MILITARY HOUSING NEEDS ASSESSMENT February 17, 2005 Prepared for Florida Housing Finance Corporation Prepared by MILITARY HOUSING NEEDS ASSESSMENT February 17, 2005 Prepared for Florida Housing Finance Corporation Prepared by Military Housing Needs Assessment TABLE OF CONTENTS Introduction ............................................................................................................................................ 1 Purpose of the Study .......................................................................................................................... 1 Scope ...................................................................................................................................................... 1 Methodology .......................................................................................................................................... 4 Installation Military Personnel Calculations...................................................................................... 4 Private Sector Housing Supply .............................................................................................................. 5 Report Format ........................................................................................................................................ 5 Florida Military Overview ..................................................................................................................... 6 Installations ............................................................................................................................................ 7 Military Demographics .......................................................................................................................... 7 Age ..................................................................................................................................................... 7 Race/Ethnicity .................................................................................................................................... 8 Gender ................................................................................................................................................ 8 Marital Status ..................................................................................................................................... 9 Working Spouse ................................................................................................................................. 9 Education.......................................................................................................................................... 10 Demographic Profile by Pay Grade ..................................................................................................... 10 Enlisted Ranks.................................................................................................................................. 10 Commissioned Officer Ranks .......................................................................................................... 11 Conclusions. ..................................................................................................................................... 15 Military Housing Requirement............................................................................................................. 16 Housing Standards................................................................................................................................ 16 On-Installation versus Off-Installation Housing .................................................................................. 17 On-Installation Family Housing....................................................................................................... 17 On-Installation Unaccompanied Housing ........................................................................................ 17 Off-Installation Housing ...................................................................................................................... 17 Basic Allowance for Housing (BAH) .................................................................................................. 19 How the BAH is calculated.............................................................................................................. 19 Military versus Non-Military Housing Affordability........................................................................... 22 Comparative Cost of Housing Throughout Florida.............................................................................. 23 Naval Air Station Jacksonville............................................................................................................. 26 Installation Summary ....................................................................................................................... 26 Market Area Demographics ............................................................................................................. 27 Military Personnel Housing Needs .................................................................................................. 29 On-Installation Housing ................................................................................................................... 30 On-Installation Family Housing................................................................................................... 30 Waiting List – On-Installation housing........................................................................................ 31 On-Installation Unaccompanied Housing .................................................................................... 31 Off-Installation Housing .................................................................................................................. 31 Off-Installation Family Housing .................................................................................................. 31 Off-Installation Unaccompanied Housing.................................................................................... 33 Off-Installation Housing Acceptability........................................................................................ 34 Cost............................................................................................................................................... 34 Off-Installation (Private Sector) Housing Shortfall ......................................................................... 35 Family Rental Housing Shortfall.................................................................................................. 35 Unaccompanied Rental Housing Shortfall................................................................................... 36 Total Military Rental Housing Shortfall (Military Methodology)............................................... 36 Strategic Planning Group, Inc. i Military Housing Needs Assessment TABLE OF CONTENTS Affordable Housing Methodology ................................................................................................... 37 Regular Military Compensation................................................................................................... 37 Overall Market Area Rental Rates ............................................................................................... 38 Market Area Affordable Housing Demand.................................................................................. 39 Rental Housing Market ................................................................................................................ 39 Ownership Housing...................................................................................................................... 42 Housing Affordability Summary.................................................................................................. 43 Local Community Affordable Housing Supply ........................................................................... 44 Rental Supply ............................................................................................................................... 44 Building Permits................................................................................................................... 46 Current Apartment Inventory............................................................................................... 46 Owner-Occupied Housing............................................................................................................ 47 Multiple Listing Service –Ownership .................................................................................. 47 Housing Supply/Demand Projections .......................................................................................... 48 Local Housing Cost Trends.......................................................................................................... 48 Local Rental Rate Trends..................................................................................................... 48 Local Ownership Cost Trends.............................................................................................. 48 Local Housing Vacancy Trends ................................................................................................... 48 Local Area Population Growth ........................................................................................................ 48 Future Military Demand..................................................................................................................