Seward County should be directed towards providing
the local workforce and first-time homebuyers with a variety of housing options
through both new construction and the moderate- or substantial rehabilitation of
the current housing stock. This could be accomplished through local public and
private partnerships and could include the construction of single room occupancy, or
transitional housing for new employees.
Elderly housing in Seward County is available, but more is needed. A home
repair/ modification program would be appropriate to assist elderly persons to stay
in their home. Future housing options for elderly persons in Seward County should
also include low- to medium density housing, such as duplexes, triplexes and town
homes.
3.10
SECTION 4
Housing Demand/Needs Analysis.
SECTION 4
HOUSING DEMAND/NEEDS ANALYSIS.
O INTRODUCTION O
This Section of the Seward County, Nebraska County-Wide Housing Study
with Strategies for Affordable Housing provides a Housing Needs/Demand
Analysis. The needs/demand analysis includes the identification of housing
“target” demand for both new housing development and housing rehabilitation
activities.
O HOUSING DEMAND POTENTIAL O
To effectively determine housing demand potential, three separate components were
reviewed. These included (1) housing demand based upon new households, the
replacement of substandard housing units and the need for affordable
housing units for persons/families cost burdened, (2) vacancy deficiency
(demand), and (3) local “pent-up” housing demand. The following describes each
of these components.
(1) HOUSING DEMAND-NEW HOUSEHOLDS, REPLACEMENT &
AFFORDABLE DEMAND.
New households, the replacement of substandard housing and the assistance that can
be provided to maintain affordable housing, for both its present and future households,
are important considerations in the determination of a housing demand potential for
any particular neighborhood or community.
Future Households
Seward County is projected to increase in population, an estimated 224
residents, during the next five years to reach a 2018 population of 17,164. This
will also include an estimated increase of 123 households. The County is
projected to consist of an estimated 4,868 owner and 1,633 renter households
by 2018, increasing by a total of 97 owner households and 26 renter
households.
4.1
SECTION 4
Substandard Units/Overcrowded Conditions.
A substandard unit, as defined by HUD, is a unit lacking complete plumbing, plus
the number of households with more than 1.01 persons per room, including
bedrooms, within a housing unit. The 2000 and 2010 Census and the field work
completed by Hanna:Keelan in the Seward County Communities produced data
identifying substandard housing units and housing units having overcrowded
conditions.

The housing structural conditions survey completed for the housing stock of
each Community, conducted by Hanna:Keelan Associates, identified 29 total
dilapidated housing structures and 99 structures with major
deteriorating conditions. During the next five years, these structures
should be targeted for substantial rehabilitation or demolition. Units
targeted to be demolished should be replaced with appropriate, modern, safe
and decent housing units, with a special focus on the local workforce
populations.

Currently, an estimated 14 units, or 0.2 percent of all housing units in
Seward County have overcrowded conditions. This number of overcrowded
housing units could increase by 2018 if action is not taken to provide
appropriate housing to accommodate larger families.
Cost Burdened Households.
Owner or renter households experiencing cost burden are paying more than 30
percent of their income towards housing costs. Currently, an estimated 18.4
percent of all households in Seward County are considered cost burden.
This equals an estimated 1,176 total households, including 727 owner and 449
renter households. By 2018, the number of renter and owner (housing) cost
burdened households is projected to decline. Action should continue to be taken to
create more affordable housing units in the Seward County Communities.
4.2
SECTION 4
(2) HOUSING VACANCY DEFICIENCY (DEMAND).
Housing vacancy deficiency is defined as the number of vacant units lacking in
a Community, whereby the total percentage of vacant, available, code acceptable
housing units is less than 6 to 7 percent. A vacancy rate of 6 percent is the
minimum rate recommended for Seward County, to have sufficient housing
available for both new and existing residents. The determination of housing vacancy
deficiency in the Community considered a 6 percent vacancy of the current yearround vacant housing stock, in good or fair condition, meeting today’s housing code
standards.
An adjusted housing vacancy rate considers only available, year-round, vacant
housing units meeting the standards of local codes and containing modern
amenities. Currently, the adjusted vacancy rate for Seward County is 4.8
percent. This highlights a major vacancy deficiency in homes that are
suitable for sale or rent.
The Communities of Seward, Beaver Crossing, Bee, Milford, Utica and the
Balance of County are currently experiencing a housing vacancy
deficiency in their respective overall housing stock. The adjusted housing
vacancy rate is an estimated 2.4 percent in Seward, 5.9 percent in Beaver
Crossing, 2.6 percent in Bee, 5.4 percent in Milford, 1.8 percent in Utica
and 2 percent in the Balance of County.
(3) “PENT-UP” HOUSING DEMAND.
The “Pent-Up” housing demand is defined as those current residents of the
County needing and/or wanting to secure a different and/or affordable housing type
during the next five years. This would include persons from all household types and
income sectors of the Community, including elderly, families, special populations,
etc., very-low to upper-income. This includes persons and families needing a
different type of housing due to either a decrease or increase in family size, as well
as households having the income capacity to build new and better housing. Most
often, pent-up housing demand is created by renter households wanting to become a
homeowner, or vice-a-versa.
4.3
SECTION 4
O HOUSING TARGET DEMAND. O
Table 4.1, Page 4.5, identifies the estimated housing target demand for Seward
County and each Community by 2018. Community leadership and local housing
stakeholders and providers need to be focused on this housing target demand and
achieving reasonable goals that will effectively increase the quantity and quality of
housing throughout the County.
The total estimated housing target demand in Seward County, by 2018, is 534
housing units, including 384 owner and 150 rental units, at an estimated
development cost of $102.3 Million.
The largest demand for rental units is projected to occur in the Communities of
Seward and Milford, with target demands for 96 and 32 rental units, respectively.
The Balance of County has a demand for up to 118 new owner housing units by
2018.
A demand for new and/or rehabilitated housing units exists in the Downtowns
of Seward and Milford. A total of 44 units, consisting of 12 owner and 32
rental housing units, should be created in Downtown Seward, by 2018,
representing approximately 15 percent of the target housing demand for the
City. In Milford, approximately six to 10 units, all rental, should be created in
the Downtown by 2018.
4.4
SECTION 4
TABLE 4.1
ESTIMATED HOUSING TARGET DEMAND
SEWARD COUNTY & COMMUNITIES, NEBRASKA
2018
Total
Target
Owner
Renter
Demand
Est. Required
Target
Budget (Millions)
Seward County:
Seward:
Beaver Crossing:
Bee:
Cordova:
384
202
6
2
2
150
96
4
1
1
534
298**
10
3
3
$102.3
$53.0
$1.7
$0.5
$0.5
Garland:
Goehner:
Milford:
2
2
28
2
2
32
4
4
60**
$0.7
$0.7
$10.5
Pleasant Dale:
Staplehurst:
Utica:
Balance of County*:
4
4
14
118
2
2
8
0
6
6
22
118
$1.0
$1.0
$3.7
$29.0
*Based upon new households, providing affordable housing for 40% of cost burdened households,
replacement of 40% of housing stock experiencing plumbing, overcrowded conditions, absorb
housing vacancy deficiency by creating 6% vacancy rate consisting of structurally sound housing
units and build for “pent-up” demand, based upon local capacity and availability of land and
financial resources.
**Includes Downtown Housing Potential:
Seward, 44 units; 12 owner & 32 Rental Units.
Milford, 6 to 10 Units, all Rental Units.
NOTE: New housing in the small Communities should focus on purchase-rehab/resale or re-rent.
Source: Hanna:Keelan Associates, P.C., 2013.
4.5
SECTION 4
O HOUSING DEMAND BY INCOME SECTOR. O
Table 4.2 presents the estimated household AMI, per household size for Seward County.
TABLE 4.2
HOUSEHOLD AREA MEDIAN INCOME (AMI)
2013
1PHH
2PHH
3PHH
4PHH
30% AMI
50% AMI
60% AMI
80% AMI
100%AMI
125%AMI
$16,050
$26,750
$32,100
$42,800
$53,500
$66,875
$18,350
$30,600
$36,720
$48,900
$61,200
$76,500
$20,650
$34,400
$41,280
$55,000
$68,800
$86,000
$22,900
$38,200
$45,840
$61,100
$76,400
$95,500
$
5PHH
6PHH
7PHH
8PHH
$24,750
$41,600
$49,560
$66,000
$83,200
$104,000
$26,600
$44,350
$53,220
$70,900
$88,700
$110,875
$28,400
$47,400
$56,880
$75,800
$94,800
$118,500
$30,250
$50,450
$60,540
$80,700
$100,900
$126,125
Source: U.S. Department of Housing and Urban Development.
Table 4.3, Page 4.7 identifies the estimated housing demand by income sector for
Seward County and the Communities of Seward, Milford and Utica by 2018.
Approximately 534 new units should be targeted, consisting of 384 owner units and 150
rental units. The County should focus on addressing the needs and demands of individuals
and families who have an Area Median Income (AMI) of 31 percent or higher. New rental
units should focus on meeting the needs of individuals and families of AMI ranges at each
income sector.
The Communities of Seward and Milford should create owner housing units for households
at or above 61 percent AMI, with a majority being available for persons and families with
an AMI at or above 125 percent. Utica will need to focus on owner housing units for
households at or above 31 percent AMI, with an emphasis on persons and families in the 81
to 125 percent AMI range. All three Communities should construct rental housing units
for households at or above 31 percent AMI.
4.6
SECTION 4
TABLE 4.3
ESTIMATED YEAR-ROUND HOUSING DEMAND BY INCOME SECTOR
2018
Income Range
0-30%
AMI
0
0
31-60%
AMI
12
54
61-80%
AMI
40
42
81-125%
AMI
132
40
126%+
AMI
200
14
Totals
384
150
Seward:
Owner:
Renter:
0
0
0
30
24
26
80
30
98
10
202
96
Milford:
Owner:
Renter:
0
0
0
12
6
8
10
8
12
4
28
32
Utica:
Owner:
Renter:
0
0
2
6
4
2
6
0
2
0
14
8
Seward County:
Owner:
Renter:
Source: Hanna:Keelan Associates, P.C., 2013
4.7
SECTION 4
O HOUSING EXPECTATIONS FOR
SPECIFIC POPULATION GROUPS & PRICE PRODUCTS –
SEWARD COUNTY, NEBRASKA. O
Target populations include elderly, family and special needs populations, per Area
Median Income (AMI). The housing types in Seward County include both owner and
rental units of varied bedroom types. This will allow housing developers to pinpoint
crucial information in the development of an affordable housing stock for the right
population sector. A majority of homes in Seward County should be geared toward
family populations, including those in the local workforce.
Table 4.4A identifies housing target demand in Seward County, for specific
population groups by 2018. In Seward County, 534 units will be needed by 2018,
consisting of 384 owner and 150 rental units. This includes an estimated 181 total
units for elderly (55+) populations, 323 total units for families and 30 total units for
special populations, or those with a mental or physical disability(ies). An estimated
312 housing units, consisting of 232 owner and 80 rental units should be built
for the workforce population in the County.
TABLE 4.4A
HOUSING DEMAND POTENTIAL – TARGET POPULATIONS
2018
OWNER
UNITS
61%-80%
81%-125%
126%+
TOTALS
Workforce
Sector
45%+ AMI
2
8
10
20
36
90
68
132
116
250
32
197
2
12
10
40
6
132
0
200
18
384
3
232
31%-60%
Elderly (55+)
Family
Special
Populations1
Subtotals
RENTAL
UNITS
Elderly (55+)
Family
Special
Populations1
Subtotals
20
26
14
24
22
18
9
5
65
73
14
66
8
54
4
42
0
40
0
14
12
150
0
80
TOTALS
66
82
172
214
534
312
* Includes lease- or credit-to-own units.
1 Any person with a special housing need due to a cognitive and/or mobility disability.
4.8
SECTION 4
Table 4.4B identifies proposed housing types by price product with the given
Area Median Income (AMI) for Seward County, by 2018. The owner housing type
most needed will be units with three or more bedrooms, for persons or households at
or above 126 percent AMI with an average affordable purchase price of $229,900.
Two- and three-bedroom rental units, with an average affordable monthly rent of
$555, present the greatest need in Seward County.
Three+-bedroom units at an average purchase price of $128,600 and an
estimated average monthly rent cost of $545 are the most needed housing
types for the workforce population in Seward County.
TABLE 4.4B
HOUSING DEMAND – SPECIFIC TYPES BY PRICE PRODUCT
2023
PRICE – PURCHASE COST (Area Median Income)
Owner
Units*
2 Bedroom
3+ Bedroom
Totals
(31%-60%)
$115,000*
2
10
12
(61%-80%)
$134,500*
14
26
40
(81%-125%)
$180,300*
36
96
132
(126%+)
$229,900*+
34
166
200
Totals
86
298
384
Work Force
(45%+ AMI)
$128,600*
28
204
232
Totals
74
76
150
Work Force
(45%+ AMI)
$545**
20
60
80
Rental
Units**
2 Bedroom
3+ Bedroom
Totals
(31%-60%)
$545**
30
24
54
(61%-80%)
$605**
20
22
42
(81%125%)
$795**
16
24
40
(126%+)
$895**+
8
6
14
*Average Affordable Purchase Price.
**Average Affordable Monthly Rent.
4.9
SECTION 4
SEWARD, NEBRASKA. O
Table 4.5A identifies housing target demand for specific population groups
in the City of Seward by 2018.
During the next five years, the City of Seward will be challenged to develop up to
298 new housing units, consisting of 202 owner and 96 rental units. A total of
112 units for elderly populations should be developed, including 72 owner and 40
rental units. An estimated 120 owner and 50 rental units should be developed for
families in the Community. Rental units can be included as part of a Credit-ToOwn housing program. An estimated 68 housing units, consisting of 118
owner and 50 rental units should be built for the workforce population in
the County.
TABLE 4.5A
SEWARD, NEBRASKA
2018
OWNER
UNITS
31%-60%
Elderly (55+)
Family
Special
Populations1
Subtotals
61%-80% 81%-125%
126%+ TOTALS
Workforce
Sector
45%+ AMI
0
0
6
12
22
54
44
54
72
120
20
96
0
0
6
24
4
80
0
98
10
202
2
118
RENTAL
UNITS
Elderly (55+)
Family
Special
Populations1
Subtotals
12
14
8
16
14
16
6
4
40
50*
8
42
4
30
2
26
0
30
0
10
6
96
0
50
TOTALS
30
50
110
108
298
168
4.10
SECTION 4
Area Median Income (AMI) for the City of Seward, by 2018. The owner housing
type most needed will be units with three or more bedrooms, for households at or
above 126 percent AMI with an average affordable purchase price of $221,500.
Two- and three-bedroom rental units, with an average affordable monthly rent
between $545 and $745, are needed in Seward.
types for workforce households in Seward.
TABLE 4.5B
SEWARD, NEBRASKA
2023
Owner
Units**
2 Bedroom
3+ Bedroom
Totals
(61%-80%)
$134,500*
8
16
24
(81%-125%)
$180,300*
24
56
80
(126%+)
