Housing: The Affordability Challenge in a Growing Region | Clark & Floyd Counties (IN)

CLARK AND FLOYD COUNTIES, INDIANA

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A REPORT FOR TH E COM M UN ITY FOUN D ATION OF SOUTH ERN IN D IAN A PROD UCED IN PARTN ERSH IP W ITH TH E IU SOUTH EAST APPLIED RESEARCH AN D ED UCATION CEN TER

Director & Principal Investigator: Melissa S. Fry, Ph.D. Co-Investigator: Dr. Veronica Medina Office Administrator: Olawunmi Odufuye Project Management and Design Support: Holly Gavin Research Assistants: Ava Minnery, Kelsie Jacob, Hanna Mudd, and Hannah Scott

Maps: Erin Coulson and Kelsie Jacob Cover and Infographic Designs: William Leach Community Partners: Linda Speed, President and CEO and Crystal Melcher, Vice President for Community Philanthropy, Community Foundation of Southern Indiana; the Homeless Coalition of Southern Indiana assisted in recruitment of research subjects, quality checking program descriptions and steering us in the right direction for other data and information, and several partners assisted with data and details on program information and initiatives.

Released January 2025 Applied Research and Education Center 4201 Grant Line Road | New Albany, IN 47150 | 812.941.2323 The Applied Research and Education Center (AREC) is an outreach project of Indiana University (IU) Southeast. The AREC provides research, consulting and technical assistance to nonprofit organizations, foundations, government agencies and local businesses. The student staff enhances classroom learning through applied research projects as it actively engages every stage of each community-based project. The AREC combines learning, teaching and doing to support and empower community organizations in the IU Southeast service region.

Table of Contents Executive Summary ....................................................................................................................................................................................................................... 8 National and Local Contexts ..................................................................................................................................................................................................... 8 Income and Housing ................................................................................................................................................................................................................. 9 Equity in Housing ...................................................................................................................................................................................................................... 9 Factors Shaping Southern Indiana Housing Costs .................................................................................................................................................................. 10 Vulnerability to Housing Precarity........................................................................................................................................................................................... 10 Looking for New Models........................................................................................................................................................................................................... 11 Introduction ................................................................................................................................................................................................................................. 12 National Context: An Unequal Growth Challenge ......................................................................................................................................................................... 14 People and Housing in Clark and Floyd Counties ......................................................................................................................................................................... 16 Income and Housing .................................................................................................................................................................................................................... 19 Defining Affordable ................................................................................................................................................................................................................. 22 Housing Cost Burden in Southern Indiana .............................................................................................................................................................................. 25 Maps: The Geography of Social, Economic, and Housing Dynamics ............................................................................................................................................30 Equity in Housing for Black and Latine Populations ..................................................................................................................................................................... 34 Access to Capital .................................................................................................................................................................................................................... 35 Type of Loan Application .................................................................................................................................................................................................... 35 Purpose of Loan Application .............................................................................................................................................................................................. 36 Disposition of Loan Application ......................................................................................................................................................................................... 37 Factors Shaping Southern Indiana Housing Costs ....................................................................................................................................................................... 39 Vacancy Rates......................................................................................................................................................................................................................... 39 Gentrification of Older Neighborhoods, Short-Term Rentals, and Absentee Landlords ..........................................................................................................40 Right-Sizing Housing Development: Middle Housing.............................................................................................................................................................. 41 Running in Place: Building to Meet New Demand Will Not Solve the Existing Supply Shortage .............................................................................................. 43 Challenges to Housing Stability ...................................................................................................................................................................................................46 Housing Precarity and Homelessness..................................................................................................................................................................................... 48 Contributing Factors .......................................................................................................................................................................................................... 48 Constraints within the Housing Market .............................................................................................................................................................................49 Multiple Moves and Instability in Childhood and Adolescence ...........................................................................................................................................49 Intimate Partner Violence and Sexual Assault ...................................................................................................................................................................50 Relationship Status Change .............................................................................................................................................................................................. 51 Past or Current Substance or Alcohol Use Disorder, Incarceration, and Acute or Chronic Mental Illness .......................................................................... 52 Transportation ................................................................................................................................................................................................................... 52 Timing and Adequacy of Service Provision ........................................................................................................................................................................ 53 Lack of Emergency Shelter for Families and At-Risk Populations ...................................................................................................................................... 53 Conclusions ............................................................................................................................................................................................................................ 54 Looking Forward........................................................................................................................................................................................................................... 55 Shifting Mental Models ........................................................................................................................................................................................................... 56 Community Land Trusts ..................................................................................................................................................................................................... 57

