2015- 2020 SIMPCO 1122 Pierce Street Sioux City, Iowa Kirk Lehmann Community and Economic Development Planner 2015-2020 LE MARS HOUSING NEEDS ASSESSMENT The Siouxland Interstate Metropolitan Planning Council (SIMPCO) was engaged by the City of Le Mars to provide a comprehensive assessment of housing needs for the City of Le Mars, Iowa. The purpose of the assessment is to explore data related to the current housing market, to project the demand for different kinds of housing in Le Mars over the next five years, and to provide an action plan to accommodate future development. 2015-2020 LE MARS HOUSING NEEDS ASSESSMENT 2015-2020 Acknowledgements and Contributors Steering Committee Neal Adler, Executive Director, Le Mars Chamber of Commerce and Business Initiative Vaughn Bagstad, Owner, Vaughn Bagstad Construction Kevin Eekhoff, Bank President, Northwest Bank Pam Floy, Mortgage Loan Originator, Northwest Bank Jim Gergeni, Realtor, Broker, and Owner, Property Pros Realty Donley Hoogeveen, Lender, Kingsley State Bank Paul Jacobson, President, American Bank Dick Kirchoff, Mayor, City of Le Mars John Rexwinkel, City Council, City of Le Mars Wayne Schlotfeldt, Partner, Schlotfeldt Engineering, Inc. Peggy Sitzmann, Retail Mortgages Lending Officer, American Bank Joe Strub, President, PrimeBank Jason Vacura, Code Enforcement Officer and Assistant City Administrator, City of Le Mars Le Mars City Council Dick Kirchoff, Mayor Clark Goodchild, Ward 1 Delana Ihrke, Ward 2 Ken Nelson, Ward 3 Rex E. Knapp, At Large John Rexwinkel, At Large Other Acknowledgements City of Le Mars and Le Mars Public Library staff for help with surveying and data collection Linda Mayrose, Property Pros Realty, for assistance with Multiple Listing Service data And a special thanks to everyone else who donated their time, especially those who participated in surveys, interviews, discussions, and meetings SIMPCO | Acknowledgements and Contributors i 2015-2020 2015-2020 LE MARS HOUSING NEEDS ASSESSMENT Contents Acknowledgements and Contributors ..................................................................................... i Contents ........................................................................................................................................ ii Executive Summary……….…………………………………………………………………………..vi Introduction ................................................................................................................................. 1 Study Area ................................................................................................................................. 2 Outline ....................................................................................................................................... 2 Chapter 1: Demographic Trends .............................................................................................. 4 Population and Household Growth Trends ......................................................................... 4 Age Distribution ....................................................................................................................... 5 School Enrollment Trends ....................................................................................................... 6 Household Income ................................................................................................................... 7 Housing Affordability ............................................................................................................. 9 Household Tenure .................................................................................................................. 10 Senior Population Trends ...................................................................................................... 11 Implications ............................................................................................................................. 12 Chapter 2: Economic Trends ................................................................................................... 14 Employment ............................................................................................................................ 14 Labor Force .............................................................................................................................. 16 Wages ....................................................................................................................................... 17 Commuting Patterns .............................................................................................................. 18 Implications ............................................................................................................................. 19 Chapter 3: Housing Characteristics ....................................................................................... 20 Units in Structure ................................................................................................................... 20 Age of Housing Stock ............................................................................................................ 21 Vacant Housing ...................................................................................................................... 22 Housing Conditions ............................................................................................................... 23 Building and Demolition Permits ........................................................................................ 25 Subdivisions ............................................................................................................................ 26 ii Contents | SIMPCO 2015-2020 LE MARS HOUSING NEEDS ASSESSMENT 2015-2020 Current Housing Policy ......................................................................................................... 27 Chapter 4: For-Sale Market Analysis .................................................................................... 28 For-Sale Overview .................................................................................................................. 28 Realtors and Lenders ............................................................................................................. 30 Owner Survey ......................................................................................................................... 32 Summary ................................................................................................................................. 37 Chapter 5: Rental Market Analysis ........................................................................................ 38 Rental Overview ..................................................................................................................... 38 General Occupancy Development ....................................................................................... 41 Senior Occupancy Development .......................................................................................... 43 Renter Survey .......................................................................................................................... 46 Summary ................................................................................................................................. 51 Chapter 6: Conclusions and Recommendations ................................................................. 52 Demographic Profile and Housing Trends ........................................................................ 52 New Housing Demand .......................................................................................................... 53 Strategies .................................................................................................................................. 56 Actions ..................................................................................................................................... 58 APPENDIX I: Housing Financial Assistance Programs .................................................... 61 APPENDIX II: Resident/Non-Resident Survey and Results ............................................ 68 APPENDIX III: Resolution of Adoption .............................................................................. 80 SIMPCO | Contents iii 2015-2020 2015-2020 LE MARS HOUSING NEEDS ASSESSMENT Tables Table 1: Population Growth Trends and Projections for Le Mars Iowa, 1990, 2000, and 2010 Census .......................................................................................................................................................... 4 Table 2: Household Growth Trends and Projections for Le Mars Iowa, 1990, 2000, and 2010 Censuses ...................................................................................................................................................... 4 Table 3: Average Household Size, Le Mars Iowa, 1990, 2000, and 2010 Census .............................. 5 Table 4: Age Distribution, Le Mars Iowa, 1990, 2000, and 2010 Censuses ......................................... 6 Table 5: School Enrollment for the Le Mars Community School District, 2009 to 2015 ................... 7 Table 6: Household Income by Age of Householder / Median Income, Le Mars Iowa, 2013 5- Year American Community Survey ........................................................................................................ 8 Table 7: Household Income Limits by Persons in Household, Plymouth County ......................... 10 Table