$221,500*+
20
78
98
Totals
52
150
202
Work Force
(45%+ AMI)
$126,900*
20
98
118
Rental
Units**
2 Bedroom
3+ Bedroom
Totals
(31%-60%)
$545**
20
10
30
(61%-80%)
$605**
14
12
26
(81%125%)
$795**
12
18
30
(126%+)
$895**+
6
4
10
Totals
52
44
96
Work Force
(45%+ AMI)
$535**
15
35
50
4.11
SECTION 4
MILFORD, NEBRASKA. O
Table 4.6A identifies housing target demand in the City of Milford, for specific
population groups by 2018. A total of 60 units will be needed by 2018, consisting
of 28 owner and 32 rental units. A total of 12 owner and 13 rental units should
be built for family households, while an estimated 14 owner and 16 rental units
should be built for elderly households. An estimated 26 housing units,
consisting of 14 owner and 12 rental units, should be targeted for the
workforce population in Milford.
TABLE 4.6A
MILFORD, NEBRASKA
2018
OWNER
UNITS
Elderly (55+)
Family
Special
Populations1
Subtotals
31%-60%
61%-80% 81%-125%
126%+
TOTALS
Workforce
Sector
45%+ AMI
0
0
2
2
4
6
8
4
14
12
4
10
0
0
2
6
0
10
0
12
2
28
0
14
RENTAL
UNITS
Elderly (55+)
Family
Special
Populations1
Subtotals
4
6
3
4
6
2
3
1
16
13
2
10
2
12
1
8
0
8
0
4
3
32
0
12
TOTALS
12
14
18
16
60
26
4.12
SECTION 4
Area Median Income (AMI) for the City of Milford, by 2018. The owner housing
type most needed will be units with three or more bedrooms, priced at $217,000.
For rental units, those with two- and three-bedrooms, with a price range at or above
$545, present the greatest need in Milford.
types for the workforce population in Milford.
TABLE 4.6B
MILFORD, NEBRASKA
2023
Owner
Units**
2 Bedroom
3+ Bedroom
Totals
(61%-80%)
$134,500*
3
3
6
(81%-125%)
$180,300*
4
6
10
(126%+)
$217,000*+
6
6
12
Totals
13
15
28
Work Force
(45%+ AMI)
$121,500*
2
12
14
Rental
Units**
2 Bedroom
3+ Bedroom
Totals
(31%-60%)
$545**
6
6
12
(61%-80%)
$605**
4
4
8
(81%125%)
$795**
4
4
8
(126%+)
$895**+
2
2
4
Totals
16
16
32
Work Force
(45%+ AMI)
$523**
0
12
12
4.13
SECTION 4
UTICA, NEBRASKA. O
Table 4.7A identifies housing target demand in Seward County, for specific
population groups by 2018. A total of 22 units will be needed in Utica by 2018,
consisting of 14 owner and 22 rental units. This includes a total of eight units for
elderly populations and 14 units for family and special populations. An estimated
15 housing units, consisting of nine owner and six rental units should be
built for the workforce population in the Community.
TABLE 4.7A
UTICA, NEBRASKA
2018
OWNER
UNITS
Elderly (55+)
Family
Special
Populations1
Subtotals
31%-60%
61%-80% 81%-125%
126%+
TOTALS
Workforce
Sector
45%+ AMI
0
1
0
4
4
2
2
0
6
7
2
7
1
2
0
4
0
6
0
2
1
14
0
9
RENTAL
UNITS
Elderly (55+)
Family
Special
Populations1
Subtotals
2
4
0
2
0
0
0
0
2
6
0
6
0
6
0
2
0
0
0
0
0
8
0
6
TOTALS
8
6
6
2
22
15
4.14
SECTION 4
Area Median Income (AMI) for the Village of Utica, by 2018. The owner housing
type most needed will be units with three or more bedrooms, for households
between 81 and 125 percent AMI with an average affordable purchase price of
$180,300. Two- and three-bedroom rental units, with an average affordable
monthly rent at or above $530 are needed in Utica.
types for the workforce population in Utica.
TABLE 4.7B
UTICA, NEBRASKA
2023
Owner
Units**
2 Bedroom
3+ Bedroom
Totals
(31%-60%)
$115,000*
0
2
0
(61%-80%)
$134,500*
0
4
4
(81%-125%)
$180,300*
2
4
6
(126%+)
$182,000*+
2
0
2
Totals
4
10
14
Work Force
(45%+ AMI)
$119,000*
0
9
9
Rental
Units**
2 Bedroom
3+ Bedroom
Totals
(31%-60%)
$530**
2
4
6
(61%-80%)
$605**
0
2
2
(81%125%)
$795**
0
0
0
(126%+)
$895**+
0
0
0
Totals
2
6
8
Work Force
(45%+ AMI)
$518**
0
6
6
4.15
SECTION 4
O HOUSING REHABILITATION & DEMOLITION DEMAND. O
Table 4.8 identifies the target rehabilitation and demolition demand for the
Communities of Seward County, by 2018. A total of 400 units should be
targeted for rehabilitation in Seward County at an estimated cost of $14.8
Million. Additional information, including a cost breakdown of moderate and
substantial rehabilitation activities in the County and each Community, is available in
Appendix II of this Housing Study.
Up to 96 housing units should be considered not cost effective for
rehabilitation and should be demolished. The estimated cost of demolition will
range, depending on acquisition of the housing unit.
Land being occupied by “bad and unsafe” housing located in Communities
should be secured in a single County-Wide “Land Trust” or “Land Bank,”
reserved for future housing development. The Seward County Development
Agency will need to take a proactive role in housing development and
rehabilitation activities in the County.
TABLE 4.8
ESTIMATED TARGET HOUSING
REHABILITATION / DEMOLITION DEMAND
SEWARD COUNTY COMMUNITIES, NEBRASKA
2018
# Rehabilitated /
Est. Cost*
Demolition
Seward County:
400 / $14,804,000
96
Seward:
179 / $6.9 M
23
Beaver Crossing:
35 / $1.3 M
12
Bee:
Cordova:
Garland:
Goehner:
Milford:
Pleasant Dale:
Staplehurst:
Utica:
14 / $450,000
10 / $320,000
5
5
18 / $610,000
10 / $320,000
76 / $2.9 M
12 / $375,000
21 / $755,000
25 / $874,000
7
1
12
2
14
15
*Based upon field inspections and age of housing.
4.16
SECTION 4
O HOUSING DEVELOPMENT & REHABILITATION AREAS. O
The need for new housing development, along with the rehabilitation or
preservation of existing housing is important for each Seward County Community.
The field analysis completed as an activity of this County-Wide Housing Study
included an assessment of the condition of the existing housing stock. Overall, the
housing stock throughout Seward County is in good condition, but “pockets” or
areas where houses have deteriorated to the extent of needing substantial
rehabilitation, or in some cases, demolition, do exist. Housing that is not cost
effective to be rehabilitated should be targeted for demolition and replacement to
take advantage of the existing infrastructure for new affordable housing
development.
Field analysis also included the identification of vacant land suitable for new
housing development. These areas are generally free from of natural and manmade constraints to growth such as floodplains, steep topography and areas in close
proximity to current developing areas and Community amenities.
The Cities of Seward and Milford were determined to have the greatest demand for
new housing development throughout the five-year planning period. An analysis of
these two Communities was conducted to identify specific areas for new housing
development and for housing rehabilitation.
Portions of identified areas for housing rehabilitation are located in
designated “Redevelopment Areas” in Seward and Milford, where Tax
Increment Financing can be used as a funding tool for various public
improvements.
SEWARD:
New Housing Development:
The City of Seward is mostly developed, with a majority of vacant lots located in the
northern portion of the City. Infill areas are ideal for single family, duplexes and
potentially smaller scale four-plexes or townhomes that could co-exist with the
existing neighborhoods.
Large, vacant tract of agricultural land that could be utilized for housing
development are located northwest, north and east of Seward, as identified on Page
4.18. This area would be suitable for a variety of both single family and multifamily
housing types. These large tracts are located east of the Corporate Limits between
Highway 34 and Waverly Road, South of Waverly Road between Karol Kay Road
and the Seward Cemetery, and north and south of the Seward Country Club.
4.17
SECTION 4
HOUSING DEVELOPMENT &
REHABILITATION AREAS
SEWARD, NEBRASKA
* Lincoln, Nebraska * 402.464.5383 *
4.18
SECTION 4
Housing Redevelopment/Rehabilitation:
The southern portion of the City of Seward, specifically around the Downtown,
contains the highest concentration of houses in need of rehabilitation or demolition
and replacement. An additional area is located in extreme southern Seward, along
the Highway 15 Corridor. These areas should have priority of the rehabilitation of
both housing and public infrastructure, streets, sidewalks and landscaping to
enhance this important neighborhood.
MILFORD:
New Housing Development:
Currently, the City of Milford only has one vacant lot for sale inside the
current Corporate Limits. The City will need to consider the annexation of
vacant land, complete with necessary utilities, to increase the availability of vacant
land.
Larger tracts of land are identified beyond the western and southern Corporate
Limits of the City as new residential growth areas. See Map, Page 4.20. These
areas include land adjacent the Southeast Community College campus, and land
adjacent the western Corporate Limits of Milford, north of the Highway 6 Corridor.
All of these areas will require an extension of water, sewer and city streets to
sustain the need for new housing.
Housing Redevelopment/Rehabilitation:
Much of the housing stock in Milford is in good condition. Areas of greatest need for
housing rehabilitation are located along the Highway 6 Corridor and south of
Downtown Milford. These residential areas are important to the community, as
they exhibit a variety of architectural styles significant to the historical identity of
the City. Public infrastructure systems in these targeted areas for rehabilitation
are important as connections to the Downtown and to residential growth areas
beyond the current Corporate Limits of the City.
Downtown Housing Development Initiative:
The Cities of Seward and Milford have an opportunity to plan and implement a
Downtown Housing Development initiative; Seward, up to 44 units and
Milford, six to 10 housing units. Narrative and statistical information provided on
Page 4.21 through 4.23 provides the geographic definition of the Seward
Downtown area and a Seward Downtown Housing & Redevelopment
Initiative. This information demonstrates the importance of including Tax
Increment Financing, as well as other Federal, State and Local funding and private
financing in the development of both housing and related commercial development
in Downtown Seward. This information presents a $14 Million development
initiative.
4.19
SECTION 4
HOUSING DEVELOPMENT &
REHABILITATION AREAS
MILFORD, NEBRASKA
4.20
SECTION 4
DOWNTOWN HOUSING INITIATIVE AREA
SEWARD, NEBRASKA
4.21
SECTION 4
SEWARD DOWNTOWN HOUSING & REDEVELOPMENT INITIATIVE.
A. Housing Units - 2013:
City-Wide:
2,752 Total Housing Units:
(Owner = 1,901; Rental = 851)
2,620 Total Occupied Units: (132 Total Vacant Units):
(Owner = 1,815; Rental = 805)
2013 Housing Vacancy Rate = 4.8%, Adjusted = 2.4%.
Downtown:
95 Total Housing Units:
(Owner = 30; Rental = 65)
75 Total Occupied Units (20 Total Vacant Units):
(Owner = 26; Rental = 49)
2013 Vacancy Rate = 21.0%, Adjusted = 8.4%.
B. Housing Target Demand - 2018:
City-Wide:
2018 – 298 Units (Owner = 202; Renter = 96).
Downtown:
2018 – 44 Units (Owner = 12; Renter = 32) (14.7% of City Demand).
C. Downtown Housing Target Demand = 44 Units:
Estimated Square Feet = 48,100.
Estimated Development Cost = $10,100,000.
Estimated Additional Real Estate Tax Requirement,
or Increment = $245,000 (15yr Mid-Term).
Housing Tax Increment Financing Opportunity:
$2,631,000 ($245,000 @ 15yrs @ 4.5%).
D. Economic Impact of Housing, i.e. Retail, Services, Food,
Entertainment, etc.:
Estimated Square Feet = 15,760.
Estimated Development Cost = $3,100,000.
Estimated Added Real Estate Tax Requirement,
or Increment = $73,000 (15yr Mid-Term).
Economic Impact Tax Increment Financing Opportunity:
$784,000 ($73,000 @ 15yrs @ 4.5%).
4.22
SECTION 4
E. Downtown Tax Increment Financing Opportunity
(“Bucket” TIF Example, Excluding “D” & “E”):
Estimated Current Assessment = $4,250,000.
Estimated Current As-Is Tax Requirement = $86,000.
Estimated Year One Value = $86,000; Year 15 Value = $116,000.
Estimated Annual Available Tax Investment = $1,990.
Estimated Tax Increment Financing Opportunity:
$21,400 ($1,990 @ 15yrs @ 4.5%).
F. Seward CRA Assessment (City-Wide):
Estimated Mid 15yr Term Annual Assessment = $72,000.
Estimated Assessment Financing Opportunity:
$773,000 ($72,000 @ 15yrs @ 4.5%).
G. Total Estimate Downtown Redevelopment Tax Increment Financing
& Assessment Cash Value = $5,879,850 = Loan Value = $4,209,400.
H. Total Estimated Funds Available for Seward Downtown
Housing & Redevelopment Initiative = $14,031,300.
$4,209,400 (TIF/Assessment Loan 30%).
$5,612,500 (Other Local, State, Federal Funding 40%) &
$4,209,400 (Private Financing 30%).
4.23
SECTION 5
Affordable Housing Concepts &
Financing/Partnerships.
SECTION 5
AFFORDABLE HOUSING CONCEPTS & FINANCING/PARTNERSHIPS.
AFFORDABLE HOUSING CONCEPTS &
FINANCING/PARTNERSHIPS.
O INTRODUCTION O
Section 5 of this County-Wide Housing Study provides a discussion of site
analysis and affordable housing concepts for Seward County. As housing
programs are implemented in the County, potential sites for future housing
developments will need to be identified. Proper site selection will greatly enhance
the marketability of housing in the County.
Also included is a presentation and discussion of various affordable housing
development options, successfully being implemented in Nebraska, today. Seward
County and each Community can consider these and other successful affordable
housing models in the development of needed housing.
O SITE ANALYSIS PROCESS O
The location of a proposed housing project to pertinent facilities and services
crucially influences the benefits that a person can derive from society. These
facilities/services are comprised of many things, including schools, shopping,
recreation and medical, to name a few.
Physical capabilities, age and household structure establish the priority for
particular amenities. The services/amenities of households for the elderly and
physically or mentally disabled differ from those needed by young and middle-aged
families. Facilities are prioritized into categories: Primary and Secondary Services.
In an attempt to rate a subject property in terms of proximity of Primary and
Secondary amenities, a point scale was derived based upon distance. The criteria
presented on the following page provides a basis from which to analyze a proposed
housing site. If, for example, the medical facility was located one mile from a
proposed housing site, one (1) point would be awarded to elderly/disabled housing
and three (3) points would be allocated for family housing. For each housing type, a
minimum total of 14 to 16.5 points are required for recommended development.
However, in smaller, rural communities the total number of points will vary based
upon the types of services and amenities available in the area.
5.1
SECTION 5
Residential Site Analysis Criteria
Housing for the Elderly and Disabled
Primary
Points
3
Points
2
Points
1
A.
B.
C.
D.
E.
Wkg.
Wkg.
Wkg.
½M
½M
½M
½M
½M
¾M
¾M
1M
1M
1M
1M
1M
1M
1M
2M
2M
3M
3M
Wkg.
Wkg.
½M
½M
1M
1M
½M
½M
¾M
¾M
2M
2M
1M
1M
1M
1M
3M
3M
2M
3M
4M
Grocery
Drug
Medical
Shopping
Religious
Secondary
F.
G.
Educational
Recreational
Family Housing
Primary
A.
B.
C.
D.
E.
F.
Educational
Recreational
Shopping
Religious
Grocery
Drug
Secondary
G.
Medical
Notes: Wkg = Within Walking Distance
M = Miles
5.2
SECTION 5
The following provides a list of environmental criteria that should be
avoided in selecting a site for housing development.