Land Banks ........................................................................................................................................................................................................................ 58 Long Term Rental Assistance ............................................................................................................................................................................................. 58 Shift attitudes about mixed income living ......................................................................................................................................................................... 59 Asset-Based Approaches to Cross-Sector Coordination ......................................................................................................................................................... 61 Contributions of the Public Sector..................................................................................................................................................................................... 61 Contributions of the Private For-Profit Sector.................................................................................................................................................................... 62 Contributions of the Nonprofit Sector ............................................................................................................................................................................... 62 Challenges and Implications ........................................................................................................................................................................................................ 63 Market Challenges .................................................................................................................................................................................................................. 63 Demographic Shifts Shape the Housing Landscape ...............................................................................................................................................................64 The Cost of Home Building .....................................................................................................................................................................................................64 Conclusion .............................................................................................................................................................................................................................. 64 References ...................................................................................................................................................................................................................................66 APPENDIX A ................................................................................................................................................................................................................................. 67 APPENDIX B: Fair Market Rates.................................................................................................................................................................................................... 68 APPENDIX C: Projected Demand for New Units of Owner- and Renter-Occupied Housing .......................................................................................................... 69 Clark County ........................................................................................................................................................................................................................... 69 Housing Programs .............................................................................................................................................................................................................69 Transitional Housing and Sober Living...............................................................................................................................................................................69 Group Homes and Assisted Living ..................................................................................................................................................................................... 70 Floyd County ........................................................................................................................................................................................................................... 70 Housing Programs ............................................................................................................................................................................................................. 70 Transitional Housing and Sober Living............................................................................................................................................................................... 72 Group Homes and Assisted Living ..................................................................................................................................................................................... 72 APPENDIX D: GOVERNMENT FUNDING & SUPPORT OPPORTUNITIES ........................................................................................................................................ 73 Housing and Urban Development (HUD) Programs ................................................................................................................................................................ 73 HUD Single-Family Housing Programs .................................................................................................................................................................................... 74 HUD Multi-Family Housing Programs...................................................................................................................................................................................... 75 Other HUD Programs .............................................................................................................................................................................................................. 75 Government National Mortgage Association (Ginnie Mae) ..................................................................................................................................................... 76 IHCDA Homeownership Programs .......................................................................................................................................................................................... 77 IHCDA Programming for Elderly and Persons with Disabilities .......................................................................................................................................... 77 USDA Rural Development Programs ....................................................................................................................................................................................... 77

Table of Figures Figure 1: Change in Productivity, Average and Median Compensation, and Average Compensation of Production and Nonsupervisory Workers ...................... 14 Figure 2: U.S. Income Growth by Quintile, 1967-2020 .................................................................................................................................................................. 15 Figure 3: Population Growth in Clark and Floyd counties, 1970-2024 .......................................................................................................................................... 16 Figure 4: Household Size, 2022.....................................................................................................................................................................................................17 Figure 5: Racial Composition of Clark and Floyd Counties, 2018-2022.........................................................................................................................................17 Figure 6: Age of Owned Housing Units, 2018-2022...................................................................................................................................................................... 18

