Accessible Housing: An Analysis of Impediments to Fair Housing in Mobile City of Mobile, Alabama Larry Keating, PhD, FAICP Melissa Mailloux July 30, 2012 100 Waverly Way, NE Atlanta, Georgia 30307 P: 404.522.2243 F: 404.524.9939 www.marketekinc.com TABLE OF CONTENTS 1. Introduction ....................................................................................................................................... 1 Jurisdiction ......................................................................................................................................... 1 2. Demographic Overview ................................................................................................................. 3 Population Overview ....................................................................................................................... 3 Composition of the Population ..................................................................................................... 5 Tenure, Race and National Origin .............................................................................................. 14 Female Householders and Households with Children ............................................................ 21 Disability Status .............................................................................................................................. 35 3. Geography of Protected Classes ............................................................................................... 38 Racial Geography ......................................................................................................................... 38 Geography of Female Householders ......................................................................................... 57 Geography of Households with Children .................................................................................. 66 Geography of People with Disabilities ....................................................................................... 70 Separation Indices by Race ......................................................................................................... 70 4. Housing Profile ................................................................................................................................. 77 Cost Burdened Households .......................................................................................................... 77 Overcrowded Households ........................................................................................................... 80 Lead Based Paint Risks .................................................................................................................. 81 Assisted Housing ............................................................................................................................. 82 5. Impediments to Fair Housing in the Real Estate & Mortgage Finance Industries .............. 91 Participation in Real Estate and Finance Occupations ......................................................... 91 Mortgage Lending ......................................................................................................................... 94 Real Estate Marketing ................................................................................................................. 102 6. Zoning, Transportation & Tax Policy Impediments ................................................................. 104 Zoning and Vacant Land ........................................................................................................... 104 Public Transportation ................................................................................................................... 109 Tax Policy ....................................................................................................................................... 110 7. Board Representation ................................................................................................................. 111 Public Boards and Commissions ................................................................................................ 111 Private Boards and Commissions .............................................................................................. 112 8. Perceptions of Fair Housing ........................................................................................................ 113 Housing Discrimination Research .............................................................................................. 114 9. Center for Fair Housing ................................................................................................................ 116 Additional Fair Housing Education Efforts ................................................................................ 118 10. Policy Recommendations .......................................................................................................... 119 11. Five-Year Fair Housing Action Plan ........................................................................................... 133 Description of Five-Year Action Plan Tasks .............................................................................. 134 Appendices A. Female Householders and Households with Children in 2000 ............................................. 142 B. Census Tracts in City of Mobile and the Metropolitan Area................................................ 147 C. Protected Class Concentrations ............................................................................................... 153 D. Geography of Households with Children in Metropolitan Mobile ...................................... 162 E. Separation Indices Formulae ..................................................................................................... 165 Analysis of Impediments to Fair Housing i LIST OF TABLES 2-1 Population and Households, 1990 to 2010, City of Mobile, Suburban Mobile County, Mobile and Baldwin Counties, Mobile MSA and Alabama ........................................................... 3 2-2 Rate of Population and Household Growth, 1990 to 2010, City of Mobile, Suburban Mobile County, Mobile and Baldwin Counties, Mobile MSA and Alabama ............................. 4 2-3 Racial and Ethnic Composition of the Population, 1990, City of Mobile, Suburban Mobile County, Baldwin County and Mobile MSA .......................................................................... 6 2-4 Racial and Ethnic Composition of the Population, 2000, City of Mobile, Suburban Mobile County, Baldwin County and Mobile MSA .......................................................................... 7 2-5 Racial and Ethnic Composition of the Population, 2010, City of Mobile, Suburban Mobile County, Baldwin County and Mobile MSA .......................................................................... 8 2-6 Summary of Changes in the Racial and Ethnic Composition of the Population, 1990 to 2010, City of Mobile, Suburban Mobile County, Baldwin County and Mobile MSA ............... 11 2-7 Net Changes in Racial Composition of the Population, 1990 to 2010, City of Mobile, Suburban Mobile County, Baldwin County and Mobile MSA ..................................................... 12 2-8 Households by Race and Ethnicity of Householder by Tenure, 1990, City of Mobile, Suburban Mobile County, Baldwin County and Mobile MSA ..................................................... 15 2-9 Households by Race and Ethnicity of Householder by Tenure, 2000, City of Mobile, Suburban Mobile County, Baldwin County and Mobile MSA ..................................................... 16 2-10 Households by Race and Ethnicity of Householder by Tenure, 2010, City of Mobile, Suburban Mobile County, Baldwin County and Mobile MSA ..................................................... 17 2-11 Net Changes in Racial Composition of Householders by Tenure, 1990 to 2010, City of Mobile, Suburban Mobile County, Baldwin County and Mobile MSA ...................................... 20 2-12 Female Householders and Families with Children by Race and Ethnicity, 1990, City of Mobile ........................................................................................................................................ 22 2-13 Female Householders and Families with Children by Race and Ethnicity, 1990, Suburban Mobile County ................................................................................................................... 23 2-14 Female Householders and Families with Children by Race and Ethnicity, 1990, Baldwin County .................................................................................................................................... 24 2-15 Female Householders and Families with Children by Race and Ethnicity, 1990, Mobile MSA ........................................................................................................................................... 25 2-16 Summary of Female Householders and Family Households by Race, 1990, City of Mobile, Suburban Mobile County, Baldwin County and Mobile MSA ....................................... 26 Analysis of Impediments to Fair Housing ii 2-17 Female Householders and Families with Children by Race and Ethnicity, 2010, City of Mobile ........................................................................................................................................ 29 2-18 Female Householders and Families with Children by Race and Ethnicity, 2010, Suburban Mobile County ..................................................................................................................