Floodplain/wetland locations, which require lengthy public review process
and consideration of alternative sites in the area.

Sites in or adjacent to historic districts, buildings or archeological sites,
which may mean expensive building modifications to conform to historic
preservation requirements and a lengthy review process.

Sites near airports, railroads or high volume traffic arteries, which may
subject residents to high noise levels, air pollution and risks from possible
accidents.

Sites near tanks that store chemicals or petrochemicals of an explosive or
flammable nature.

Sites near toxic dumps or storage areas.

Sites with steep slopes or other undesirable access conditions which may
make them undesirable for use.
In addition to the previously mentioned criteria, the U.S. Department of Housing
and Urban Development (HUD) provides guidelines for analyzing proposed housing
sites. In Chapter 1 and Chapter 4 of the HUD 4571.1 Rev.-2, HUD addresses the
importance and requirements of proposed site locations:
“Site location is of the utmost importance in the success of any
housing development. Remote or isolated locations are to be
avoided. Projects which, by their location or architectural
design, discourage continuing relationships with others in the
community will not be approved (are not acceptable). A
primary concern is that the project not be dominated by an
institutional environment.”
5.3
SECTION 5
O AFFORDABLE HOUSING DEVELOPMENT OPTIONS &
RESIDENTIAL LAND NEEDS O
A total of 534 new housing units have been targeted for Seward County by
2018. This would include up to 384 owner units and 150 rental units. Vacant land
will need to be made available in or adjacent Seward County Communities for the
suitable development of various, needed housing types.
Identifying locations of new housing development is important for Seward County and
each Community. Each Community in Seward County has unique restrictions on
where new development can take place, such as river beds, flood plains and topographic
issues. Each Community should review their respective Comprehensive Plans,
Future Land Use Maps and both voluntary and involuntary annexation
policies, all in an effort to identify land for new housing developments.
The Communities of Seward County will need to focus on workforce families needing
safe, efficient and affordable housing, including employees living outside of the County
and, in some cases, outside of the State of Nebraska. This can be accomplished through
joint relationships with major employers of the County in an effort to create decent
rental housing units for employees.
The Communities of Seward, Milford and Utica should focus include new housing
construction as a key housing activity. The City of Seward will need to develop an
estimated 298 housing units, including 202 owner and 96 rental units. Of the 298
units, approximately 44 units, including 12 owner and 32 rental units, should be
developed in the Downtown. Milford and Utica should strive to develop an estimated
60 and 22 housing units, respectively. This includes 28 owner and 83 rental units in
Milford and 14 owner and eight rental units in Utica. Communities lacking an
adequate supply of vacant land will need to acquire suitable, rural land adjacent the
Community for housing development.
All Communities in Seward County should implement housing rehabilitation
activities, including purchase-rehab-resale or re-rent programs. The County
has an estimated 400 housing structures needing moderate- to substantial
rehabilitation and an estimated 96 housing structures for demolition. The
demolition of dilapidated or severely deteriorated housing structures will create
additional vacant land for each Community that can be used for the development of
new and creative housing concepts. Newly acquired vacant land should be set aside in
a County/Communities Land Trust/Land Bank Program.
The field analysis completed as part of this County-Wide Housing Study included an
assessment of the condition of the existing housing stock. All of the Communities in
Seward County have “pockets” or areas where houses are in need of moderate- to
substantial rehabilitation. Housing that is not cost effective to be rehabilitated should
be targeted for demolition and replacement to take advantage of the existing
infrastructure for new affordable housing development.
5.4
SECTION 5
O HOUSING LAND USE PROJECTIONS. O
Table 5.1 identifies the estimated land use projections and housing types for
different age sectors in the City of Seward, Nebraska, by 2018. An estimated 102
acres of land will be required to complete the needed housing developments
throughout Seward.
An estimated 112 units should be developed for the 55+ age group, including special
populations. This would require an estimated 32.8 acres. An estimated 186 units
will need to be developed for non-elderly families, requiring an estimated 69 acres.
New housing types should include single family, duplex, townhome and apartment
units. Rental units should be geared towards providing housing for persons
involved in the local workforce, at 45+ percent AMI, needing decent, affordable
rental housing.
A total of 44 units, including 12 owner and 32 rental units, should be
considered for buildings in the Downtown that consist of vacant upperstory floor space.
TABLE 5.1
HOUSING LAND USE PROJECTIONS/ PER HOUSING TYPE/ AGE SECTOR
SEWARD, NEBRASKA
2018
Age Sector
#Owner /
#Renter
104 / 12*
10 / 0
10 / 6
0 / 26
6 / 12
130 / 56
Land Requirements
(Acres)
54.0
2.5
4.0
6.5
2.2
69.2
TOTALS
34 / 0
12 / 0
20 / 10
0 / 24
6/6
72 / 40
16.0
2.7
7.0
5.6
1.5
32.8
TOTAL UNITS / ACRES
202 / 96
102.0
18 to 54 Years
Type of Unit
Single Family Unit
Patio Home Unit
Town Home Unit
Duplex Unit
Apartment - 3+ Units
TOTALS
55+ Years
Single Family Unit
Patio Home Unit
Town Home Unit
Duplex Unit
*Includes Lease- or Credit-To-Own Units.
5.5
SECTION 5
different age sectors in the City of Milford, Nebraska, by 2018. An estimated 20
acres of land will be required for housing developments in Milford.
An estimated 30 units will need to be developed for the 55+ age group, which
includes special populations and would require an estimated 8.5 acres. An
estimated 30 units will need to be developed for non-elderly families, requiring an
estimated 11.5 acres. New housing types should include single family, duplex and
patio home units. Rental units should be geared towards providing housing for
persons involved in the local workforce, at 45+ percent AMI, needing decent,
affordable rental housing. Approximately 6 to 10 units, all rental, should be
considered for Downtown Milford.
TABLE 5.2
MILFORD, NEBRASKA
2018
Age Sector
#Owner /
#Renter
10 / 6*
0/0
4/0
0/8
0/2
14 / 16
Land Requirements
(Acres)
8.0
0.0
1.0
2.0
0.5
11.5
TOTALS
6/0
4/0
4/0
0 / 12
0/4
14 / 16
3.0
1.0
1.0
3.0
0.5
8.5
TOTAL UNITS / ACRES
28 / 32
20.0
18 to 54 Years
Type of Unit
Single Family Unit
Patio Home Unit
Town Home Unit
Duplex Unit
TOTALS
55+ Years
Single Family Unit
Patio Home Unit
Town Home Unit
Duplex Unit
5.6
SECTION 5
different age sectors in the Village of Utica, Nebraska, by 2018. An estimated
nine acres of land will be required to complete the needed housing developments
throughout Seward.
An estimated eight units will need to be developed for the 55+ age group, which
includes special populations, requiring an estimated three acres. An estimated 14
units will need to be developed for non-elderly families, requiring an estimated six
acres. New housing types should include single family, duplex and townhome units.
Single family units could also be developed as part of a Credit-To-Own Housing
Program.
TABLE 5.3
UTICA, NEBRASKA
2018
Age Sector
#Owner /
#Renter
8 / 2*
0/0
0/0
0/4
0/0
8/6
Land Requirements
(Acres)
5.0
0.0
0.0
1.0
0.0
6.0
TOTALS
4/0
0/0
2/0
0/2
0/0
6/2
2.0
0.0
0.5
0.5
0.0
3.0
TOTAL UNITS / ACRES
14 / 8
9.0
18 to 54 Years
Type of Unit
Single Family Unit
Patio Home Unit
Town Home Unit
Duplex Unit
TOTALS
55+ Years
Single Family Unit
Patio Home Unit
Town Home Unit
Duplex Unit
5.7
SECTION 5
The following affordable housing development options are provided as a courtesy by
Mesner Development Company and Dana Point Development Corporation, along
with their respective architectural design team.
Single family homes are presented as examples of Credit-, or Lease-To-Own,
affordable housing options. This development concept has been successfully
implemented in several Nebraska Communities, including Auburn, Nebraska City,
O’Neill and York. This housing option is typically funded with Low-Income Housing
Tax Credits, awarded by the Nebraska Investment Finance Authority, with the
CROWN or Credit-To-Own Program, HOME Funds and/or Nebraska Affordable
Housing Trust Funds, available through the Nebraska Department of Economic
Development (NDED) and/or Affordable Housing Program funds, provided by the
Federal Home Loan Bank. Also included in funding affordable single family homes
is conventional financing and Tax Increment Financing.
Although reasonably modest by design, all in an effort to maximize the use of tax
dollars, the single family home examples provide all necessary living space for a
family of up to five- to six persons. This includes three-bedrooms on the first floor,
with the opportunity of an additional bedroom(s) in the basement, one bath, on the
upper level, with the potential for another in the lower level, a great or family room,
with additional space in the basement for family activities, a kitchen and dining
area and, at least, a single stall garage. The square footage of these affordable
single family homes typically ranges from 1,100 to 1,300 square feet. These homes
are usually constructed on lots of 8,000 to 10,000 square feet, allowing for ample
yard space.
Nebraska Bar-None, or Prairie Gold Homes are available to be used with a
CROWN Program. Photos of a CROWN Credit-To-Own housing development in
O’Neill, Nebraska, are provided as an example of a housing type the City can
develop over the next five years.
Net monthly rents for affordable single family homes range from $500 to $675,
based on rental comparables and the level of affordability of the target population in
the community being served. Typically, Credit- or Lease-To-Own single family
housing programs are affordable to persons/households of 50 to 80 percent of the
Area Median Income (AMI). In a lease-to-own type program, a small percentage of
the net monthly rent is set-a-side for the eventual use by the tenant as a down
payment to eventually purchase a home.
5.8
SECTION 5
Affordable single family housing options can also be used for First-Time
Homebuyers, utilizing grant and loan monies available from the NDED.
Households of 50 to 80 percent AMI are typically income eligible to participate in a
home buyer program. Depending upon whether the home selected for purchase is
new construction or an existing house, the cost for the homes, typically, range from
$95,000 to $130,000. In a First-Time Homebuyers Program, the income eligible
household is provided a down-payment assistance ranging from 5 to 20 percent of
the purchase price.
Duplex/triplex rental housing is a popular affordable housing program in
Nebraska for both, older adults, 55+ years of age, singles and couples, and two-,
three- and four-person family households. Financing similar to that available for
the lease-to-own single family homes is also available for affordable duplex/triplex
rental housing. This type of affordable housing can be made available for
households ranging from 0 to 80 percent AMI, depending upon the level of funding
subsidy. Net monthly rents for duplex/triplex rental housing have traditionally
ranged from $350 to $575, depending upon the local housing economics of the
subject community.
Affordable duplex and triplex rental housing provides an excellent low-density
housing option for Nebraska communities, while maintaining a cost containment
approach to building living space and maximizing the use of tax dollars. Duplex
and triplex rental housing units range from 950 to 1,100 square feet, contain either
two- or three-bedrooms, include a kitchen and dining area, a family room, at least
one bath and a garage. Basements can be included in the development process, to
provide additional living space, if necessary. Affordable housing programs with
supportive services for the subject tenant are the most successful
programs.
The availability and use of tenant- or project-based “Section 8 Rental Assistance”
with either single family or duplex/triplex affordable housing options would prove to
be an “economic enhancement” to any housing program, allowing more households
to be income eligible and, thus, allowing more local households access to affordable
housing options.
5.9
SECTION 5
INDEPENDENT DUPLEX APARTMENT EXAMPLE
The need for additional independent family and/or elderly duplex apartments was
discussed at several of the Listening Sessions. Mesner Development Company of
Central City, Nebraska, developed a new 18 unit residential development in
Holdrege, Nebraska, Sunrise Lane, LLC, designated for retirees and the
elderly. The Subdivision has nine separate duplexes. Exteriors are constructed
entirely of vinyl siding and brick. Sunrise Lane, LLC, is an ideal model of
independent living elderly housing for low- to moderate-income households.
Duplexes and townhomes of similar construction are also suitable for families of
low- to moderate-income.
Village at Heartland Park is a similar duplex apartment housing program in the
City of Seward. Communities throughout Seward County should use this Program
as an example for future elderly housing development activities.
5.10
SECTION 5
Waverly, Nebraska CROWN Homes
Courtesy: Dana Point Development Corporation.
5.11
SECTION 5
Waverly, Nebraska CROWN Homes
Courtesy: Dana Point Development Corporation.
5.12
SECTION 5
O IMPLEMENTING HOUSING DEVELOPMENTS IN
SEWARD COUNTY. O
The successful implementation of housing developments in Seward County depends on
a firm understanding of the local housing industry and available housing funding
resources. Solutions to housing opportunities in the County can be achieved with a proactive approach via collective partnerships among housing developers and funders, nonprofit organizations, local elected officials and Seward County citizenry.
The development of Affordable housing throughout Seward County will require
the strategic application of a variety of both public and private funding
sources. Typical private funding is secured from Banks, Foundations, major
employers and individuals with a passion for funding housing and sustaining
the livability of a neighborhood.
“Affordable housing applies to persons and households of all income sectors
of the Community. Affordable independent living housing requires no more
than 35 percent of the occupant's annual income for the cost of rent and
utilities, or mortgage and associated mortgage interest payment, insurance
and utilities for owner housing.”
“Traditional “low-income housing” is for persons and families at 0 percent to
80 percent of the Area Median Income, commonly referred to as "Very-Low to
Moderate Income". Housing for households within this income range,
typically requires one or more public program of financial intervention or
support for buying down either or both the cost of development and/or
operation, allowing the housing to be affordable (see above). The use of public
programs of financial support will, typically, require income and rent or
purchase limits.”
“Market-Rate Housing”, as it is typically referred to, is housing, both owner
and rental, that typically meets the current "street cost", utilizing no
programs of public intervention or support, but, yet, is affordable (see above)
to the tenant.”
“Section 8 Rental Housing (Project-Based),” is a government-funded program that
provides rental housing to low-income households in privately owned and managed
rental units. The subsidy stays with the building; when you move out, you no longer have
the rental assistance. Most units rental cost will be 30 percent of your household
adjusted gross income. There may be a variety of housing types available through this
program including single-family homes, townhomes, or apartments.
“Section 8 Rental Housing (Tenant-Based).” Families with a tenant-based voucher
choose and lease safe, decent, and affordable privately-owned rental housing.
5.13
SECTION 5
O HOUSING FINANCIAL RESOURCES O
To produce new and upgrade existing renter and owner occupied housing in a Nebraska
County, a public/private partnership must occur to access affordable housing programs,
which will reduce the cost of development and/or long-term operations. The following
information identifies various funding sources, programs and strategies available to
assist in sources, programs and strategies available to assist in financing future
housing activities in a County and the Communities. The (strategic) combination of
two or more sources can assist in reducing development and/or operational costs of
proposed affordable housing projects.
LOCAL FUNDING OPTIONS
Local funding for use in housing development and improvement programs are limited
to two primary sources (1) local tax base and (2) dollars secured via state and federal
grant and loan programs, which are typically only available to local units of
government (Village, City or County).
Local Tax Base
Tax Increment Financing (TIF) can use added property tax revenues, created by
growth and development in a specific area, to Finance improvements within the
boundaries of a designated Redevelopment Area. Utilizing the Nebraska Community
Development Law, each community in Nebraska has the authority to create a
Community Redevelopment Authority (CRA) or Community Development Agency
(CDA).
A City or Village with a CRA or CDA has the authority to use TIF for commercial,
industrial and residential redevelopment activities. The CRA/CDA can utilize TIF for
public improvements and gain the revenue associated with these improvements. The
tax increment is the difference between the taxes generated on an existing piece of
property and the taxes generated after the redevelopment occurs. One hundred percent
(100%) of the increment can be captured for up to 15 years, by the CRA, and used for
public improvements in a designated Redevelopment Area.
Every Community in
Nebraska is eligible to utilize TIF, after a CRA or CDA has been established and a
Blight and Substandard Determination Study has been completed by the Community.
TIF may be used for infrastructure improvements, public façade improvements in the
Downtown and to purchase land for commercial or industrial development.
Currently, the Cities of Seward and Milford, and the Village of Utica have
designated “Redevelopment Areas.” These and other Communities would
benefit greatly from being actively involved in providing TIF for new
development projects.
5.14
SECTION 5
Other Local Options
Local Housing Authority – Public Housing Authorities or Agencies can sponsor
affordable housing programs. The Housing Authority is empowered by existing
legislation to become involved in all aspects of affordable housing in the
Community. The Housing Authority has access to a variety of sources of funding, as
well as the ability to secure tax exempt bond financing for local based housing
projects.
The Communities of Seward and Milford have Housing Authorities that
provide elderly housing units for local residents.
Local Major Employers and/or Community Foundation Assistance – This is
a common occurrence today within many cities and counties nationwide, in an effort
to provide housing opportunities to low- and moderate-income persons and families.
Major local employers and community foundations are becoming directly involved in
housing developments and improvements.
These Foundations and/or major
Employers could provide the following:
a)
b)
c)
d)
e)
f)
Direct grants;
Low interest loans;
Letter of Credit, for all or a percentage of loans;
GAP Financing – provides financing to cover the unfunded portion of
development costs, as a deferred or less than market rate loan to the
development;
Mortgage Interest Rate Subsidy – provides buy down of a conventional loan;
Purchase Bonds/Tax Credits – make a commitment to purchase either/both
taxable/tax exempt bonds and/or low-income tax credits utilized to Finance
housing development.
Local Lender Participation – Local and regional lending institutions serving a
particular Community or County should create a partnership to provide technical
assistance to housing developers and share bridge- and permanent financing of local
housing programs.
The previously described local funding options could be used separately or “pooled”
together and utilized in equal proportions for the implementation of County-wide
housing programs.
5.15
SECTION 5
STATE PROGRAMS
State programs available to assist in funding a community housing initiative
include resources available from the Department of Economic Development
(NDED), Nebraska Investment Finance Authority (NIFA), Nebraska
Affordable Housing Trust Fund (NAHTF), Nebraska Energy Offices (NEO)
and Nebraska Department of Health and Human Services (NDHHS). The
following describes the primary housing funding programs provided by these State
agencies.
Nebraska Department of Economic Development (NDED)
The proposed 2013 Annual Action Plan, prepared and administered by the
NDED, has the following, approximate allocations of State and Federal funds
available for housing activities.
$9 Million Community Development Block Grant
$2.7 Million HOME Investment Partnership Fund
$956,000 Emergency Shelter Grant Program
$2 Million Homeless Shelter Assistance Trust Funds
$6 Million Nebraska Affordable Housing Trust Fund
$347,000 Housing Opportunities for Persons with AIDS
NDED also administers the non-entitlement Community Development Block
Grant (CDBG) program, available to local Community and County municipalities
for financing housing, planning and public works projects. All Nebraska Counties
and Communities are an eligible applicant for CDBG funds. Lincoln and Omaha
receive an annual allocation of CDBG funds, from the Department of Housing and
Urban Development, as entitlement communities. The remaining Nebraska
Communities are classified as non-entitlement Communities and compete annually
for CDBG funds for various community and economic development programs,
including housing. Nebraska Communities, with a population of 5,000+ are eligible
for multi-year CDBG funding from the Comprehensive Revitalization Category of
funding.
NDED also administrates the HOME funds. HOME funds are available to
authorized, local or regional based Community Housing Development Organizations
(CHDOs) for affordable housing repair and/or new construction, both rental and
owner. An annual allocation of HOME funds is established for CHDOs based on
individual housing programs. HOME funds are also available to private developers,
via a local non-profit as gap financing on affordable housing projects.
5.16
SECTION 5
Nebraska Affordable Housing Trust Fund (NAHTF) – The NAHTF is available
to assist in funding affordable housing programs. The Trust Fund is administered
by the NDED and is used to match with Low-Income Housing Tax Credit
allocations, for new affordable rental housing, funding of non-profit operating
assistance, financing distressed rental properties and the acquisition/rehabilitation
of existing rental programs.
Nebraska Investment Finance Authority (NIFA)
NIFA is a primary provider of funding for affordable housing development in
Nebraska. The primary program is the Section 42 Low Income Housing Tax Credits
(LIHTC) utilized to help finance both new construction and rehabilitation of
existing rental projects.
A popular LIHTC Program is the CROWN (Credit-to-Own). CROWN is a lease-toown housing program developed to bring home ownership within reach of very lowincome households while assisting local governments in revitalizing their
neighborhoods. The objectives of the program are to:
1. Construct housing that is decent, safe, and permanently affordable
for low-income residents;
2. Develop strong public/private partnerships to solve housing problems;
3. Offer renters a real plan to own a home; and
4. Restore unused, vacant, in-fill lots to become a neighborhood asset.
CROWN utilizes the LIHTC program as one financing tool. Other sources of
financing may be HOME funds, NAHTF, Federal Home Loan Bank funding, local
government grants and loans and traditional development financing sources.
CRANE (Collaborative Resources Alliance for Nebraska) is a LIHTC set-a-side
program for targeted resources, for community development and housing programs.
NIFA also provides the Single Family Mortgage Program – This program provides a
less than current market interest rate for First-time Homebuyers in Nebraska.
Local lender participation is encouraged in this Program.
Midwest Housing Equity Group (MHEG)
The MHEG was created in 1993 to secure equity capital to invest into affordable
rental housing throughout Nebraska, Kansas, Iowa and Oklahoma. MHEG is a
privately-owned non-profit corporation with a nine-member board of Directors and
receives no federal or state dollars. MHEG’s income is derived from its ability to
obtain equity capital and investing into affordable housing properties.
5.17
SECTION 5
MHEG provides equity financing for the federal low income housing tax credit
program, as defined in Section 42 of the Internal Revenue Code. In addition to tax
credit syndication, MHEG staff provides technical assistance to developers, owners
and management companies on the development and management of tax credit
properties.
CHDO/Community Action Partnership/Economic Development District
The Community Action Partnership serving a particular Community or County can
provide housing and weatherization programs in a specified service area. A
Community Action Partnership also provides community social services, emergency
services, family development and nutrition programs. Nebraska Communities and
Counties should work with their Community Action Partnership to provide safe,
accessible, affordable housing to its residents. Blue Valley Community Action
serves Seward County.
Two CHDOs serve Seward County: Blue Valley Community Action
Partnership and Seward County Housing Corporation.
The Nebraska Housing Developers Association is a State-wide
organization providing important housing capacity building and support
for local housing development corporations. Community, Economic and
Housing Development Grant administration is provided by South
Southeast Nebraska Development District.
Nebraska Energy Office (NEO)
Low-Income Weatherization Assistance Program – This Federally funded
program assists people with low-incomes by making energy improvements to their
homes. The program is a State-wide effort carried out primarily by Nebraska
Community Action Partnerships.
The weatherization program concentrates on energy improvements which have the
greatest impact on making recipient’s homes more energy efficient, thereby
lowering their energy consumption. Eligible weatherization measures include
caulking, weather stripping, ceiling, wall and floor insulation and furnace repair.
Nebraska Department of Health and Human Services (NDHHS)
NDHHS administers the Nebraska Homeless Shelter Assistance Trust Fund
and Emergency Shelter Grant to assist local or regional based groups in the
provision of housing improvements for homeless and “at risk of homeless” persons
and families.
5.18
SECTION 5
REGIONAL FUNDING
Federal Home Loan Bank
Affordable Housing Program – This program makes low-interest loans to
Finance home ownership for families with incomes at or below 80 percent of the
median income for the area. The program can also Finance the purchase,
construction or rehabilitation of rental housing in which 20 percent of the units are
occupied by and affordable to very low-income households. These funds are
available through the Federal Home Loan Bank member institutions in Nebraska
and are loaned on a competitive basis, with semi-annual application dates. This
program can be combined with other programs (i.e., State CDBG, Low-Income
Housing Tax Credit, etc.) to absorb the development subsidy requirements for both
rental and owner occupied housing projects.
FEDERAL FUNDING
A primary provider of Federal funding to Nebraska Communities and Counties for
housing development, both new construction and rehabilitation, is the Department
of Housing and Urban Development (HUD). Housing programs provided by
HUD are available for both profit and non-profit developers. Funds from these
programs are commonly mixed or pooled with other public funding sources, as well
as conventional financing.
U.S. Department of Housing and Urban Development (HUD)

Section 8 Moderate Rehabilitation SRO’s – Available to Public Housing
Authorities to provide rental assistance for homeless individuals in rehabilitated
single-room occupancy housing.