Figure 7: Income Distribution in Clark and Floyd Counties, 2018-2022 ....................................................................................................................................... 19 Figure 8: Median List Price and Median Income in Floyd and Clark Counties, 2016-2022 ...........................................................................................................20 Figure 9: Median Household Income by Race, Clark and Floyd Counties, 2018-2022 .................................................................................................................. 21 Figure 10: Median Household Income by Family Type, Clark and Floyd Counties, 2018-2022...................................................................................................... 21 Figure 11: Poverty Rate by Age Group in Clark and Floyd Counties, 2018-2022 ........................................................................................................................... 22 Figure 12: Poverty by Race, 2018-2022 ........................................................................................................................................................................................ 22 Figure 13: Affordable Monthly Housing Costs (Rent, Insurance, Property Tax, and Insurance) Based on Income by Family Size ................................................. 23 Figure 14: Income Distribution of Clark and Floyd Counties, 2018-2022 ..................................................................................................................................... 23 Figure 15: Percent Paying 30% or More in Housing Costs by Income Group ............................................................................................................................... 24 Figure 16: Households Spending 30 Percent or More of their Income on Housing Costs, 2022 .................................................................................................. 24 Figure 17: Renters & Owners Affordably Housed vs. Cost-Burdened by Income Level--Clark County, 2022................................................................................. 25 Figure 18: Monthly Budget at 50% AMI, Single-Parent Family of Three ....................................................................................................................................... 26 Figure 19: Monthly Budget at 80% AMI, Two-Parent Family of Four ............................................................................................................................................. 27 Figure 20: Public and Subsidized Housing in the Southern Indiana Population Centers.............................................................................................................. 28 Figure 21: Growth in Housing Prices as Measured by the Housing Price Index, 1979 -2023......................................................................................................... 29 Figure 22: Loan types by race, 2023* ........................................................................................................................................................................................... 35 Figure 23: Purpose of Loan by Race and Ethnicity, 2023.............................................................................................................................................................. 36 Figure 24: HMDA Loan Applications, Originations, and Denials by Race and Ethnicity, 2023 ....................................................................................................... 37 Figure 25: Rate of Homeownership by Race and Hispanic or Latine Origin.................................................................................................................................. 37 Figure 26: Housing Cost Burden by Race, Clark County 2022...................................................................................................................................................... 38 Figure 27: Total, Occupied, and Vacant Housing Units, 2018-2022 .............................................................................................................................................. 39 Figure 28: Short Term Rentals in Clark and Floyd Counties, 2023-2024...................................................................................................................................... 41 Figure 29: Housing Unit Types 2022 ............................................................................................................................................................................................ 43 Figure 30: New Private Housing Building Permits, 1990-2023 ....................................................................................................................................................44 Figure 31: Median Price per Square Foot for Homes Listed in Clark and Floyd Counties, 2016-2024 .......................................................................................... 45 Figure 32: Percent of Owner-Occupied Homes by Property Value (as self-reported by owners), 2022 ........................................................................................ 46 Figure 33: Unhoused Population of Clark & Floyd Counties, as measured by the Point-In-Time Count, 2018-2023 .................................................................... 47 Figure 34: Population Growth 1970-Projections for 2050............................................................................................................................................................ 55 Figure 35: Projected Demand for New Owner Occupied and Rental Housing Units 2025-2050 (based on population projections and current data on ownership and rental dynamics) ................................................................................................................................................................................................................... 56 Figure 36: Alternative Models for Property Ownership & Redevelopment ................................................................................................................................... 58 Figure 37: Best Practices in Mixed-Income Housing Development Found Throughout the Academic Literature .........................................................................60

Table of Maps Map 1: Percent White Alone Householders, 2018-2022 .…………………………………………………………………………………………………………………………………………30 Map 2: Percent Hispanic Householders, 2018-2022 ....................................................................................................................................................................30 Map 3: Black Alone Householders, 2018-2022 ............................................................................................................................................................................ 31 Map 4: Housing Built Before 1960 ............................................................................................................................................................................................... 31 Map 5: Median Income, 2018-2022 ............................................................................................................................................................................................. 32 Map 6: Median Home Values, 2018-2022..................................................................................................................................................................................... 32 Map 7: Median Gross Rent, 2018-2022 ........................................................................................................................................................................................ 33 Map 8: Median Monthly Housing Costs, 2018-2022 .................................................................................................................................................................... 33 Map 9: Average Vacancy Rates, 2023...........................................................................................................................................................................................40 Map 10: Mobile Homes, 2018-2022 ............................................................................................................................................................................................. 42 Map 11: Households with No Vehicle, 2018-2022 ......................................................................................................................................................................... 53 *Note: References are provided in a numbered list on p. 66. Superscript numbers throughout the text point the reader to appropriate sources in the numbered list for any cited information. Data figures are sourced below each data visualization.

Photo by Joe Glover

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a When citing public data, we use the terms used in the data for data labels (Hispanic), but for general discussions of the Latin American community in

the U.S., we use the term Latine, which is gender inclusive and is the term preferred and used by Latin American people. https:// hispanicexecutive.com/latinx-latine-explainer/.

O

Source: Summers and Stansbury (2018, Figures 1 and 2). Note: Data from BLS, Bureau of Economic Analysis (BEA), and Economic Policy Institute.

