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Countywide Market Analysis For-Sale and Rental Housing Botetourt County, Virginia

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Countywide Market Analysis For-Sale and Rental Housing Botetourt County, Virginia Countywide Market Analysis For-Sale and Rental Housing Botetourt County, Virginia Prepared for: Mr. Gary Larrowe County Administrator November, 2016 S. Patz and Associates, Inc. 46175 Westlake Drive, Suite 400 Potomac Falls, Virginia 20165 January 3, 2017 Mr. Gary Larrowe County Administrator Botetourt County 1 West Main Street; Box 1 Fincastle, Virginia 24090 Dear Mr. Larrowe: This will set forth our completed housing study for Botetourt County. The study purpose was to identify new housing opportunities for new employees who are expected to work in the County over the next 5+ years. The total number of currently announced new employment is approximately 1,200. This total is likely to expand, as the industrial and business parks in Botetourt County provide the best opportunity in the region to attract new businesses. A key study finding is that most of the salaries of new employment will be in the $45,000 or less income range. Many of these workers will require rental housing and/or affordable housing. The new home market in the County is at a price range of $250,000 and above. There is no quality rental housing in the County and limited housing of this type is not available elsewhere in the region. The County has limited land zoned for apartment unit development and current zoning density allowance for multifamily housing is likely too low to attract area developers or for project financial success. Rather than concentrate on housing demand, which has been fully documented, we focused our research on site development opportunities. Our findings are that few sites in the County are readily available for apartment unit development, but several properties, with rezoning, could serve the County’s housing needs. Housing sites for new residential development is essential for the County to continue to attract new employment. The attached report provides data on numerous sites for residential development, both new construction and adaptive reuse. These properties will generate a sufficient number of new housing units to satisfy demand. There is also sufficient diversity in these properties, in terms of location and expected housing types to serve housing needs for a wide range of households by size and income. 2 Mr. Gary Larrowe January 3, 2017 We planned to provide generic proformas for new apartment unit development, but were not able to do so. We were not able to get good estimates of site development costs for new construction or renovation costs for adaptive reuse properties. There were too many variables in both situations. However, we know that Daleville Town Center Apartments are successful at their current rents and that the developer intends to add new units. Other apartment sites, with available public utilities and no major off-site costs should also be feasible. The adaptive reuse properties appear to be priced “at market”. These sites are reported to have no environmental issues and do have a historic designation. Our experience in other communities indicates that “the numbers should work” with historic tax credits. The attached report provides a considerable amount of data and analysis that should guide County officials in their efforts to provide adequate housing for new employees. We remain available to continue to assist you with this effort as you proceed with the goal of expanding housing opportunities in the County. Sincerely, Stuart M. Patz President SMP/mes 3 TABLE OF CONTENTS PAGE Section I – Introduction ...........................................................................................................................................5 Summary ...............................................................................................................................................11 Existing Development Sites................................................................................................................13 Turner Property....................................................................................................................................13 Vacant Gateway Crossing Sites..........................................................................................................16 Sanderson Ridge...................................................................................................................................17 Santillone ...............................................................................................................................................17 Fincastle Historical District.................................................................................................................17 Daleville Town Center.........................................................................................................................21 Troutville ...............................................................................................................................................24 Buchanan ...............................................................................................................................................27 Adaptive Reuse Properties .................................................................................................................28 Summary ...............................................................................................................................................30 Section II - Market Area Economic Factors........................................................................................................31 Botetourt County Economic Overview ...............................................................................................31 At-Place Jobs .........................................................................................................................................31 Industrial Parks.....................................................................................................................................32 Employment and Labor Force............................................................................................................37 Summary ...............................................................................................................................................38 Economic Overview of the Remainder of the Region.......................................................................39 At-Place Jobs .........................................................................................................................................39 Employment and Labor Force............................................................................................................41 Economic Development Activity.......................................................................................................42 Roanoke County Industrial Parks .....................................................................................................45 Section III – Apartment Housing Market...........................................................................................................48 Demographic Analysis........................................................................................................................48 Households............................................................................................................................................50 Renter Households...............................................................................................................................50 Caveat.....................................................................................................................................................50 Renter Households by Income...........................................................................................................51 Trends in Median Household Income Roanoke Region................................................................51 Affordable Apartment Market...........................................................................................................52 Competitive Apartment Market .......................................................................................................53 Net Rent Analysis.................................................................................................................................54 For-Sale Market Analysis.......................................................................................................................56 Active Subdivision Analysis...............................................................................................................56 Rural Residential Developments .......................................................................................................62 Other Residential Developments.......................................................................................................62 Planned Residential Developments ..................................................................................................64 Demographic Trends...........................................................................................................................65 Neighboring Roanoke County Subdivisions...................................................................................65 Summary ...............................................................................................................................................66 Conclusions...........................................................................................................................................67
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