Shelter Plus Care – Provides rental assistance and supportive services on a
long-term basis for homeless individuals with disabilities.

HUD Section 202 Program – Provides a capital advance to non-profit
developers for development of elderly housing for either independent living or
congregate (frail elderly) living. The program provides 100 percent financing,
with a capital advance, no repayment loan and operational subsidy.

HUD Section 811 Program – Provides a capital advance to non-profit
developers for development of housing for persons with a disability(ies). The
program provides 100 percent financing with an operational subsidy.
5.19
SECTION 5

Mortgage Insurance – The HUD 221(d)(3) provides up to 100 percent
mortgage insurance for non-profit developers and 90 percent mortgage insurance
coverage for profit-motivated developers 221(d)(4). Permanent financing can be
provided via the public funds (i.e., CDBG, HOME) and/or conventional financing.
U.S.D.A. Rural Development (RD)
a)
Section 515 Program – Provides a direct interest subsidized loan for the
development of family and elderly housing, including congregate and rental
housing for persons with a disability. A Section 538 mortgage insurance
program is also available
b)
Section 502 Program – Provides either a mortgage guarantee or direct loan
for single family homeownerships for low- and moderate-income
persons/families, including persons with a disability. Section 504 Program
– Provides for the rehabilitation of homes.
c)
Community Facilities Program – Provides a direct, interest subsidized
loan for a variety of projects specific, community facility improvement
programs including new construction or housing rehabilitation for “special
populations.”
d)
Preservation Program – Administered by qualified local and regional
organizations/agencies to assist in housing rehabilitation programs in
Nebraska Communities. This could include a local based, planned program
of home modification income eligible to low/moderate-income persons
and families.
e)
Business & Industry Program – The RD Business and Industry Program
allows for loan mortgage guarantee for commercial projects, including
retirement/assisted care housing.
Other Federal Funding
Other funding products that may serve to be useful in the development of affordable
housing for persons with a serious mental illness are the HUD Rural Housing and
Economic Development Fund, the Native American Housing and SelfDetermination Act and CDBG funds and the Rehabilitation Tax Credit, available
via the Historic Preservation Act.
5.20
SECTION 6
Seward County
Five-Year Housing Action Plan.
SECTION 6
SEWARD COUNTY FIVE-YEAR HOUSING ACTION PLAN.
SEWARD COUNTY
FIVE-YEAR HOUSING ACTION PLAN.
O INTRODUCTION. O
The greatest challenge for Seward County, during the next five years, will be to develop
housing units for low- to moderate-income families, the elderly and special population
households, with attention given to workforce households. Overall, Seward County
should strive to build 534 new units; 384 owner units and 150 rental units, by
2018.
The successful implementation of the “Seward County Five-Year Housing Action
Plan” will begin with preparation of reasonable, feasible housing projects. Such a Plan
will address all aspects of housing, including new construction, housing rehabilitation,
the removal of “bad” housing, the reuse of infill residential lots, appropriate housing
administration and code and zoning enforcement. Also important are the creation of a
Housing Partnership comprised of housing stakeholders throughout the County.
“The bigger the circle of Partnerships, the better the delivery of housing.” The
following partners are most commonly used to create new and preserve existing
housing in Nebraska Counties and Communities. The list does not include all
possible housing partners, such as foundations, private donors and financing
available from local municipalities.
HUD = U.S. Department of Housing & Urban Development-Mortgage Insurance/Capital Advance.
RD = Department of Agriculture-Rural Development/Grants/Loan/Mortgage Guarantee.
AHP = Federal Home Loan Bank-Affordable Housing Program.
LIHTC/FTHB = Nebraska Investment Finance Authority-Low Income Housing Tax Credit
& First-Time Homebuyer (Programs).
HTC = Historic Tax Credits.
CDBG = Nebraska Department of Economic Development-Community Development Block Grant.
HOME = HOME Program.
NAHTF = Nebraska Affordable Housing Trust Fund.
OE = Owner Equity.
CPF = Conventional Private Financing.
TEBF = Tax Exempt Bond Financing.
TIF = Tax Increment Financing.
SCEDC = Seward County Economic Development Corporation.
SCHC = Seward County Housing Corporation.
SENDD = Southeast Nebraska Development District.
BVCAP = Blue Valley Community Action Partnership.
HAs = Housing Authorities (of Seward County).
SCAS = Seward County Aging Services.
MHEG = Midwest Housing Equity Group.
PD = Private Developer.
6.1
SECTION 6
O HOUSING PROJECTS O
The following Housing Action Plan presents the “priority” housing programs
proposed for Seward County during the next five years. Programs include activities
associated with the organizational or operational requirements of each Community to
insure housing development exists as an ongoing community and economic process,
housing units for both elderly and non-elderly households, persons with special needs
and the preservation or rehabilitation of the County-Wide housing stock. The Plan
defines a purpose and estimated cost for each housing program and, where relevant,
ORGANIZATIONAL/OPERATIONAL PROGRAMS.
1.
2.
Activities.
Purpose of Activity.
Total Cost.
Continue the use of Seward
County Housing Partners
to guide interests in housing
development activities in the
County and each
Community.
Continue to support a County-based
organization that plans and implements
affordable housing programs. Efforts should
include the input and involvement of existing
Housing Partners currently serving Seward
County, including, but not limited to, SCEDC,
SCHC, SENDD, BVCAP, HAs and SCAS.
Not Applicable.
Establish an Employer’s
Housing Assistance
Program, encouraging
major employers in the
County to become directly
involved with assisting their
employees in obtaining
affordable housing.
To encourage Major Employers in Seward
County to partner and financially assist in
developing housing programs identified in the
Housing Action Plan, including first-time
homebuyer and down payment assistance
programs and collaboration of major employers
to complete needed workforce housing projects.
A $350,000 annual
contribution from major
employers would be
requested.
Initiate a Continuum of
(Housing) Residential
Care Program in the
County, directed at persons
and families 62+ years of
age.
Housing assistance program provided by the
Seward County Housing Partners, to
address all facets of elderly housing needs
in Seward County, including advocating for
the development of all housing types and
needed supportive services for elderly
households; new construction and home
rehabilitation and modification.
A $110,000 annual
contribution from local
businesses and housing
providers/stakeholders
would be requested.
Create a Seward County
Land Trust/Land Bank
Program.
Secure land for future housing developments
throughout Seward County.
SCHC
Estimated Annual
Budget: $320,000.
3.
4.
the estimated cost subsidy.
6.2
SECTION 6
ORGANIZATIONAL/OPERATIONAL PROGRAMS (Continued).
Activities.
5.
Purpose of Activity.
County-Wide Housing
Investment Club.
With the guidance of the Seward County
Housing Partners, organize local funding
and housing stakeholders to create a bank of
funds to invest in needed gap financing for
local housing developments.
Plan and implement an
annual Seward County
Housing Summit.
The Seward County Housing Partners,
with the assistance of local funding and
housing stakeholders, would conduct an
annual presentation of housing
accomplishments and opportunities in Seward
County.
6.
Total Cost.
$180,000 Annually.
SCHC
Estimated Annual Cost:
$6,000.
HOUSING PRESERVATION.
7.
8.
9.
10.
Activity/Purpose.
Total Cost.
Required Cost
Subsidy.
Potential
Partnerships.
County-Wide Housing Code
Inspection and Rental Licensing
Program, to provide a year-round, ongoing housing inspection and
enforcement and licensing program. Can
combine with a Nuisance Abatement
Program.
$125,000.
60% or $75,000.
SENDD & HAs
Single Family Owner Housing
Rehabilitation Program, 120 Units,
moderate rehabilitation at $32,000 to
$38,000 per unit in Seward County, by
2018, to meet the needs of low- to
moderate-income households.
$4,200,000.
90% or
$3,700,000.
SENDD, SCHC, BVCAP,
CDBG, HOME, NAHTF,
TIF & OE.
Purchase and Demolition of 36
substandard, dilapidated housing units
in Seward County, by 2018 and establish
a Land Bank of property (lots) for
redevelopment purposes.
$2,200,000.
100%.
SENDD, SCHC, CDBG,
NAHTF & TIF.
Single Family Purchase-RehabResale/Re-rent Program, 38 Units, 3+
bedroom houses, standard amenities in
Seward County, by 2018, to meet the
affordable homeowner/renter needs of
low- to moderate-income households
(51% to 80% AMI).
$6,412,500.
70% or
$4,488,750.
SENDD, SCHC, BVCAP, PD,
USDA-RD, CDBG, HOME
NAHTF, TIF, CPF & OE.
6.3
SECTION 6
HOUSING FOR ELDERLY/SENIOR POPULATIONS.
Activity.
11.
Required Cost
Subsidy.
Potential
Partnerships.
$7,500,000.
70% or
$5,250,000.
PD, SCHC, SCAS, HAs,
LIHTC, MHEG, HOME,
NAHTF, AHP, HUD, RD,
TIF & CPF.
$10,100,000.
35% or
$3,535,000.
PD, SCHC, SCAS, SENDD,
HOME, NAHTF, TIF, RD &
CPF.
$1,900,000.
90% or
$1,710,000.
SCAS, SENDD, SCHC,
BVCAP, CDBG, HOME,
NAHTF, TIF & OE.
Total Cost.
Elderly Rental Housing Program,
48 Units:
- Seward: 32
- Milford: 10
- Utica: 6
Scattered Site, Mixed Income, 2
bedroom Duplex or Triplex units,
standard amenities, to meet the rental
housing needs of low- to moderatemixed-income elderly households
(51%+ AMI).
12.
Seward County Elderly
Homeownership Initiative, 48
Units:
- Seward: 25
- Milford: 12
- Utica: 4
- Remaining Communities: 1 Each.
Scattered Site, Mixed Income, 2 & 3
bedroom single family, patio home and
duplex units, standard amenities,
complete accessibility design, to meet
the needs of Moderate-income elderly
households (65%+ AMI).
13.
Housing Rehabilitation/
Modification Program, 45 Units:
- Seward: 20
- Milford: 10
- Utica: 6
- Beaver Crossing: 4
- Remaining Communities: 1 Each.
Standard amenities, complete
visitability, accessibility design, to
meet the needs of very-low- to
moderate-income (0% to 80% AMI),
Elderly and Special Population
Households, with a Person(s) with a
Disability.
6.4
SECTION 6
HOUSING FOR ELDERLY/SENIOR POPULATIONS
(Continued).
Activity.
14.
Total Cost.
Develop up to 36 units of affordable
elderly rental housing in a
licensed Assisted Living Facility
with supportive/ specialized services
for near-independent and frail-elderly
residents of Seward and Milford.
$4,150,000.
Required Cost
Subsidy.
Potential
Partnerships.
60% or
$2,484,000
PD, RD, HUD, SCAS, SCHC,
HAs, TIF & CPF.
- Seward: 24 Units.
- Milford: 12 Units.
HOUSING FOR FAMILIES.
Activity.
15.
Total Cost.
Potential Partnerships.
Single Family Rental, CROWN
Rent-To-Own Program, 20 Units:
- Seward: 12
- Milford & Utica: 4 Each.
Scattered Site, Mixed Income,
3+bedroom houses with standard
amenities to meet the affordable
housing needs of moderate-income
households (51% to 80% AMI).
16.
Required Cost
Subsidy.
$3,100,000.
80% or
$2,400,000.
PD, SCHC, LIHTC, MHEG,
AHP, NAHTF, HOME, TIF
& CPF.
$7,250,000.
70% or
$5,100,000.
PD, SCHC, LIHTC, MHEG,
AHP, NAHTF, HOME, TIF
& CPF.
General Rental Housing Program,
50 Units:
- Seward: 28
- Milford: 14
- Utica: 6
Scattered Site, Mixed Income,
duplexes, consisting of 2 & 3 bedroom
units with standard amenities, to
meet the affordable rental housing
needs of low- to moderate-income
workforce households (51% to 125%
AMI).
6.5
SECTION 6
HOUSING FOR FAMILIES (Continued).
Activity.
17.
Required Cost
Subsidy.
Potential
Partnerships.
$33,264,000.
55% or
$18,300,000.
PD, SCHC, SENDD, FTHB,
CDBG, NAHTF, HOME, TIF
& CPF.
$2,400,000.
70% or
$1,600,000.
PD, Major Employers, SCHC,
SENDD, LIHTC, MHEG,
HOME & TIF.
$1,920,000.
90% or
$1,728,000.
PD, SCHC, SENDD, CDBG,
NAHTF, HOME, LIHTC,
MHEG, TIF, AHP & CPF.
$3,920,000
75% or
$2,940,000
PD, SCHC, SENDD, HTC,
CDBG, HOME, LIHTC,
NAHTF, AHP, MHEG, TIF &
CPF.
Total Cost.
Family Homeownership Initiative,
168 Units:
- Seward: 58
- Milford: 30
- Utica: 8
- Remaining Communities: 2 each.
- Rural County: 56 (planned
subdivisions)
Scattered Site, Mixed Income, single
family units, 3+ bedroom units with
standard amenities to meet the
affordable housing needs of low- to
upper-income family households (51%+
AMI). Units constructed in
“Remaining Communities” should
focus on utilizing a Purchase-RehabResale or Re-rent Program.
18.
19.
Single Room Occupancy
Housing Program, 20 rooms, 2
buildings, in the City of Seward, to
meet the needs of low- to moderateincome, single person workforce
households (35% to 80% AMI).
Owner/Rental Housing Initiative
for Special Populations, 12 Units:
- Seward: 8
- Milford: 4
Scattered Site, 2 & 3 bedroom units,
standard amenities, complete
visitability and accessibility design, to
meet the affordable independent living
housing needs of persons with special
needs (0% to 80% AMI).
20.
Downtown Rental Units, 38 Units:
- Seward: 20
- Milford: 8
Mixed Income, Scattered Site, 1 & 2bedroom apartments.
6.6
APPENDIX I
Seward County Survey Results.
APPENDIX I
SEWARD COUNTY SURVEY RESULTS.
SEWARD COUNTY-WIDE HOUSING STUDY
COMPLETE THE FOLLOWING SURVEY AND BE ELIGIBLE FOR A $50 DRAWING!
YOUR NAME AND TELEPHONE NUMBER WILL ONLY BE USED TO CONTACT YOU IF
YOU WIN THE DRAWING.
Please take a few minutes and complete the following Housing Survey. Seward County
Leadership is currently completing a new County-Wide Housing Study, the third Housing
Study for the County. The Housing Study is extremely important in creating new housing
opportunities for Seward County citizens. We appreciate your opinion. Please include
your name and contact information to be eligible for the $50 Drawing!
Thank you,
Jonathan Jank, Executive Director
Seward County Economic Development Corporation
Where do you live?
__45__Seward __2__Beaver Crossing __5__Bee __3__Cordova __1__Garland __3__Goehner
__15__Milford __0__Pleasant Dale __3__Staplehurst __0__Tamora __90*__Utica
__16*__Rural Seward County __8__Other/No Response_______________ TOTAL SURVEYS: 191*
*Includes results from Utica Community Housing Study (2011).
Your Age:
__0__Under 21 __10__21-30 __12__31-40
__12__41-50
__4__51-55
[Check () the appropriate boxes].
 Housing For:
1. Low-Income Families
2. Middle-Income Families
3. Upper-Income Families
4. Single Parent Families
5. Existing / New Employees
 Single Family Housing
 Rental Housing (General)
 Manufactured Homes
 Mobile Homes
 Condominiums/Townhomes
 Duplex Housing
 Apartment Complexes (3 to 12 Units per Complex)
 Rehabilitation of Owner-Occupied Housing
 Rehabilitation of Renter-Occupied Housing
 Housing Choices for First-Time Homebuyers
 Single Family Rent-to-Own
1. Short-Term 3 to 5 Years
2. Long-Term 6 to 15 Years
 Duplex/Townhouse Rent-to-Own
1. Short-Term 3 to 5 Years
2. Long-Term 6 to 15 Years
- OVER -
__8__56-62
Greatly
Needed
---------66
66
17
59
34
50
54
12
7
29
35
44
50
55
72
---------38
37
---------26
30
__35__62-75
__11__76+
Somewhat
Needed
--------------69
87
56
83
87
91
67
70
33
74
88
66
83
81
79
--------------78
81
--------------75
75
Don’t
Need
--------33
13
83
21
23
18
45
71
117
49
31
44
26
23
12
--------35
32
--------46
41
1
APPENDIX I















