Recommendations from Workforce Housing Survey Data - March 2022

Workforce Housing Survey Data Recommendations March 14, 2022

Survey Existing Households Context

Survey: Place of Employment Q14 - Just so we understand a bit more about who you are can you let us know the main organization you're affiliated with? Assume this is would be where you're focusing most of your time. Answer % Count Horicon Elementary School District 48.65% 18 The Sea Ranch Association 2.70% 1 Point Arena Schools 48.65% 18

Survey: Household Size Q2 - How many people in total are in your household? 1 Person (11 responses) 2 People (8 responses) 3 People (6 responses) Answer 1 2 3 4 5 6 or more Total % 29.73% 21.62% 16.22% 18.92% 13.51% 0.00% 100% Count 11 8 6 7 5 0 37 4 People (7 responses) 5 People (5 responses) 6 People + (0 responses)

Survey: # of Children Q3 - How many kids are in your household? 1 Child (7 responses) 2 Children (7 responses) Answer 1 2 3 4 or more Total % 41.18% 41.18% 17.65% 0.00% 100% Count 7 7 3 0 17 3 Children (3 responses) 4+ Children (0 responses)

Survey: # of Income Earners Q4 - How many income earners are in your household? 1 Income Earners (20 responses) 2 Income Earners (14 responses) Answer 1 % 54.05% Count 20 3 Income Earners (2 responses) 2 37.84% 14 3 5.41% 2 4 or more 2.70% 1 4+ Income Earners (1 responses) Total 100% 37

Survey: Multi-Generational Households Q5 - Do you have parents or members of an older generation living with you? Yes (3 responses) Answer Yes No Total % 8.11% 91.89% 100% Count 3 34 37 No (34 responses)

Survey: Rent or Own? Q6 - Do you currently rent or own a home? Rent (16 responses) Own (13 responses) Answer % Rent Own Neither Total Count 16 13 2 31 51.61% 41.94% 6.45% 100% Neither (2 responses)

Survey: Current Housing Type Q7 - What kind of housing do you currently have? Single Family Home (22 responses) Duplex (1 responses) Answer Single-family Home Duplex Apartment Room Other (please explain) 16.13% Total % 70.97% 3.23% 9.68% 0.00% Count 22 1 3 0 5 31 Apartment (3 responses) Room (0 responses) 100% Other* (5 responses) *Other Response Explained: Trailer/RV, Loft, Tiny Cabin, Property to Build On

Survey: Commute Time Q8 - About how long does it take for you to get to work from where you live? Less than 15 minutes (12 responses) 15 to 29 minutes (9 responses) Answer Less than 15 minutes 15 to 29 minutes 30 to 44 minutes 44 minutes to 1 hour More than an hour Total % 40.00% Count 12 30 to 44 minutes (5 responses) 30.00% 16.67% 6.67% 9 5 2 45 minutes to 1 hour (2 responses) 6.67% 100% 2 30 More than an hour (2 responses)

Survey: Household Income Q10 - Information about income is very important to understand for housing affordability. Can you please give us your best guess of your entire household income (before taxes)? Household Income 25 23 20 Frequency 15 10 5 5 3 1 0 $25-$75k $75-$125k $125-$175k $175k+

Survey: Monthly Rent/Mortgage Q11 - About how much do you currently spend on monthly housing costs (rent or a mortgage)? Monthly Housing Cost 10 9 9 9 8 6 4 2 2 0 $300-$1,050 $1,050-$1,800 $1,800-$2,550 $2,550-$3,300 Notes: $3300 monthly payment equates to a $765k home purchase (30-yr fixed, 5% interest, 20% down payment). $2550 monthly payment equates to a $594k home purchase. $1800 monthly payment equates to a $419k home purchase. $1050 monthly payment equates to a $245k home purchase. Zillow Home Value Index in Gualala is $611k.

Survey: Housing Concerns Q18 - What concerns (if any) do you have with your current housing situation? Takes about an hour to get to school, inconsistent warm/hot water, poor internet connection, no animals allowed, no washer/dryer in rental Privacy We currently have 2 of our adult sons living with us because of the current housing situation. They are able to save money to purchase their own place assuming there would be affordable housing available. Affordability and time to commute My son and his small family are also staying with us due to not being able to find a home to rent. Affordable or not there isn t anything open, and if it were again it s $2,000 or $3,000 a month which $20/hr wages do not support. Distance, very long commute

Survey: Housing Concerns (cont.d) Availability of housing if I need/want to move. Also, where can I find listings of places to live. I found my place completely by chance. I was in the area staying in temp situations, including sleeping in my car. I was speaking to a stranger about a completely unrelated topic. She asked if I lived in the area. I said "kinda. I recently started a job in the area but haven't found a place to live yet." She said she knew of someone that might have a loft for rent, but no one has been in it in a couple years. I got lucky. If not for the conversation, I never would have found this place. I will not be able to afford it long term with only my income. Finding a more affordable place That the property will be sold when the current elderly land lord passes away or that my rent, which is low and stable for the area, will start to track with other exorbitant rents in the area. It is hard for young families and young people in the workforce to move here. My house needs many basic repairs, that I simply can not afford. I live without many conveniences, because the cost of living is so high in this area.