Labor productivity is total economy real output per hour. Average compensation is total economy real compensation per hour, deflated by Consumer Price Index CPI-U-RS series (CPI-U-RS). Compensation is median economy real compensation per hour and mean real compensation for production and nonsupervisory workers, both deflated by CPI-U-RS. The chart depicts the percent change in each series from its value in 1948 for all series except median compensation. The median compensation series starts in 1973 and is normalized to equal the average compensation of production and nonsupervisory workers in that year. https://workofthefuture.mit.edu/wp-content/uploads/2021/01/2020-Final-Report4.pdf

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4.7% Hispanic/Latine

b The American Community Survey and several other

government data sources use the term “Black or African American” because not all Black people are African American but African American is current terminology for many who identify as such. Some data sources simply use Black. This author uses Black as an inclusive term, “Black or African American when discussing data sources that use this term, and African American when specifically referencing African American history, culture, and community.

AIAHPIM: American Indian and Alaska Native, Asian, Hawaiian or other Pacific Islander, and Multiracial. Source: U.S. Census Bureau. 2022. “Table B02001: Race.” American Community Survey, ACS 1-Year Estimates 2022 Data Profiles. Retrieved March 2024 https://data.census.gov.

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Per Capita Income = $34,946 Median Household Income = $69,005 Per Capita Income = $38,949 Median Household Income = $75,686

Source: Federal Reserve Bank of St. Louis. “Federal Reserve Economic Data.” Accessed August 6, 2024. https://fred.stlouisfed.org.

(Continued on page 22)

(HISPANIC CUTS ACROSS RACIAL GROUPS)

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Persons in Family

1

2

3

4

5

6

7

8

Extremely Low-Income Limits (60 percent of the Section 8 very lowincome limit or poverty guideline provided it is not larger than Section 8 50% very low-income limit)

$471

$538

$621

$750

$878

$1,007

$1,135

$1,264

$785

$897

$1,010

$1,121

$1,211

$1,301

$1,391

$1,481

$1,256

$1,435

$1,615

$1,793

$1,937

$2,081

$2,225

$2,368

$1,570

$1,795

$2,020

$2,242

$2,422

$2,602

$2,782

$2,962

$2,355

$2,692

$3,030

$3,363

$3,633

$3,903

$4,173

$4,443

$3,140

$3,590

$4,040

$4,485

$4,845

$5,205

$5,565

$5,925

Very Low (50% of the median family income) Income Limits 80% Area Median Income 100% Area Median Income 150% Area Median Income 200% Area Median Income

Based on calculation using HUD 2023 Adjusted Home Income Limits. (See appendix A for income breaks and affordable annual housing costs for each household size).

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(Continued on page 28)

FIGURE 18

$40,400 ANNUAL INCOME

$3,367 MONTHLY 50% AREA MEDIAN INCOME FOR A FAMILY OF THREE

HOUSING COST: $1,010

COMBINED COST OF RENT, UTILITIES, AND INSURANCE, AND PROPERTY TAXES AT 30% OF MONTHLY INCOME.

CHILD CARE: $1,377

BASED ON 50 WEEKS OF CARE AT $171.13/WK FOR A 1 YEAR OLD AND $159/WEEK FOR A 3 YEAR OLD PAID OVER THE COURSE OF 12 MONTHS.

HEALTH CARE: $635

INSURANCE PREMIUMS, COPAYS, MEDICATION, AND OTHER EXPENSES.

GROCERIES: $841

ALICE SURVIVAL BUDGET ESTIMATE IS BASED ON USDA ESTIMATES OF $612-$905, WHICH DO NOT INCLUDE ANY EATING OUT FOR SNACKS OR MEALS.

TRANSPORTATION: $767 INCLUDING CAR PAYMENTS, GAS, AND INSURANCE.

PHONE/TECH: $86

INCLUDES CELL PHONES FOR ADULTS IN HOUSEHOLDS AND BROADBAND INTERNET ACCESS.

TAXES: $643

FEDERAL, FICA, STATE, AND LOCAL INCOME TAXES, SINGLE FILER.

TAX CREDITS: $940

CHILD TAX CREDIT OF $3600 PER CHILD PLUS 25% CREDIT ON FUNDS SPENT ON DEPENDENT CARE.

-$1,052

$71,750 ANNUAL INCOME

FIGURE 19

$5,979 MONTHLY

80% AREA MEDIAN INCOME FOR A FAMILY OF FOUR HOUSING COST: $1,793

COMBINED COST OF MORTAGE, UTILITIES, INSURANCE, AND PROPERTY TAXES AT 30% OF MONTHLY INCOME.

CHILD CARE: $1,377

BASED ON 50 WEEKS OF CARE AT $171.13/WTK FOR A 1 YEAR OLD AND $159/WEEK FOR A 3 YEAR OLD PAID OVER THE COURSE OF 12 MONTHS.