One Bedroom (Apartment or House)
Two Bedroom (Apartment or House)
Three Bedroom (Apartment or House)
Independent Living Housing for
Persons with a Mental/Physical Disability
Group Home Housing for
Persons with a Mental/Physical Disability
Housing On “Main Street”
Retirement Housing – Rental
Retirement Housing – Purchase (Owner Occupant)
Retirement Housing For:
1. Low-Income Elderly Persons
2. Middle-Income Elderly Persons
3. Upper-Income Elderly Persons
4. Licensed Assisted Living w/ Specialized Services
(e.g. healthcare, food prep, recreation services, etc.)
Single-Room-Occupancy Housing (Boarding Homes)
Short-Term Emergency Shelters – 30 Days or Less
Long-Term Shelters – 90 Days or Less
Transitional Housing
(3-12 month temporary housing)
Other (specify):
Other (specify):
Greatly
Needed
26
51
67
Somewhat
Needed
82
89
69
Don’t
Need
42
16
20
48
66
40
34
62
60
9
44
30
---------74
58
13
50
93
97
--------------59
89
76
95
32
26
--------24
16
58
62
74
24
20
40
25
50
48
54
80
67
67
29
51
69
Would you support your Community/County using State or Federal grant funds to conduct:
… an owner-occupied housing rehabilitation program?
__140__ Yes __51__ No
… a renter-occupied housing rehabilitation program?
__128__ Yes __63__ No
Would you support your Community/County establishing a local program that would purchase
dilapidated houses, tear down the houses and make the lots available for a family or individual
to build a house?
__165__ Yes __26__ No
Would you support your Community/County using grant dollars to purchase, rehabilitate and
resell vacant housing in the Community?
__163__ Yes __28__ No
Would you support your Community/County using State or Federal grant dollars to provide
down payment assistance to first-time homebuyers?
__146__ Yes __45__ No
Any additional comments: ________________________________________________________________
_________________________________________________________________________________________
_________________________________________________________________________________________
THANK YOU FOR YOUR PARTICIPATION!
Hey! Give us your telephone number and be eligible for a drawing to WIN $50!!!
(SURVEYS MUST BE COMPLETED IN ORDER TO BE ELIGIBLE FOR THE DRAWING).
Name: ______________________________
Phone: ______________________________
The Study is funded with a Housing Grant provided by the Nebraska Investment Finance Authority, with matching funds from
the Seward County Housing Corporation, Inc., and the City of Seward, Nebraska.
2
APPENDIX I
HOUSING NEEDS & WANTS SURVEY - COMMENTS
OTHER (HOUSING) NEEDS.
- “Slumlords” need to clean up their properties.
- We need three- and four-bedroom rentals for families
- Lots of new construction needed.
- Habitat for Humanity housing.
- Allow the placement of manufactured homes in Seward.
- We need a total change of attitude for anyone seeking to develop housing.
- More lots to build houses on. We would love to move back and build, but we need
the property to do so.
- We have 25 to 50 unoccupied houses in Utica that need to be rehabilitated, so
people will want to live here. Retired people are leaving our Community.
- Utica needs a City Administrator.
3
APPENDIX I
Workforce Housing Needs Survey
The Seward County Economic Development Corporation, Inc. (SCEDC), in
cooperation with major employers in Seward County, is conducting the following Survey to
determine the specific renter and owner housing needs of the County's workforce. Please
complete and return the following Survey to your employer by THURSDAY, APRIL 25TH.
Thank You!
If you give us your name and telephone number, you will be eligible for a $50
DRAWING! Your telephone number will only be used to contact you if you win
the drawing. This Survey must be completed in order to be eligible for the
Drawing.
Place of Employment? ___(See Comments)_________________ TOTAL SURVEYS: 178
In which Community do you currently reside?
__88__Seward __3__Beaver Crossing __2__Bee _____Cordova __3__Garland
__3__Goehner __34__Milford __1__Pleasant Dale __4__Staplehurst _____Tamora
__6__Utica __16__Rural Seward Co. __18__Other?__(See Comments)__
Number of Persons in your household? ______ 1 = 16 2 = 73 3 = 21 4 = 43 5+ = 25
Do you rent or are you a homeowner? __26__Rent __152__Own
Are you satisfied with your current housing situation? __153__Yes __25__No
If no, why? _______(See Comments)______________________________________
What is your current annual total household income?
_17_Less than $35K _28_$35K-$50K _34_$51K-$70K _25_$71K-$85K _57_$86K+
As a renter or homeowner, what are some of the issues or barriers you
experience with obtaining affordable, suitable housing for your household?
Please check all that apply.
3
1
1
10
1
1
3
14
2
4
11
For Renters
Lack of handicap accessible housing
Lack of adequate public transportation
Lack of knowledge of fair housing rights
Cost of rent
Restrictive zoning/building codes
Job status
Attitudes of landlords & neighbors
Lack of availability of decent rental units in your
price range
Use of background checks
Excessive application fees and/or rental deposits
Cost of utilities
Lack of educational resources about tenant
responsibilities
1
6
2
51
13
12
16
6
16
64
5
21
31
76
Other:___________________________
For Owners
Lack of handicap accessible housing
Lack of adequate public transportation
Lack of knowledge of fair housing rights
Housing prices
Restrictive zoning/building codes
Job status
Attitudes of immediate neighbors
Mortgage lending application requirements
Excessive down payment/closing costs
Cost of utilities
Lack of educational resources about homeowner
responsibilities
Cost of homeowners insurance
Lack of sufficient homes for sale
Cost of Real Estate Taxes
Other:__________________________
OVER
4
APPENDIX I
If you are currently a renter and would like to become a homeowner in the next
five years, or if you are currently an owner and desire to upgrade or change
housing in the next five years, please complete the following questions. If not,
please return your survey to your employer.
In which one of the following Communities would you like to purchase a home?
__32__Seward _____Beaver Crossing _____Bee _____Cordova _____Garland
__1__Goehner __4__Milford _____Pleasant Dale __1__Staplehurst _____Tamora
_____Utica __6__Rural Seward Co. __12__Other?________
Which one of the following housing types would you most like to purchase?
___41___Single Family
____4___Attached Townhouse or Duplex-Type Unit
___1___Mobile Home
____3___Patio Home __3__Other?__________________
How many bedrooms would your family need?
___1___One ___10___Two ___23___Three ____21____Four +
What is the most your family could afford for a home?
__3__Less than $50K __3__$50K -$100K __12__$100K-$120K
__13__$135K-$175K __9__$175K-$225K
__6__$225K+
__8__$120K-$135K
What could your family afford for a monthly house payment?
__5__Less than $450 __10__$450 to $650 __10__$650 to $870
__9__$870 to $1,050
__18__$1,050+
If you are currently a renter and want to remain a renter, but need a different or
alternative rental situation within the next five years, please complete the
following questions. If not, please return your survey to your employer.
In which one of the following Communities would you like to be a renter?
__2___Seward _____Beaver Crossing _____Bee _____Cordova _____Garland
_____Goehner __2__Milford _____Pleasant Dale _____Staplehurst _____Tamora
_____Utica _____Rural Seward Co. __1__Other?________
Which one of the following housing types would you most like to rent?
___3___Single Family
____1___Attached Townhouse or Duplex-Type Unit
_______Mobile Home
________Standard Apartment Unit
________Other? __________________
How many bedrooms would your family need?
___1___One ____1___Two ___2___Three ____1____Four +
What is the most your family could afford for monthly rent? _____Less than $400
__2__$400 to $500 __1__$500 to $550 __1__$550 to $650 __1__$650+
Thank You For Your Participation!
Name_______________________________
(Optional)
Telephone Number_________________
(Optional)
5
APPENDIX I
WORKFORCE HOUSING NEEDS SURVEY - COMMENTS.
Place of Employment.
Concordia University – 21
Hughes Brothers – 13
Southeast Community College - 13
Milford Senior Center - 1
City of Milford - 9
Digitec - 16
Seward County - 27
UNL Extension - 7
No Response - 2
Seward Public Schools - 19
Tenneco - 2
Progressive Sheet Metal - 8
Cattle National Bank – 22
City of Seward – 9
ESU 6 – 6
Union Bank – 1
Webermeier Library - 2
In which Community do you currently reside (Other)?
Lincoln - 4
Rural Butler County – 1
Ulysses – 1
David City - 1
Rising City – 1
Rural Saline County - 1
Brainard - 1
Dwight - 1
Are you satisfied with your current housing situation? If no, why?
- Too small/Need a bigger house. (6)
- I would like to own. (3)
- Rent is too high/Housing Prices too high. (2)
- Landlords have excessive attitude in regards to maintenance.
- Small storage.
- No garage.
- Would like to find a reasonable acreage, but it’s impossible because of the price of
land.
- Utility prices.
- Location. (2)
- Appearance of neighbor’s homes/properties. (2)
- Lack of available land to build.
- Noise from trains.
- Too much new construction surrounding my property.
Barriers to Affordable Housing.
- Utilities are expensive.
- Lack of Housing Development.
- Lack of City code enforcement.
- Location and Style of nearby homes.
- Difficulty getting a loan for a home.
Which housing type would you most like to purchase/Rent?
- Acreage.
- Log Cabin.
6
APPENDIX I
Continuum of Care for
Elderly Persons Household Survey
The Seward County Economic Development Corporation, Inc. (SCEDC) is currently conducting a CountyWide Housing Study, to determine both the short- and long-term housing needs of persons and families in Seward
County. The Study is funded with a Housing Grant provided by the Nebraska Investment Finance
Authority, with matching funds from the Seward County Housing Corporation, Inc., and the City of
Seward, Nebraska, with the leadership of the SCEDC. The Study will include the identification of housing
and service needs of elderly persons in the County. Please take a few minutes to complete the following Survey.
Please return this Survey, with your name and contact information to the drop box by WEDNESDAY, JUNE 26th,
and be eligible for a $50 DRAWING!!
1)
Sex:
2)
Location/
Age Status:
Male__26__
Female__41__ TOTAL SURVEYS: 67
Where do You currently live?
__32__Seward __1__Beaver Crossing _____Bee _____Cordova _____Garland
_____Goehner __9__Milford __1__Pleasant Dale _____Staplehurst
_____Tamora __14__Utica __18__Rural Seward Co. _____Other?________
What is your current age?
Under 45__1__ 45-54____ 55-64__1__ 65-74__24__ 75-84__18__
85+__20__
Are you currently retired? Yes___54___ No___9___
If no, do you plan on retiring in Seward County? Yes___14___ No___2___
3)
4)
Family
Status:
Disability
Status:
How many people live in your household? ________1 = 32 2 = 26 3+ = 2
How many people 55+ years live in your household? ______1 = 25 2 = 26
Do you or anyone in your household have a disability or any special
assistance needs (Mobility, Mental, Hearing/Speech Impaired,
Nutrition/Medication Assistance, etc.)?
Yes___16___ No___50___
If yes, please explain the disability or special needs type.
__________(See Comments)______________________________________________
________________________________________________________________________
5)
Please indicate your household income range, for 2012, before taxes. $_____________________
Less Than $25,000 = 11 $25,000-$49,999 = 7 $50,000-$74,999 = 6 $75,000 or More = 5
6)
7)
8)
Do you own or rent where you live now?
 Own (53)
 Rent (11)
Please rate the quality of the following Community Services in
(1 = Excellent, 2 = Good, 3 = Fair, 4 = Poor).
_2.03_Social/Rec. Activities
_2.09_Continuing Education
_1.69_Church
_2.46_Discount/Variety Store
_1.79_Grocery Store
_1.89_Hospital
_1.95_Pharmacy
_2.44_Downtown Businesses
_1.69_Fire Protection
_1.66_Senior Center
_1.84_City/Village Offices
_1.76_Post Office
_1.77_Parks/Recreation
_2.40_Restaurant/Cafe
the County.
_2.68_Entertainment Options
_1.82_Library
_1.74_Medical Clinic
_2.03_Police Protection
_1.74_Bank
_1.74_Schools
______Other:__________________
Are you satisfied with your current housing situation? ___61___Yes ___5___No
If no, please explain:
___________(See Comments)____________________________________________________________
______________________________________________________________________________________
- OVER Seward County, Nebraska
7
APPENDIX I
9)
Do You plan on changing housing in the future?
One Year
___1__Yes ___36___No
Two Years
___3__Yes ___31___No
Three to Five Years
___0__Yes ___31___No
Six to 10 Years
___5__Yes ___29___No
If yes to Question #9, which of the following types of housing do You anticipate needing?
Check () three (3).
___1___Single Family Home
___0___Apartment - Purchase
___2___Duplex - Rent
___10___Assisted Living Housing
___0___Duplex - Purchase
___2___One Bedroom Apartment - Rent
___1___Town Home - Rent
___3___Two Bedroom Apartment - Rent
___0___Town Home - Purchase
___2___Other_____________________
___6___Nursing Home/Long-Term Care
10)
