Res 2014-102/2014 Analysis of Impediments to Fair Housing Choice Action Plan

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According to the 2006 - 2010 ACS estimates, the median household income was $25,492 for White households, $28,733 for Hispanic households, and $29,877 for African - American households, compared to $26,734 for the overall city. We do acknowledge that median and modal income are not the only factors to be considered in an assessment of persons ability to qualify for mortgages and that other indicators and underwriting criteria are important. It is also noteworthy that we found no disparate impacts relative to income for the protected class members. However the median and modal income for each of the three major racial /ethnic groups and for the city underscores that many earn incomes that are insufficient to acquire housing in the current market regardless of race or ethnicity, and resulting in a significant cost burden for others. One of the most revealing indicators that income limitations are impacting a persons' ability to obtain housing of their choice is the category of homeownership. According to the 2006 - 2010 ACS data, homeownership rate among Whites was 25.1 percent, compared to 31.3 percent among Hispanics, and 28.3 percent among African - Americans. Again, our analysis noted that White households had lower homeownership rates compared to minorities, and no disparate impact on homeownership rates based on race and ethnicity. All three groups are experiencing similar percentages of their population becoming homeowners. We therefore have identified a shortage of affordable housing as a primary impediment to fair housing in San Marcos. In addition to lack of income, other wide ranging and interconnected issues influence the development, pricing and affordability of housing. These issues include the rapidly rising cost of land, materials, and construction; development fees; or the investment needed to rehabilitate substandard housing. Focus group participants voiced particular concern that the supply of affordable homes for working families were in short supply in the areas where they are needed which is only adding to the overall affordable housing shortage. ..