HEALTH CARE: $677

INSURANCE PREMIUMS, COPAYS, MEDICATION, AND OTHER EXPENSES.

GROCERIES: $1,154

ALICE SURVIVAL BUDGET ESTIMATE IS BASED ON USDA ESTIMATES OF $886-$1325, WHICH DO NOT INCLUDE ANY EATING OUT FOR SNACKS OR MEALS.

TRANSPORTATION: $1,048 INCLUDING CAR PAYMENTS, GAS, AND INSURANCE.

PHONE/TECH: $116

INCLUDES CELL PHONES FOR EACH ADULT HOUSEHOLD MEMBER AND BROADBAND

INTERNET ACCESS.

TAXES: $1,103

FEDERAL, FICA, STATE, AND LOCAL INCOME

TAXES, MARRIED, FILING JOINTLY.

TAX CREDITS: $940

CHILD TAX CREDIT OF $3600 PER CHILD PLUS 25% CREDIT ON FUNDS SPENT ON DEPENDENT CARE.

-$349

Clarksville Jeffersonville

New Albany

Housing Units

10,033

22,206

17,983

Renter Units

3,809

7,108

7,483

Public Housing

0

369

515

PH Units/1,000 Renters

0

51.9

68.8

Housing Vouchers (HVs)

173

431 JHA; 20 IHCDA through CASI

733

HVs/1,000 Renters

45.4

63.4

98

Qualified Census Tracts

1

1

4

Source: U.S. Department of Housing and Urban Development, HUDUSER as presented on p. 33 “New Albany Housing: Present and Future” by the Urban Studies Institute at the University of Louisville. 2023. Updates to Jeffersonville figures provided by Jeffersonville Housing Authority (JHA) through personal correspondence with the author. IHCDA=Indiana Housing and Community Development Authority; CASI=Community Action of Southern Indiana.

MAP 1: PERCENT WHITE ALONE HOUSEHOLDERS, 2018-2022

The Geography of Social, Economic, and Housing Dynamics Most of the maps for this study are presented in the next four pages. This layout allows readers to observe patterns in the geography of race, ethnicity, and economic characteristics of the twocounty region. The maps contain only major roads, interstates, and the census tract boundaries.

This is to help you focus on the pattern of the data illustrated in each map.

*Note race data that uses the term “alone” indicates figures for those who indicate only one racial identity as opposed to identifying as more than one race. Those who identify with more than one race are reflected in the AIAHPIM group in this report.

MAP 2: PERCENT HISPANIC HOUSEHOLDERS, 2018-2022

MAP 3: BLACK ALONE HOUSEHOLDERS, 2018-2022

Maps 1-3 show a region with some diversity that remains largely segregated.

Black and Latine households are concentrated closer to the population centers (with some exceptions) with large white majorities in the surrounding suburban and rural communities.

Older properties are also concentrated in the population centers with some clusters in Sellersburg, Utica, and Charlestown and west of New Albany along the river.

MAP 4: HOUSING BUILT BEFORE 1960

MAP 5: MEDIAN HOUSEHOLD INCOME, 2018-2022

Higher incomes are concentrated in the suburban ring outside the I-265/I-64 loop, though incomes in the population centers do reflect some gentrification and higher -end apartment development in recent years.

Home values track onto median income levels, with highest values found in the suburban ring. Northeast Clark County is a bit of an exception to this pattern. This likely reflects pockets of lower income housing and the fact that much of that land is occupied by industrial and state park land.

MAP 6: MEDIAN HOME VALUES, 2018-2022

MAP 7: MEDIAN GROSS RENT, 2018-2022

Rental rates do not map neatly onto income or even home values. This likely reflects that many areas have very few rentals and those rentals may be large homes in some places or substandard homes or apartments in other areas.

Median monthly housing costs also do not map neatly onto incomes, reflecting affordability challenges inside the I-265/I64 loop.

MAP 8: MEDIAN MONTHLY HOUSING COSTS, 2018-2022

Pearson Chi-Square p-value <.001

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Originations

Denials

Total

HMDA Applicants

by Race

Loans Originated

Percent of Total Originated

Percent Originated Within Race/ Ethnicity Groups

Applications Denied

Percent of Total Denied

Percent Denied Within Race/ Ethnicity Groups

Total Applications

Percent of Total Applications

AIAHPIM

92

2.0%

56.8%

31

2.9%

19.1%

162

2.3%

Black or African American

213

4.6%

54.6%

78

7.2%

20.0%

390

5.5%

White

4,342

93.4%

66.1%

977

90.0%

14.9%

6,568

92.2%

Total

4,647

1,086

7,120

HMDA Applicants by Ethnicity Hispanic or Latine Not Hispanic or Latine Total

198

4.3%

61.7%

57

5.3%

17.8%

321

4.5%

4,443

95.7%

65.6%

1,022

93.3%

15.1%

6,770

95.5%

4,708

1,095

7,198

Source: Consumer Financial Protection Bureau. 2023. “FFIEC Home Mortgage Disclosure Act Data Set.” https://ffiec.cfpb.gov/data-browser/data/.