Which of the following additional housing types are needed in Your Community, for persons
55+ years of age, during the next 10 years. Check () the top three (3).
___10___Single Family Home
___2____Apartment - Purchase
___19___Duplex - Rent
___21___Assisted Living Housing
____3___Duplex - Purchase
___17___One Bedroom Apartment - Rent
____5___Town Home - Rent
___23___Two Bedroom Apartment - Rent
____1___Town Home – Purchase
___5____Other_____________________
___13___Nursing Home/Long-Term Care
11)
How appealing is living at a Retirement Housing Campus to You?
___31___Very appealing
___10___Somewhat appealing
___6____Not appealing
12)
Please rate the quality of the following Support Services in your Community.
(1 = Excellent, 2 = Good, 3 = Fair, 4 = Poor).
_2.19_Case Management/Legal Aid
_1.89_Transportation/Auto Repair
_2.52_Cultural/Language Assistance
_2.04_Finance Assistance/Management
_2.00_Continuing Education Opportunities
_1.69_Health Services (Mental, Physical, etc.)
_2.59_Employment Opportunities/Training
_1.37_Law Enforcement
_2.08_Adult Care Services
_1.05_Senior Social & Recreation Activities
_2.43_Alcohol/Drug Abuse Services
_2.00_Housing (Permanent, Transitional, etc.)
_2.32_Food/Meals-On-Wheels
_1.72_Emergency Transportation
_1.59_Home Health Care
_1.69_Volunteer Opportunities
_1.93_Counseling Services
_1.73_Veteran Services
_2.16_Aids for Disabilities
_2.58_Homeless Services
_2.34_Home Repair/Rehabilitation Services
______Other:_____(See Comments)_______
13)
Considering the list of Supportive Services in Question 12, what are the three (3) most
critical Services at this time, for persons 55+ years residing in your Community?
___________(See Comments)____________________________________________________________
______________________________________________________________________________________
______________________________________________________________________________________
Thank You For Your Participation!
Please enter your Name and Telephone Number for a
$100 “CHAMBER BUCKS” DRAWING!!!
(SURVEYS MUST BE COMPLETED TO BE ELIGIBLE FOR THE DRAWING).
Name________________________
Telephone Number_________________
8
APPENDIX I
CONTINUUM OF CARE FOR ELDERLY PERSONS HOUSEHOLD SURVEY
COMMENTS
#4 Do you or anyone in your household have a disability or any special assistance
needs (Mobility, Mental, Hearing/Speech Impaired, Nutrition/Medication
Assistance, etc.)? If yes, please explain.
- Applying for Social Security Disability.
- Mobility Issues. (2)
- Asthma.
- Heart Issues.
- Hearing Issues. (3)
- COPD.
#8 Are you satisfied with your current housing situation? If No, please explain.
- Would like to live in Heartland Park.
- Need new senior housing with lawn maintenance and snow removal. (2)
#10 Which of the following additional housing types are needed in Your
Community, for persons 55+ years of age, during the next 10 years?
- Elderly housing in Utica.
- Independent housing for the elderly.
#13 Considering the list of Supportive Services in Question 12, what are the three
(3) most critical Services at this time, for persons 55+ years residing in your
Community?
- Aids for Disabled Persons. (6)
- Transportation (General, Emergency). (11)
- Counseling Services.
- Home Repair/Rehabilitation Services. (2)
- Housing. (8)
- Home Health Care/General Health Care & Services. (15)
- Employment Opportunities & Training. (4)
- Law Enforcement. (3)
- Food/Meals-On-Wheels. (5)
- Auto Repair. (3)
- Case Management/Legal Aid.
- Assisted Living. (2)
- Adult Care Services. (4)
- Senior Social & Recreation Services. (2)
- Continuing Education.
- Volunteer Opportunities. (3)
- Veteran Services.
- Medication Assistance.
- Alcohol/Drug Abuse Services.
9
APPENDIX II
Seward County Table Profile.
APPENDIX II
SEWARD COUNTY TABLE PROFILE.
TABLE 1
POPULATION TRENDS AND PROJECTIONS
2000-2018
Seward County:
Seward:
Beaver Crossing:
Bee:
Cordova:
Garland:
Goehner:
Milford:
Pleasant Dale:
Staplehurst:
Utica:
Balance of County*:
2000
16,496
6,319
457
223
127
247
186
2,070
245
270
844
5,508
2010
16,750
6,964
403
191
137
216
154
2,090
205
242
861
5,287
2013
16,940
7,186
393
176
138
210
147
2,102
200
235
871
5,282
2018
17,164
7,422
376
164
136
201
141
2,126
194
224
883
5,297
% Change
2013-2018
+1.3%
+3.2%
-4.3%
-6.8%
-1.4%
-4.3%
-1.0%
+1.1%
-3.0%
-4.7%
+1.4%
+0.3%
*Includes Tamora CDP.
Source: 2000, 2010 Census.
1
APPENDIX II
TABLE 2
SPECIFIC HOUSEHOLD CHARACTERISTICS
2000-2018
Group
Persons in
Year Population Quarters Households
Seward
2000
16,496
1,291
15,205
County:
2010
16,750
1,296
15,454
2013
16,940
1,298
15,642
2018
17,164
1,301
15,863
Households
6,013
6,266
6,378
6,501
Persons Per
Household
2.53
2.47
2.45
2.44
Seward:
2000
2010
2013
2018
6,319
6,964
7,186
7,422
858
934
949
963
5,461
6,030
6,237
6,459
2,281
2,521
2,620
2,713
2.39
2.39
2.38
2.38
Beaver
Crossing:
2000
2010
2013
2018
457
403
393
376
0
0
0
0
457
403
393
376
184
171
168
162
2.48
2.36
2.34
2.32
Bee:
2000
2010
2013
2018
223
191
176
164
0
0
0
0
223
191
176
164
84
78
73
69
2.65
2.45
2.42
2.38
Cordova:
2000
2010
2013
2018
127
137
138
136
0
0
0
0
127
137
138
136
62
61
61
59
2.05
2.24
2.26
2.31
Garland:
2000
2010
2013
2018
247
216
210
201
0
0
0
0
247
216
210
201
99
91
90
87
2.49
2.37
2.34
2.30
Goehner:
2000
2010
2013
2018
186
154
147
141
0
0
0
0
186
154
147
141
75
68
66
64
2.48
2.26
2.23
2.20
CONTINUED:
2
APPENDIX II
TABLE 2 (CONTINUED)
SPECIFIC HOUSEHOLD CHARACTERISTICS
2000-2018
Group
Persons in
Year
Population Quarters Households
Milford:
2000
2,070
309
1,761
2010
2,090
253
1,837
2013
2,102
244
1,858
2018
2,126
236
1,890
Households
722
770
780
800
Persons Per
Household
2.44
2.38
2.38
2.36
Pleasant
Dale:
2000
2010
2013
2018
245
205
200
194
0
0
0
0
245
205
200
194
105
92
90
88
2.33
2.23
2.21
2.18
Staplehurst:
2000
2010
2013
2018
270
242
235
224
0
0
0
0
270
242
235
224
108
97
95
90
2.50
2.49
2.48
2.48
Utica:
2000
2010
2013
2018
844
861
871
883
35
37
37
39
809
824
834
844
326
336
348
355
2.48
2.45
2.39
2.38
Balance of
County*:
2000
2010
2013
2018
5,508
5,287
5,282
5,297
89
72
68
63
5,419
5,215
5,214
5,234
1,967
1,981
1,987
2,014
2.75
2.63
2.62
2.59
3
APPENDIX II
TABLE 3
TENURE BY HOUSEHOLD
2000-2018
Owner
Year Households
Number
Percent
Seward
2000
6,013
4,331
72.0%
County:
2010
6,266
4,668
74.5%
2013
6,378
4,771
74.8%
2018
6,501
4,868
74.9%
Renter
Number
Percent
1,682
28.0%
1,598
25.5%
1,607
25.2%
1,633
25.1%
Seward:
2000
2010
2013
2018
2,281
2,521
2,620
2,713
1,497
1,736
1,815
1,882
65.6%
68.9%
69.3%
69.4%
784
785
805
831
34.4%
31.1%
30.7%
30.6%
Beaver
Crossing:
2000
2010
2013
2018
184
171
168
162
157
142
139
132
85.3%
83.0%
82.7%
81.3%
27
29
29
30
14.7%
17.0%
17.3%
18.7%
Bee:
2000
2010
2013
2018
84
78
73
69
73
67
63
60
86.9%
85.9%
86.8%
86.8%
11
11
10
9
13.1%
14.1%
15.2%
15.2%
Cordova:
2000
2010
2013
2018
62
61
61
59
56
56
56
55
90.3%
91.8%
90.2%
91.5%
6
5
5
4
9.7%
8.2%
9.8%
8.5%
Garland:
2000
2010
2013
2018
99
91
90
87
80
78
78
76
80.8%
85.7%
86.7%
87.6%
19
13
12
11
19.2%
14.3%
15.3%
16.4%
Goehner:
2000
2010
2013
2018
75
68
66
64
63
60
59
57
84.0%
88.2%
89.5%
89.2%
12
8
7
7
16.0%
11.8%
10.5%
10.8%
CONTINUED:
4
APPENDIX II
TABLE 3 (CONTINUED)
TENURE BY HOUSEHOLD
2000-2018
Owner
Year
Households Number
Percent
Milford:
2000
722
453
62.7%
2010
770
507
65.8%
2013
780
523
67.0%
2018
800
529
66.1%
Renter
Number
Percent
269
37.3%
263
34.2%
257
33.0%
271
33.9%
Pleasant Dale:
2000
2010
2013
2018
105
92
90
88
71
63
62
62
67.6%
68.5%
68.9%
70.4%
34
29
28
26
32.4%
31.5%
31.1%
29.6%
Staplehurst:
2000
2010
2013
2018
108
97
95
90
81
78
77
74
75.0%
80.4%
81.2%
82.8%
27
19
18
16
25.0%
19.6%
18.8%
17.2%
Utica:
2000
2010
2013
2018
326
336
348
355
250
246
251
256
76.6%
73.2%
72.1%
72.1%
76
90
97
99
23.4%
26.8%
27.9%
27.9%
Balance of
County*:
2000
2010
2013
2018
1,967
1,981
1,987
2,014
1,550
1,635
1,648
1,685
78.8%
82.5%
82.9%
83.6%
417
346
339
329
21.2%
17.5%
17.1%
16.4%
5
APPENDIX II
TABLE 4
POPULATION AGE DISTRIBUTION
TRENDS & PROJECTIONS
2000-2018
Seward County
age group
2000
19 and Under
5,046
20-34
3,046
35-54
4,501
55-64
1,401
65-74
1,170
75-84
898
85+
434
TOTALS
16,496
Median Age
35.7
Seward
age group
19 and Under
20-34
35-54
55-64
65-74
75-84
85+
TOTALS
Median Age
Beaver
Crossing
age group
19 and Under
20-34
35-54
55-64
65-74
75-84
85+
TOTALS
Median Age
CONTINUED:
2000
1,893
1,418
1,531
434
392
404
247
6,319
32.3
2000
127
59
148
60
38
17
8
457
40.8
2010
4,804
3,060
4,300
2,041
1,272
855
418
16,750
38.0
2000-2010
Change
-242
+14
-201
+640
+102
-43
-16
+254
+2.3
2013
4,752
3,065
4,232
2,279
1,353
845
414
16,940
38.5
2018
4,649
3,074
4,160
2,667
1,365
829
420
17,164
39.4
Change
-103
+9
-72
+388
+12
-16
+6
+224
+0.9
2010
2,038
1,619
1,574
682
452
362
237
6,964
32.4
2000-2010
Change
+145
+201
+43
+248
+60
-42
-10
+645
+0.1
2013
2,079
1,689
1,604
761
467
353
233
7,186
32.6
2018
2,161
1,755
1,620
823
470
355
238
7,422
32.9
Change
+82
+66
+16
+62
+3
+2
+5
+236
+0.3
2010
100
59
119
59
45
20
1
403
47.1
2000-2010
Change
-27
+0
-29
-1
+7
+3
-7
-54
+6.3
2013
98
58
110
58
47
21
1
393
47.8
2018
89
57
97
56
52
23
2
376
49.5
Change
-9
-1
-13
-2
+5
+2
+1
-17
+1.7
6
APPENDIX II
TABLE 4 (CONTINUED)
2000-2018
Bee
age group
19 and Under
20-34
35-54
55-64
65-74
75-84
85+
TOTALS
Median Age
2000
66
44
62
19
21
6
5
223
35.2
2010
47
24
62
29
18
11
0
191
42.8
2000-2010
Change
-19
-20
+0
+10
-3
+5
-5
-32
+7.6
2013
38
16
63
32
15
12
0
176
43.5
2018
25
8
65
37
13
14
2
164
45.0
Change
-13
-8
+2
+5
-2
+2
+2
-12
+1.5
Cordova
age group
19 and Under
20-34
35-54
55-64
65-74
75-84
85+
TOTALS
Median Age
2000
24
19
32
17
23
9
3
127
46.3
2010
33
16
39
15
16
17
1
137
44.3
2000-2010
Change
+9
-3
+7
-2
-7
+8
-2
+10
-2.0
2013
36
15
41
13
12
20
1
138
43.9
2018
32
13
46
12
10
22
1
136
43.6
Change
-4
-2
+5
-1
-2
+2
+0
-2
-0.3
2000
75
36
80
21
23
10
2
247
38.3
2010
54
33
55
28
24
15
7
216
43.0
2000-2010
Change
-21
-3
-25
+7
+1
+5
+5
-31
+4.7
2013
47
32
50
30
25
17
9
210
43.7
2018
40
30
42
32
27
20
10
201
45.0
Change
-7
-2
-8
+2
+2
+3
+1
-9
+1.3
Garland
age group
19 and Under
20-34
35-54
55-64
65-74
75-84
85+
TOTALS
Median Age
CONTINUED:
7
APPENDIX II
TABLE 4 (CONTINUED)
2000-2018
Goehner
age group
19 and Under
20-34
35-54
55-64
65-74
75-84
85+
TOTALS
Median Age
2000
46
24
67
15
23
9
2
186
42.0
2010
35
31
34
25
10
17
2
154
43.0
2000-2010
Change
-11
+7
-33
+10
-13
+8
+0
-32
+1.0
2013
28
34
29
26
8
20
2
147
43.3
2018
19
37
23
30
5
24
3
141
43.8
Change
-9
+3
-6
+4
-3
+4
+1
-6
+0.5
Milford
age group
19 and Under
20-34
35-54
55-64
65-74
75-84
85+
TOTALS
Median Age
2000
737
444
415
164
139
120
51
2,070
28.4
2010
675
432
450
212
150
119
52
2,090
31.7
2000-2010
Change
-62
-12
+35
+48
+11
-1
+1
+20
+3.3
2013
651
429
463
230
156
120
53
2,102
32.2
2018
629
422
479
258
161
122
55
2,126
32.9
Change
-22
-7
+16
+28
+5
+2
+2
+24
+0.7
2000
51
51
79
32
16
15
1
245
38.5
2010
47
43
49
28
19
10
9
205
41.3
2000-2010
Change
-4
-8
-30
-4
+3
-5
+8
-40
+2.8
2013
46
42
45
26
20
11
10
200
41.8
2018
44
39
37
26
23
12
13
194
42.4
Change
-2
-3
-8
+0
+3
+1
+3
-6
+0.6
Pleasant Dale
age group
19 and Under
20-34
35-54
55-64
65-74
75-84
85+
TOTALS
Median Age
CONTINUED:
8
APPENDIX II
TABLE 4 (CONTINUED)
2000-2018
Staplehurst
age group
19 and Under
20-34
35-54
55-64
65-74
75-84
85+
TOTALS
Median Age
2000
73
58
75
28
16
19
1
270
37.0
2010
70
33
64
40
21
7
7
242
40.0
2000-2010
Change
-3
-25
-11
+12
+5
-12
+6
-28
+3.0
2013
69
26
62
42
21
7
8
235
40.7
2018
63
18
54
45
24
8
12
224
41.9
Change
-6
-11
-8
+3
+3
+1
+4
-11
+1.2
2013
240
136
235
108
75
47
30
871
38.9
2018
227
140
241
115
78
47
35
883
38.6
Change
-13
+4
+6
+7
+3
+0
+5
+12
-0.3
2013
1,420
588
1,530
953
507
217
67
5,282
41.9
2018
1,320
555
1,456
1,233
502
182
49
5,297
42.9
Change
-100
-33
-74
+280
-5
-35
-18
+15
+1.0
Utica
age group
19 and Under
20-34
35-54
55-64
65-74
75-84
85+
TOTALS
Median Age
2000
258
114
220
70
74
65
43
844
39.7
2010
244
135
229
99
75
49
30
861
39.7
2000-2010
Change
-14
+21
+9
+29
+1
-16
-13
+17
+0.0
Balance of County*
age group
19 and Under
20-34
35-54
55-64
65-74
75-84
85+
TOTALS
Median Age
2000
1,696
779
1,792
541
405
224
71
5,508
37.9
2010
1,461
635
1,625
824
442
228
72
5,287
41.4
2000-2010
Change
-235
-144
-167
+283
+37
+4
+1
-221
+3.5
9
APPENDIX II
TABLE 5
HOUSEHOLD INCOME BY AGE GROUP - TRENDS AND PROJECTIONS
2000-2018
% Change
Income Group
2000*
2011*
2013
2018
2013-2018
All Households:
Less than $10,000
474
305
281
174
-38.1%
$10,000-$19,999
757
551
519
436
-16.0%
$20,000-$34,999
1,252
944
903
838
-7.2%
$35,000-$49,999
1,081
750
722
700
-3.0%
$50,000 or More
2,441
3,739
3,953
4,353
+10.1%
TOTALS
6,005
6,289
+1.9%
6,378
6,501
Median Income
$42,700
$59,088
+8.8%
$63,749
$69,357
Households 65+ Yrs.
Less than $10,000
$10,000-$19,999
$20,000-$34,999
$35,000-$49,999
$50,000 or More
TOTALS
Median Income
236
424
416
208
322
1,606
$25,155
67
282
370
280
552
1,551
$38,749
47
249
348
310
588
1,541
$41,478
38
200
323
337
651
1,549
$45,909
-29.7%
-19.7%
-7.2%
+8.7%
+10.7%
+0.5%
+10.7%