Survey: Housing Concerns (cont.d) We are fortunate. We sold a larger home and were able to downsize when we moved to the area by choice. My kids are in college and my husband and I both have established careers. However, we are not the norm. Teachers are not able to find affordable housing and, therefore, we are struggling to recruit and retain teachers. It is a HUGE problem and is contributing to many challenges within our schools. We want to buy a home. Our cabin is 700 square feet and we are outgrowing it. We have a storage unit we pay for and we shuffle stuff from car to car. We have nice landlords, but they may want the cabin for their own grown children. My parents rent here and they have the worst slumlord landlords that own several properties and don t take care of them and illegally charge tenants for things. My parents are too scared to say anything because they have no other option. It s very sad and we aren t the only ones. We hope the market dips so we can own our own home and maybe even have a rental for another local to rent from us at a reasonable price. I live in "Affordable Housing" the company that owns the units has taken a large loan to rehab the units and rents to these units have gone more than 50% than what they had been going for. My unit at this time is in need of huge repairs once and if it gets done, I will no longer quialify and will leave me with a place to live.

Survey: Housing Concerns (cont.d) That I won t be able to move off my parents land due to increased housing costs all over Sonoma County. Possible mold situation. I just wonder where people live. where do the renters rent? How can they afford to rent? I have RV for this reason. It's very drafty and cold. I keep only my bedroom and bathroom warm during these coldest months. Rent will be increasing. My unit needs rehab. Units that have been rehabbed have an increase in rent by 50%. This will leave me out of a home after a decade of living/working here.

Survey Housing Needs

Survey: Want to Rent or Own? Q19 - Are you looking to rent or buy a home? Rent (9 responses) Answer Rent Buy Either Not applicable / Neither (if desired explain) Total % 25.81% 8 16.13% 5 16.13% 5 41.94% 13 Count Buy (5 responses) Either (5 responses) N/A* (13 responses) 100% 31 *Explanations all related to already owning a home.

Survey: Home Type Preference Q20 - If interested in renting or buying, what type of home are you looking for? (Select all that apply) Single-Family (16 responses) Duplex (3 responses) Answer Single-family Duplex Single-story Multi-story Other (please explain) Total % 51.61% 9.68% 16.13% 6.45% 16.13% 100% Count 16 3 5 2 5 31 Single-Story (5 responses) Multi-Story (2 responses) Other* (5 responses) *Cabin or studio, one-bedroom. Property to build a home.

Survey: Number of Bedrooms Q21 - If interested in renting or buying, bout how many bedrooms would you be looking in a new home? One (5 responses) Two (9 responses) Answer 1 2 3 4 5 + Total % 20.83% 37.50% 33.33% 8.33% 0.00% 100% Count 5 9 8 2 0 24 Three (8 responses) Four (2 responses) 5+ (0 responses)

Survey: Desired Commute Time Q24 - About how long are you willing to travel to get to work from your home? Less than 15 minutes (3 responses) 15 to 29 minutes (13 responses) 30 to 44 minutes (6 responses) Answer Less than 15 minutes 15 to 29 minutes 30 to 44 minutes 44 minutes to 1 hour More than an hour Total % 11.54% 50.00% 23.08% 11.54% 3.85% 100% Count 3 13 6 3 1 26 44 minutes to 1 hour (3 responses) More than an hour (1 responses)

Survey: Max. Monthly Rent Affordable Q23 - What is the maximum monthly rent that you feel you can afford for a home? Max. Monthly Rent Considered Affordable 9 8 8 7 6 5 Frequency 5 4 4 3 2 1 0 $500-1,150 $1,150-$1,800 $1,800-$2,450

Survey: Max. Home Price Affordable Q25 - What is the maximum home price (in the case of a purchase) you feel you would be able to afford? Maximum Affordable Home Price 8 7 7 6 6 Frequency 5 4 3 2 2 1 0 $85-305k $305-525k $525-745k Note: Zillow Home Value Index in Gualala is $611k.

Survey: Retention Q22 - If you cannot change your living situation, how long do you want/expect to remain in your job? 1 year (6 responses) 2 years (2 responses) Answer 1 year 2 years 3 years 4 years Longer than 4 years Total % 23.08% 7.69% 7.69% 0.00% 61.54% Count 6 2 2 0 16 3 years (2 responses) 4 years (0 responses) Longer than 4 years (16 responses) 100% 26

Need Assessment Add supply of 5-7 below market rate homes to serve Horicon SD in the years to come. Rental or For-Sale. Add supply of 10-15 below market rate homes to serve the combined Horicon + Point Arena schools. Rental or For Sale. Rents generally would need to serve a range of needs for $2,000 and below a month. Home prices would generally need to serve a range of needs for $400,000 and below.

Two Phase Workforce Housing Recommendation Near-Term Activate Supply Ask/invite community to rent homes to Horicon staff Next Step: Create post for FB groups, and Independent Coastal Observer Long Term Increase Supply Use potential bond proceeds to fund housing development on Horicon land (owned-land, ground lease, other partnership) Next Step: Allocate $20k for feasibility study preparation (Fair Housing opinion, Site Planning, Management plan) Alternate - Long Term (Difficult Avoid if Possible) Compete for tax credits to build housing on school land

Questions?

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