* Specified 2000 & 2011 Data Used. 2011 Estimate subject to margin of error.
Source: 2000 Census, 2007-2011 American Community Survey.
10
APPENDIX II
TABLE 6
PER CAPITA INCOME
SEWARD COUNTY, NEBRASKA / STATE OF NEBRASKA
2000-2018
Year
2000
2001
2002
2003
2004
2005
2006
2007
2008
2009
2013
2000-2013
2013-2018
Seward County
Per Capita
Percent
Income
Change
$26,674
-$27,723
+3.9%
$27,368
-1.3%
$29,435
+7.5%
$30,376
+3.2%
$30,968
+1.9%
$31,755
+2.5%
$35,729
+12.5%
$38,054
+6.5%
$37,892
-0.4%
$41,748
+10.2%
$26,674-$41,748
+56.5%
$41,748-$47,513
+13.8%
State of Nebraska
Per Capita
Percent
Income
Change
$28,598
-$29,902
+4.6%
$30,314
+1.4%
$32,126
+6.0%
$33,265
+3.5%
$34,318
+3.2%
$35,679
+4.0%
$38,177
+7.0%
$40,163
+5.2%
$39,332
-2.1%
$43,282
+10.0%
$28,598-$43,282
+51.3%
$43,282-$48,663
+12.4%
Source: Nebraska Department of Economic Development, 2013.
11
APPENDIX II
TABLE 7
PERSONS RECEIVING SOCIAL SECURITY INCOME
2011
Social Security Income-2011
Retirement Benefits
Retired Workers
Wives & Husbands
Children
Survivor Benefits
Widows & Widowers
Children
Number of Beneficiaries
2,240
125
20
245
85
Disability Benefits
Disabled Persons
Wives & Husbands
Children
TOTAL
280
5
35
3,035
Aged 65 & Older
Men
Women
TOTAL
1,090
1,375
2,465
Supplemental Security Income-2011
Aged 65 or Older
Blind and Disabled
TOTAL
Number of Beneficiaries
20
126
146
N/A = Not Available.
Source: Department of Health and Human Services,
Social Security Administration, 2013.
12
APPENDIX II
TABLE 8
ESTIMATED OWNER HOUSEHOLDS BY INCOME
COST BURDENED WITH HOUSING PROBLEMS
2000-2018
Inc. Rng.
0-30% AMI
31-50% AMI
51-80% AMI
81%+ AMI
TOTALS
2000*
# / #CB-HP
280 / 208
408 / 150
811 / 186
2,847 / 231
4,346 / 775
*Specified data
# = Total Households
2010*
# / #CB-HP
301 / 194
438 / 143
871 / 179
3,058 / 225
4,668 / 741
2013
# / #CB-HP
303 / 189
441 / 140
906 / 176
3,121 / 222
4,771 / 727
2018
# / #CB-HP
308 / 179
449 / 134
931 / 173
3,180 / 216
4,868 / 702
# = CB-HP = Households with Cost Burden – Housing Problems
Source: 2000 CHAS Tables.
TABLE 9
ESTIMATED RENTER HOUSEHOLDS BY INCOME
COST BURDENED WITH HOUSING PROBLEMS
2000-2018
Inc. Rng.
0-30% AMI
31-50% AMI
51-80% AMI
81%+ AMI
TOTALS
2000*
# / #CB-HP
376 / 252
276 / 133
438 / 64
618 / 38
1,708 / 487
*Specified data
# = Total Households
2010*
# / #CB-HP
332 / 238
258 / 126
434 / 60
574 / 36
1,598 / 460
2013
# / #CB-HP
321 / 234
260 / 123
437 / 58
589 / 34
1,607 / 449
2018
# / #CB-HP
317 / 226
262 / 119
445 / 51
601 / 27
1,633 / 423
#CB-HP = Households with Cost Burden – Housing Problems
Source: 2000 CHAS Tables.
13
APPENDIX II
TABLE 10
EMPLOYMENT DATA TRENDS AND PROJECTIONS
2002-2018
Number of
Year
Employed Persons
Change
2002
8,971
-2003
8,945
-26
2004
9,087
+142
2005
8,955
-132
2006
9,007
+52
2007
8,677
-330
2008
8,767
+90
2009
8,617
-150
2010
8,557
-60
2011
8,731
+174
2012
8,913
+182
2013
8,977
+64
2018
9,097
+120
2002-2018
8,971-9,097
+126
Percent
Unemployed
3.0%
3.3%
3.1%
3.2%
2.7%
2.7%
3.3%
4.1%
4.1%
2.9%
3.2%
3.2%
3.0%
3.0%-3.0%
Source: Nebraska Department of Labor, 2013.
TABLE 11
CIVILIAN LABOR FORCE & EMPLOYMENT
TRENDS AND PROJECTIONS
1990-2018
1990
2000
Civilian Labor Force
8,339
9,263
Unemployment
177
217
Rate of Unemployment
2.1%
2.3%
Employment
8,163
9,046
2010
8,920
363
4.1%
8,557
2013
9,279
302
3.2%
8,977
2018
9,377
280
3.0%
9,097
Change in Employment
1990-2000
2000-2010
2013-2018
Number
+883
-489
+126
Annual
+88.3
-48.9
+25.2
% Change
+10.8%
-5.4%
+1.4%
% Annual
+1.1%
-0.5%
+0.3%
Source: Nebraska Department of Labor, Labor Market Information, 2013.
14
APPENDIX II
TABLE 12
WORKFORCE EMPLOYMENT BY TYPE
2010-2012
Workforce
Non-Farm Employment
(Wage and Salary)
2010
5,721
2011
6,200
2012
6,211
% Change
2010-2012
+8.6%
Goods Producing
Manufacturing
Natural Resources & Const.**
1,228
*
331
1,318
*
276
1,343
*
295
+9.4%
*
-10.9%
Service Providing
Trade, Trans, Ware, Util***
Total Trade
Wholesale Trade
Retail Trade
4,493
*
778
184
595
4,882
*
902
261
641
4,869
*
871
255
616
+8.4%
*
+12.0%
+38.6%
+3.5%
41
303
*
1,022
390
259
45
322
*
1,108
440
263
45
330
*
1,136
428
262
+9.7%
+8.9%
*
+11.2%
+9.7%
+1.2%
1,129
55
47
1,027
1,177
57
36
1,084
1,197
59
48
1,090
+6.0%
+7.3%
+2.1%
+6.1%
Information
Financial Activities
Professional & Business
Education & Health
Leisure & Hospitality
Other Services
Total Governmental
Federal
State
Local
* Data not available because of disclosure suppression.
** Natural Resources & Construction.
*** Trade, Transportation, Warehousing & Utilities.
Source: Nebraska Department of Labor, Labor Market Information, 2013.
15
APPENDIX II
TABLE 13
HOUSING STOCK PROFILE
DEFINING SUBSTANDARD HOUSING – HUD
2011 ESTIMATE*
Complete
Lack of Complete
Plumbing
Plumbing
% of
% of
Total Number Total Number
Total
Seward County:
6,364
6,364
100.0%
0
0.0%
Seward:
2,500
2,500
100.0%
0
0.0%
Beaver Crossing:
187
187
100.0%
0
0.0%
Bee:
66
66
100.0%
0
0.0%
Cordova:
42
42
100.0%
0
0.0%
Garland:
98
98
100.0%
0
0.0%
Goehner:
37
37
100.0%
0
0.0%
Milford:
905
905
100.0%
0
0.0%
Pleasant Dale:
110
110
100.0%
0
0.0%
Staplehurst
127
127
100.0%
0
0.0%
Tamora CDP:
18
18
100.0%
0
0.0%
Utica:
326
326
100.0%
0
0.0%
Balance of County:
1,948
1,948
100.0%
0
0.0%
Units with 1.01+
Persons per Room
% of
Number
Total
14
0.2%
0
0.0%
0
0.0%
2
3.0%
0
0.0%
0
0.0%
0
0.0%
7
0.8%
5
4.5%
0
0.0%
0
0.0%
0
0.0%
0
0.0%
*2011 Estimate subject to margin of error.
Source: 2007-2011 American Community Survey.
16
APPENDIX II
TABLE 14
HOUSING STOCK PROFILE/YEAR STRUCTURE BUILT
2013
Year
2011 to Present*
2005 to 2011*
2000 to 2004*
1990 to 1999
1980 to 1989
1970 to 1979
1960 to 1969
1950 to 1959
1940 to 1949
1939 or Before
SUBTOTAL
Units Lost (2011 to Present)
TOTAL EST. UNITS – 2013
% 1939 or Before
% 1959 or Before
Seward
County
77
350
394
901
452
1,291
700
557
354
1,864
6,940
(18)
6,922
26.7%
39.8%
Seward
36
198
199
385
173
414
427
197
129
605
2,763
(11)
2,752
21.6%
33.4%
Beaver
Crossing
0
1
1
16
3
27
4
15
6
129
202
(0)
202
63.9%
74.3%
Year
2011 to Present*
2005 to 2011*
2000 to 2004*
1990 to 1999
1980 to 1989
1970 to 1979
1960 to 1969
1950 to 1959
1940 to 1949
1939 or Before
SUBTOTAL
% 1939 or Before
% 1959 or Before
Bee
0
0
0
0
1
12
13
2
0
48
76
(0)
76
63.2%
65.8%
Cordova
0
0
0
2
9
14
6
0
4
35
70
(0)
70
50.0%
55.7%
Garland
0
0
7
3
9
19
18
3
8
52
119
(0)
119
43.7%
52.9%
CONTINUED:
17
APPENDIX II
TABLE 14 (CONTINUED)
HOUSING STOCK PROFILE/YEAR STRUCTURE BUILT
2013
Year
Goehner
Milford
1
6
2011 to Present*
0
16
2005 to 2011*
0
46
2000 to 2004*
8
192
1990 to 1999
1980 to 1989
2
40
1970 to 1979
16
239
1960 to 1969
2
41
1950 to 1959
4
121
1940 to 1949
5
14
1939 or Before
41
235
SUBTOTAL
79
950
(1)
(3)
78
947
% 1939 or Before
51.3%
24.5%
% 1959 or Before
62.8%
38.8%
Year
2011 to Present*
2005 to 2011*
2000 to 2004*
1990 to 1999
1980 to 1989
1970 to 1979
1960 to 1969
1950 to 1959
1940 to 1949
1939 or Before
SUBTOTAL
% 1939 or Before
% 1959 or Before
Staplehurst
1
0
0
6
5
12
13
13
1
93
144
(1)
143
64.3%
74.1%
Utica
1
0
16
56
52
38
23
37
23
122
368
(2)
366
33.1%
49.2%
Pleasant Dale
0
0
0
2
14
28
7
2
9
57
119
(0)
119
47.9%
57.1%
Balance of
County**
32
135
125
231
144
472
146
163
155
447
2,050
(N/A)
2,050
21.8%
37.3%
*Specified Data Used. 2011 Estimate subject to margin of error.
**Includes Tamora CDP.
Communities of Seward County, 2013.
18
APPENDIX II
TABLE 15
HOUSING STOCK OCCUPANCY/VACANCY STATUS
2013
a) Housing Stock
b) Vacant Housing Stock
c) Occupied Housing Stock
*Owner Occupied
*Renter Occupied
d) Housing Vacancy Rate*
*Owner Vacancy
*Renter Vacancy
e) Adjusted Vacancy Rate**
**Owner Vacancy
**Renter Vacancy
a) Housing Stock
*Owner Occupied
*Renter Occupied
*Owner Vacancy
*Renter Vacancy
**Owner Vacancy
**Renter Vacancy
Seward County
6,922
Seward
2,752
Beaver
Crossing
202
(O=5,140; R=1,782)
(O=1,901; R=851)
(O=162; R=40)
544
6,378
4,771
1,607
7.8% (544)
6.7% (345)
11.1% (199)
4.8% (232)
3.7% (152)
7.9% (80)
132
2,620
1,815
805
4.8% (132)
4.5% (86)
5.4% (46)
2.4% (65)
2.1% (39)
3.1% (26)
34
168
139
29
16.8% (34)
14.2% (23)
27.5% (11)
5.9% (12)
4.3% (7)
12.5% (5)
Bee
76
Cordova
70
Garland
119
(O=66; R=10)
(O=63; R=7)
(O=98; R=21)
3
73
63
10
3.9% (3)
4.5% (3)
0.0% (0)
2.6% (2)
3.0% (2)
0.0% (0)
9
61
56
5
12.8% (9)
11.1% (7)
28.5% (2)
8.6% (6)
6.3% (4)
28.5% (2)
29
90
78
12
24.3% (29)
20.4% (20)
42.8% (9)
9.2% (11)
8.2% (8)
14.3% (3)
CONTINUED:
19
APPENDIX II
HOUSING STOCK OCCUPANCY/VACANCY STATUS
2013
Goehner
a) Housing Stock
78
*Owner Occupied
*Renter Occupied
*Owner Vacancy
*Renter Vacancy
**Owner Vacancy
**Renter Vacancy
a) Housing Stock
*Owner Occupied
*Renter Occupied
*Owner Vacancy
*Renter Vacancy
**Owner Vacancy
**Renter Vacancy
Milford
947
Pleasant Dale
119
(O=68; R=10)
(O=612; R=335)
(O=79; R=40)
12
66
59
7
15.4% (12)
13.2% (9)
30.0% (3)
6.4% (5)
5.9% (4)
10.0% (1)
167
780
523
257
17.6% (167)
14.5% (89)
23.3% (78)
5.4% (51)
5.7% (35)
4.8% (16)
29
90
62
28
24.3% (29)
21.5% (17)
30.0% (12)
8.4% (10)
8.8% (7)
7.5% (3)
Staplehurst
143
Utica
366
(O=111, R=32)
(O=261, R=105)
2,050
(O=1,695; R=355)
48
95
77
18
33.5% (48)
30.6% (34)
43.8% (14)
11.2% (16)
9.9% (11)
15.6% (5)
18
348
251
97
4.9% (18)
3.8% (10)
7.6% (8)
1.6% (6)
1.1% (3)
2.9% (3)
63
1,987
1,648
339
3.0% (63)
2.7% (47)
4.5%(16)
2.0% (40)
1.6% (28)
3.4% (12)
Balance of
County
* Includes all housing stock, including seasonal and substandard housing.
** Includes only year-round vacant units available for rent or purchase, meeting current housing code and modern
amenities. Does not include vacant units either not for sale or rent, seasonal units, or units not meeting current
housing code.
Seward County & Communities, 2013.
20
APPENDIX II
TABLE 16
OWNER OCCUPIED HOUSING VALUE
2000-2018
Seward
County:
Seward:
Beaver
Crossing:
Bee:
Cordova:
2000*
2000 Med. Val.
2011*
2011 Med. Val.
2013
2018
Less
than
$50,000
381
$88,100
318
$159,400
$165,100
$184,300
$50,000
to
$99,999
1,648
$100,000 $150,000 $200,000
to
to
or
$149,999 $199,999
More
770
300
136
858
1,360
907
1,120
4,563
2000*
2000 Med. Val.
2011*
2011 Med. Val.
2013
2018
89
$92,200
72
$142,700
$147,000
$159,800
751
393
165
41
1,439
291
677
401
311
1,752
2000*
2000 Med. Val.
2011*
2011 Med. Val.
2013
2018
56
$60,800
36
$70,800
$72,300
$79,500
65
13
2
0
136
70
26
14
4
150
2000*
2000 Med. Val.
2011*
2011 Med. Val.
2013
2018
21
$54,700
11
$71,300
$75,400
$81,600
31
4
0
0
56
30
13
0
2
56
2000*
2000 Med. Val.
2011*
2011 Med. Val.
2013
2018
32
$39,800
17
$53,300
$56,100
$62,700
23
4
0
0
59
14
6
0
0
37
Total
3,235
CONTINUED:
21
APPENDIX II
2000-2018
Garland:
Goehner:
Milford:
Pleasant
Dale:
Staplehurst:
2000*
2000 Med. Val.
2011*
2011 Med. Val.
2013
2018
Less
than
$50,000
22
$68,900
5
$86,600
$89,300
$95,100
$50,000
to
$99,999
42
$100,000 $150,000 $200,000
to
to
or
$149,999 $199,999
More
8
0
0
32
15
16
9
77
2000*
2000 Med. Val.
2011*
2011 Med. Val.
2013
2018
18
$65,000
6
$105,000
$109,200
$119,700
27
13
0
0
58
9
5
15
0
35
2000*
2000 Med. Val.
2011*
2011 Med. Val.
2013
2018
10
$88,000
9
$120,800
$126,100
$138,500
272
80
24
13
399
130
273
58
35
505
2000*
2000 Med. Val.
2011*
2011 Med. Val.
2013
2018
4
$84,600
6
$112,200
$117,300
$126,400
34
19
0
0
57
28
18
30
2
84
2000*
2000 Med. Val.
2011*
2011 Med. Val.
2013
2018
31
$57,500
29
$75,000
$79,900
$86,900
40
3
0
0
74
36
25
2
2
94
Total
72
CONTINUED:
22
APPENDIX II
2000-2018
Utica:
Balance of
County**:
2000*
2000 Med. Val.
2011*
2011 Med. Val.
2013
2018
2000*
2000 Med. Val.
2011*
2011 Med. Val.
2013
2018
Less
than
$50,000
38
$69,700
23
$101,700
$110,200
$50,000
to
$99,999
156
$100,000 $150,000 $200,000
to
to
or
$149,999 $199,999
More
26
2
0
70
85
27
4
209
60
$115,600
104
$190,500
$200,300
$212,700
207
207
107
82
663
148
217
344
751
1,564
Total
222
23
APPENDIX II
TABLE 17
GROSS RENT
2000-2018
Seward
County:
Seward:
Beaver
Crossing:
Bee:
Cordova:
2000*
2000 Median Rent
2010*
2010 Median Rent
2013
2018
Less
than $200
192
$449
267
$575
$590
$622
$200 to
$399
422
$400 to
$599
623
$600 or
More
302
Total
1,539
298
525
709
1,801
2000*
2000 Median Rent
2010*
2010 Median Rent
2013
2018
90
$502
86
$563
$589
$638
181
329
206
806
113
242
307
748
2000*
2000 Median Rent
2010*
2010 Median Rent
2013
2018
1
$438
15
$619
$630
$649
5
14
0
20
0
8
14
37
2000*
2000 Median Rent
2010*
2010 Median Rent
2013
2018
3
$517
0
$725
$730
$750
0
8
0
11
0
4
6
10
2000*
2000 Median Rent
2010*
2010 Median Rent
2013
2018
0
$725
0
$725
$730
$755
0
0
2
2
0
0
5
5
CONTINUED:
24
APPENDIX II
GROSS RENT
2000-2018
Garland:
Goehner:
Milford:
Pleasant Dale:
Staplehurst:
2000*
2000 Median Rent
2010*
2010 Median Rent
2013
2018
Less
than $200
0
$466
1
$563
$577
$603
$200 to
$399
4
$400 to
$599
15
$600 or
More
0
Total
19
0
13
7
21
2000*
2000 Median Rent
2010*
2010 Median Rent
2013
2018
3
$430
0
$300
$305
$310
3
9
0
15
2
0
0
2
2000*
2000 Median Rent
2010*
2010 Median Rent
2013
2018
36
$273
15
$518
$543
$588
95
135
21
287
133
148
104
400
2000*
2000 Median Rent
2010*
2010 Median Rent
2013
2018
0
$446
4
$725
$759
$794
4
14
12
30
0
8
14
26
2000*
2000 Median Rent
2010*
2010 Median Rent
2013
2018
0
$496
2
$634
$662
$708
6
15
2
23
0
10
21
33
CONTINUED:
25
APPENDIX II
GROSS RENT
2000-2018
Utica:
Balance of
County**:
2000*
2000 Median Rent
2010*
2010 Median Rent
2013
2018
Less
than $200
9
$400
0
$668
$683
$715
$200 to
$399
28
$400 to
$599
20
$600 or
More
11
Total
68
0
29
88
117
2000*
2000 Median Rent
2010*
2010 Median Rent
2013
2018
50
$363
144
$422
$441
$493
96
64
48
258
50
63
143
402
26
APPENDIX II
TABLE 18
SELECTED RENTAL HOUSING OPTIONS
2013
Name & Address
Autumnwood Apartments
1236 Kolterman Street
Seward, NE
402-379-9469
Year
1984
Units
1-Bd: 6
2-Bd: 12
Project Type
USDA-RD
Rent Range
30% of Income
1-Bd: $454-$665
2-Bd: $543-$798
Occup./Waiting List
94%
(No)
Crestview Healthcare Center
1100 1st Street
Milford, NE
1960s
NF: 54
Skilled
Nursing
$141-$227/Day
86%
(No)
Fox Run Apartments
650 & 730 South Columbia
Seward, NE
402-333-0287
1990
1-Bd: 6
2-Bd: 32
3-Bd: 2
USDA-RD
NIFA (LIHTC)
Section 8
30%
Income
98%
Yes (0)
Heartland Park
Senior Living Apartments
500 Heartland Park Drive
Seward, NE
1990s
96
Total
Units
Independent &
Assisted Living
$2,600-$3,600
98%
Yes (4)
Independence Court Apartments
2055 Meadow Lane
Seward, NE
888-437-3779
1999
1-Bd: 6
2-Bd: 18
NIFA (LIHTC)
1-Bd: $460-$525
2-Bd: $630-$660
100%
(No)
Linden Village/Milford Hsg. Auth.
1015 Linden Avenue
Milford, NE
402-761-2472
N/A
1-Bd: 24
USDA-RD
HUD
Elderly
N/A
N/A
1980s
1-Bd: 2
2-Bd: 14
USDA-RD
1-Bd: $640
2-Bd: 713
94%
Yes (0)
N/A
1-Bd: 58
HUD
Multifamily
N/A
N/A
Locust Apartments
1130 main Street
110 12th Street
Seward, NE
402-643-3373
Manor I and II/Seward Hsg. Auth.
651 manor Drive
Seward, NE
402-643-3472
CONTINUED:
27
APPENDIX II
SELECTED RENTAL HOUSING OPTIONS
2013
Name & Address
Memorial Health Care Systems
300 N. Columbia Avenue
Seward, NE
Year
N/A
Units
AL: 12
Project Type
Assisted Living
Rent Range
$4,400-$6,000/
Month
Occup./Waiting List
100%
Yes (5)
Ridgewood Rehab and Care Center
446 Pinewood Avenue
Seward, NE
1970s
NF: 92
Skilled
Nursing/
Assisted Living
$6,000
67%
(No)
Southview Plaza Apartments
1285 F Street
Utica, NE
402-534-2276
1983
1-Bd: 8
USDA-RD
HUD
Elderly/Sect. 8
30% Income
88%
(No)
1988 &
1997
NF: 75
Skilled
Nursing
$157-$207/Day
90%
(No)
Utica Community Care Center
1350 Centennial Avenue
Utica, NE
1967
NF: 41
Skilled
Nursing
$167-$175/Day
33%
(No)
Village at Heartland Park
Scattered Site
Seward, NE
800-378-9366
2001
2-Bd: 16
NIFA (LIHTC)
Elderly
$480-$525
100%
Yes (4)
Sunrise Country Manor
P.O. Box A
610 224th Road
Milford, NE
NF = Nursing Facility (Beds)
AL = Assisted Living (Beds)
N/A = Not Available
Source: Property Managers, 2013.
28
APPENDIX II
TABLE 19
SURVEY OF RENTAL PROPERTIES
SEWARD COUNTY / SEWARD, NEBRASKA
2002-2012
Completed
Year
Surveys
Total Units
Seward
County:
Seward:
Vacancy
Rate
Absorption
Rate (Days)
2002
2003
2004
2005
2006
2007
2008
2009
2010
2011
2012
3
5
8
6
8
14
23
25
27
23
28
80
184
236
176
220
280
415
368
342
297
575
0.0
8.7
7.6
9.1
8.6
5.7
7.0
9.0
7.3
4.7
5.2
2.0
24.7
38.2
88.2
18.3
25.9
33.4
38.9
28.4
25.5
26.7
2012
15
304
3.6
31.4
TABLE 20A
2012
Type of Units
Single Family Units
Apartments
Mobile Homes
Not Sure of Type
Total Units
Units Managed
61
384
130
0
575
Available Units
1
14
15
0
30
Vacancy Rate
1.6
3.6
11.5
-5.2
TABLE 20B
SEWARD, NEBRASKA
2012
Type of Units
Single Family Units
Apartments
Mobile Homes
Not Sure of Type
Total Units
Units Managed
41
263
0
0
304
Available Units
1
10
0
0
11
Vacancy Rate
2.4
3.8
0.0
0.0
3.6
29
APPENDIX II
TABLE 21
ESTIMATED “PRELIMINARY” HOUSING TARGET DEMAND
2018
Total
Est. Required
Target
Target
Owner
Renter
Demand
Budget (Millions)
Seward County:
Seward:
384
202
150
96
534
298**
$102.3
$53.0
Beaver Crossing:
Bee:
Cordova:
6
2
2
4
1
1
10
3
3
$1.7
$0.5
$0.5
Garland:
Goehner:
Milford:
2
2
28
2
2
32
4
4
60**
$0.7
$0.7
$10.5
Pleasant Dale:
Staplehurst:
Utica:
4
4
14
2
2
8
6
6
22
$1.0
$1.0
$3.7
Balance of County*:
118
0
118
$29.0
*Based upon new households, providing affordable housing for 40% of cost burdened households,
replacement of 40% of housing stock experiencing plumbing, overcrowded conditions, absorb
housing vacancy deficiency by creating 6% vacancy rate consisting of structurally sound housing
units and build for “pent-up” demand, based upon local capacity and availability of land and
financial resources.
**Includes Downtown Housing Potential:
Seward, 44 units; 12 owner & 32 Rental Units.
Milford, 6 Units, all Rental Units.
NOTE: New housing in the small Communities should focus on purchase-rehab/resale or re-rent.
30
APPENDIX II
TABLE 22
AREA HOUSEHOLD INCOME (AMI)
2013
1PHH
2PHH
3PHH
4PHH
5PHH
6PHH
7PHH
8PHH
30% AMI
50% AMI
60% AMI
80% AMI
100%AMI
125%AMI
$22,900
$38,200
$45,840
$61,100
$76,400
$95,500
$
$24,750
$41,600
$49,560
$66,000
$83,200
$104,000
$26,600
$44,350
$53,220
$70,900
$88,700
$110,875
$28,400
$47,400
$56,880
$75,800
$94,800
$118,500
$30,250
$50,450
$60,540
$80,700
$100,900
$126,125
$16,050
$26,750
$32,100
$42,800
$53,500
$66,875
$18,350
$30,600
$36,720
$48,900
$61,200
$76,500
$20,650
$34,400
$41,280
$55,000
$68,800
$86,000
TABLE 23
ESTIMATED YEAR-ROUND HOUSING DEMAND BY INCOME SECTOR
2018
Income Range
0-30%
AMI
0
0
31-60%
AMI
12
54
61-80%
AMI
40
42
81-125%
AMI
132
40
126%+
AMI
200
14
Totals
384
150
Seward:
Owner:
Renter:
0
0
0
30
24
26
80
30
98
10
202
96
Milford:
Owner:
Renter:
0
0
0
12
6
8
10
8
12
4
28
32
Utica:
Owner:
Renter:
0
0
2
6
4
2
6
0
2
0
14
8
Seward County:
Owner:
Renter:
31
APPENDIX II
TABLE 24
SEWARD, NEBRASKA
2018
Age Sector
#Owner /
#Renter
104 / 12*
10 / 0
10 / 6
0 / 26
6 / 12
130 / 56
Land Requirements
(Acres)
54.0
2.5
4.0
6.5
2.2
69.2
TOTALS
34 / 0
12 / 0
20 / 10
0 / 24
6/6
72 / 40
16.0
2.8
7.0
5.6
1.5
32.9
TOTAL UNITS / ACRES
202 / 96
102.1
18 to 54 Years
Type of Unit
Single Family Unit
Patio Home Unit
Town Home Unit
Duplex Unit
TOTALS
55+ Years
Single Family Unit
Patio Home Unit
Town Home Unit
Duplex Unit
TABLE 25
MILFORD, NEBRASKA
2018
Age Sector
#Owner /
#Renter
10 / 6*
0/0
4/0
0/8
0/2
14 / 16
Land Requirements
(Acres)
7.5
0.0
1.0
2.0
0.2
10.7
TOTALS
6/0
4/0
4/0
0 / 12
0/4
14 / 16
2.8
1.0
1.0
3.0
0.4
8.2
TOTAL UNITS / ACRES
28 / 32
18.9
18 to 54 Years
Type of Unit
Single Family Unit
Patio Home Unit
Town Home Unit
Duplex Unit
TOTALS
55+ Years
Single Family Unit
Patio Home Unit
Town Home Unit
Duplex Unit
32
APPENDIX II
TABLE 26
UTICA, NEBRASKA
2018
Age Sector
#Owner /
#Renter
8 / 2*
0/0
0/0
0/4
0/0
8/6
Land Requirements
(Acres)
5.0
0.0
0.0
1.0
0.0
6.0
TOTALS
4/0
0/0
2/0
0/2
0/0
6/2
2.0
0.0
0.5
0.5
0.0
3.0
TOTAL UNITS / ACRES
14 / 8
9.0
18 to 54 Years
Type of Unit
Single Family Unit
Patio Home Unit
Town Home Unit
Duplex Unit
TOTALS
55+ Years
Single Family Unit
Patio Home Unit
Town Home Unit
Duplex Unit
33
APPENDIX II
TABLE 27
2018
OWNER
UNITS
Elderly (55+)
Family
Special
Populations1
Subtotals
RENTAL
UNITS
Elderly (55+)
Family
Special
Populations1
Subtotals
TOTALS
61%-80% 81%-125%
126%+ TOTALS
Workforce
Sector
45%+ AMI
0%-30%
31%-60%
0
0
2
8
10
20
36
90
68
132
116
250
32
197
0
0
2
12
10
40
6
132
0
200
18
384
3
232
0
0
20
26
14
24
22
18
9
5
65
73
14
66
0
0
8
54
4
42
0
40
0
14
12
150
0
80
0
66
82
172
214
534
312
34
APPENDIX II
TABLE 28
2023
Owner
Units**
2 Bedroom
3+ Bedroom
Totals
(31%-60%)
$115,000*
2
10
12
(61%-80%)
$134,500*
14
26
40
(81%-125%)
$180,300*
36
96
132
(126%+)
$229,900*+
34
166
200
Totals
86
298
384
Work Force
(45%+ AMI)
$128,600*
28
204
232
Totals
74
76
150
Work Force
(45%+ AMI)
$545**
20
60
80
Rental
Units**
2 Bedroom
3+ Bedroom
Totals
(31%-60%)
$545**
30
24
54
(61%-80%)
$605**
20
22
42
(81%125%)
$795**
16
24
40
(126%+)
$895**+
8
6
14
35
APPENDIX II
TABLE 29
SEWARD, NEBRASKA
2018
OWNER
UNITS
Elderly (55+)
Family
Special
Populations1
Subtotals
RENTAL
UNITS
Elderly (55+)
Family
Special
Populations1
Subtotals
TOTALS
61%-80% 81%-125%
126%+ TOTALS
Workforce
Sector
45%+ AMI
0%-30%
31%-60%
0
0
0
0
6
12
22
54
44
54
72
120
20
96
0
0
0
0
6
24
4
80
0
98
10
202
2
118
0
0
12
14
8
16
14
16
6
4
40
50*
8
42
0
0
4
30
2
26
0
30
0
10
6
96
0
50
0
30
50
110
108
298
168
36
APPENDIX II
TABLE 30
SEWARD, NEBRASKA
2023
Owner
Units**
2 Bedroom
3+ Bedroom
Totals
(61%-80%)
$134,500*
8
16
24
(81%-125%)
$180,300*
24
56
80
(126%+)
$221,500*+
20
78
98
Work Force
(45%+ AMI)
$126,900*
20
98
118
Totals
52
150
202
Rental
Units**
2 Bedroom
3+ Bedroom
Totals
(31%-60%)
$545**
(61%-80%)
$605**
(81%125%)
$795**
(126%+)
$895**+
Totals
20
10
30
14
12
26
12
18
30
6
4
10
52
44
96
Work
Force
(45%+ AMI)
$535**
15
35
50
37
APPENDIX II
TABLE 31
MILFORD, NEBRASKA
2018
OWNER
UNITS
Elderly (55+)
Family
Special
Populations1
Subtotals
RENTAL
UNITS
Elderly (55+)
Family
Special
Populations1
Subtotals
TOTALS
61%-80% 81%-125%
126%+ TOTALS
Workforce
Sector
45%+ AMI
0%-30%
31%-60%
0
0
0
0
2
2
4
6
8
4
14
12
4
10
0
0
0
0
2
6
0
10
0
12
2
28
0
14
0
0
4
6
3
4
6
2
3
1
16
13
2
10
0
0
2
12
1
8
0
8
0
4
3
32
0
12
0
12
14
18
16
60
26
38
APPENDIX II
TABLE 32
MILFORD, NEBRASKA
2023
Owner
Units**
2 Bedroom
3+ Bedroom
Totals
(61%-80%)
$134,500*
3
3
6
(81%-125%)
$180,300*
4
6
10
(126%+)
$217,000*+
6
6
12
Totals
13
15
28
Work Force
(45%+ AMI)
$121,500*
2
12
14
Rental
Units**
2 Bedroom
3+ Bedroom
Totals
(31%-60%)
$545**
6
6
12
(61%-80%)
$605**
4
4
8
(81%125%)
$795**
4
4
8
(126%+)
$895**+
2
2
4
Totals
16
16
32
Work Force
(45%+ AMI)
$523**
0
12
12
39
APPENDIX II
TABLE 33
UTICA, NEBRASKA
2018
OWNER
UNITS
Elderly (55+)
Family
Special
Populations1
Subtotals
RENTAL
UNITS
Elderly (55+)
Family
Special
Populations1
Subtotals
TOTALS
61%-80% 81%-125%
126%+ TOTALS
Workforce
Sector
45%+ AMI
0%-30%
31%-60%
0
0
0
1
0
4
4
2
2
0
6
7
2
7
0
0
1
2
0
4
0
6
0
2
1
14
0
9
0
0
2
4
0
2
0
0
0
0
2
6
0
6
0
0
0
6
0
2
0
0
0
0
0
8
0
6
0
8
6
6
2
22
15
40
APPENDIX II
TABLE 34
UTICA, NEBRASKA
2023
Owner
Units**
2 Bedroom
3+ Bedroom
Totals
(31%-60%)
$115,000*
0
2
0
(61%-80%)
$134,500*
0
4
4
(81%-125%)
$180,300*
2
4
6
(126%+)
$182,000*+
2
0
2
Totals
4
10
14
Work Force
(45%+ AMI)
$119,000*
0
9
9
Rental
Units**
2 Bedroom
3+ Bedroom
Totals
(31%-60%)
$545**
2
4
6
(61%-80%)
$605**
0
2
2
(81%125%)
$795**
0
0
0
(126%+)
$895**+
0
0
0
Totals
2
6
8
Work Force
(45%+ AMI)
$518**
0
6
6
41
APPENDIX II
TABLE 35
HOUSING CONDITIONS SURVEY BY COMMUNITY
2013
SEWARD COUNTY COMMUNITIES (TOTAL)
Rating 1 – Sound
Rating 2 –Minor Deteriorating
Rating 3 –Major Deteriorating
Rating 4 – Critical/Dilapidated
Total
2,795
929
99
29
3,852
SEWARD
Rating 1 – Sound
Total
1,681
427
26
5
2,139
BEAVER CROSSING
Rating 1 – Sound
Total
85
77
12
7
181
BEE
Rating 1 – Sound
Total
50
29
5
2
86
CORDOVA
Rating 1 – Sound
Total
42
25
2
2
71
GARLAND
Rating 1 – Sound
Total
CONTINUED:
53
37
10
1
101
42
APPENDIX II
HOUSING CONDITIONS SURVEY BY COMMUNITY
2013
GOEHNER
Rating 1 – Sound
Total
44
30
0
0
74
MILFORD
Rating 1 – Sound
Total
481
178
16
1
676
PLEASANT DALE
Rating 1 – Sound
Total
58
28
3
0
89
STAPLEHURST
Rating 1 – Sound
Total
37
45
11
6
99
UTICA*
Rating 1 – Sound
Total
264
53
14
5
336
*Results from 2010 Community Housing Study.
43
APPENDIX II
HOUSING CONDITIONS SURVEY
FIELD OBSERVATION SHEET
PRIMARY STRUCTURAL COMPONENTS OBSERVED
Sound
Minor
Deteriorating
Major
Deteriorating
Critical/
Dilapidated
Roof
Wall Foundation
Building Foundation
SECONDARY STRUCTURAL COMPONENTS OBSERVED
Major
Deteriorating
Critical/
Dilapidated
Sound
Minor
Deteriorating
Major
Deteriorating
Critical/
Dilapidated
Sound
Minor
Deteriorating
Major
Deteriorating
Critical/
Dilapidated
Sound
Minor
Deteriorating
Roof Surface
Chimney
Gutters/Downspouts
Wall Surface
Paint/Coating
Doors
Windows
Porches/Steps
Driveway/Side Cond.
OVERALL PROPERTY OBSERVATIONS
Street Condition
Sidewalk Condition
Pkg./Driveway Cond.
FINAL RATING
44
APPENDIX II
TABLE 36
ESTIMATED TARGET HOUSING
REHABILITATION / DEMOLITION DEMAND
2018
# Rehabilitated /
Est. Cost*
Demolition
Seward County:
400 / $14,804,000
96
Seward:
179 / $6.9 M
23
Beaver Crossing:
35 / $1.3 M
12
Bee:
Cordova:
Garland:
14 / $450,000
10 / $320,000
5
5
18 / $610,000
7
Goehner:
Milford:
10 / $320,000
76 / $2.9 M
12 / $375,000
21 / $755,000
1
12
2
14
25 / $874,000
15
Pleasant Dale:
Staplehurst:
Utica:
*Based upon field inspections and age of housing.
45
APPENDIX II
TABLE 37A
TARGET REHABILITATION & DEMOLITION DEMAND & BUDGET
SEWARD, NEBRASKA
2018
- Moderate Rehabilitation
- Substantial Rehabilitation
- Demolition
147 / $5,520,000
32* / $1,380,000
23 / $391,000**
$1,357,000***
*Pending Appraisal Qualification.
**Estimated Cost without Acquisition.
***Estimated Cost with Acquisition.
TABLE 37B
MILFORD, NEBRASKA
2018
- Demolition
60 / $2,219,000
16* / $681,000
12 / $204,000**
$521,000***
46
APPENDIX II
TABLE 37C
BEAVER CROSSING, NEBRASKA
2018
- Demolition
28 / $1,000,000
7* / $287,000
12 / $200,000**
$590,000***
TABLE 37D
STAPLEHURST, NEBRASKA
2018
- Demolition
15 / $503,000
6* / $252,000
14 / $228,000**
$688,000***
47
APPENDIX II
TABLE 37E
UTICA, NEBRASKA
2018
- Demolition
21 / $714,000
4* / $160,000
15 / $255,000**
$885,000***
TABLE 37F
BALANCE OF SEWARD COUNTY COMMUNITIES, NEBRASKA
(BEE, CORDOVA, GARLAND, GOEHNER & PLEASANT DALE)
2018
52 / $1,625,000
12* / $450,000
- Demolition
20 / $340,000**
$980,000***
**Estimated Cost without acquisition.
***Estimated Cost with acquisition.
48

Seward County, Nebraska - Seward County Economic Development

Transcription

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