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United States

Indiana

LouisvilleMetro

Clark

Floyd

143,772,895

2,977,176

569,973

55,332

34,826

Occupied housing units

90.3%

91.6%

94.0%

93.4%

95.7%

Vacant housing units

9.7%

8.4%

6.0%

6.6%

4.3%

2.0%

2.5%

Total housing units

Average Quarterly Vacancy Rate per U.S. Postal Service Data (Average Q1-Q4, 2023)

U.S. Census Bureau. 2022. "Table DP04: Selected Housing Characteristics." American Community Survey, ACS 1-Year Estimates 2022 Data Profiles. Retrieved on March 16, 2024 (https://data.census.gov/table/ACSDP1Y2022.DP04?t=Financial Characteristics&g=010XX00US_040XX00US18_050XX00US18019,18043_310XX00US31140). United States Department of Housing and Urban Development. “HUD Aggregated USPS Administrative Data on Address Vacancies.” Retrieved January 2024 (https://www.huduser.gov/apps/public/usps/ home).

Clarksville

Jeffersonville

New Albany

2023

38

118

104

2024

67

246

214

46%

51%

48%

43%

50%

46%

$1,457,981

$2,260,418

$1,870,476

Occupancy rate Percent Available half the year or more Average Annual Revenue

Source: AirDNA data accessed September 2024.

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Map 10: Mobile homes, 2018-2022

Mobile Homes Mobile and manufactured homes are an affordable option for many Southern Indiana residents. Mobile home developments are scattered across the two-county region.

Manufactured homes may be built on a foundation but many are not and they are still required to have the chassis.

The common absence of a foundation contributes to faster deterioration than stick built homes.

While they provide an affordable living option, historically, mobile homes do not help people build wealth. That said, many communities are using manufactured and mobile homes to address the housing shortage and new building technologies may make them a better investment.

Housing Precarity and Homelessness Housing precarity includes situations that range from uncertainty about whether one will be evicted in the next 30 days to being unsure how one will make the next rent or mortgage payment, staying with family or friends between jobs, couch surfing to avoid staying in a shelter, being in a shelter, in a group home or facility without a clear place to go upon release, staying in one’s car or any other location not meant for human habitation, or sleeping on the street. All but two of the listed conditions, awaiting or anticipating eviction and being unsure of whether or how one will make the next rent or mortgage payment, are defined as “unhoused” or “homeless/houseless.”

But we have no valid or reliable means for counting and tracking all those experiencing these situations. The only regular measure we have of being unhoused is the Point-In-Time (PIT) count census of the homeless. The PIT count is taken on the last Wednesday to Thursday 24-hour period in January each year. Sheltered homeless are counted via the Housing Inventory Count and street and emergency shelter homeless are counted by volunteers who do their best to find all the street homeless in their area on the day of the count.

Analyses of the PIT count estimate that true numbers of unhoused individuals are 2.5 to 10.2

times higher than are reflected in the annual PIT census.27,38 Nevertheless, PIT count data for the two-county region shows both the impact of COVID-19 policies and programs designed to prevent eviction and house the unhoused, and how quickly the end of American Rescue Plan Act funding and programs was followed by a resurgence and even growth in the local homeless population (Figure 33).

Contributing Factors As part of this study, we interviewed individuals who had experienced some form of housing instability in their lives. We asked respondents to complete a journey map, a timeline of their housing history and major life events. Data from these interviews confirmed research on the kinds of experiences or events that make people most vulnerable to housing disruptions.

Precipitating events are experiences that magnify underlying vulnerabilities and barriers to housing under certain and specific market conditions, such as when (affordable) housing is scarce, and can result in housing precarity or loss of housing.

Our interviewees’ paths toward unstable housing were shaped by a wide range of precipitating events including but not limited to:

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Multiple or serial moves as a child or adolescent.

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Living in crowded housing or housing that did not fit the number of occupants or their needs.

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Experiences of domestic and/or sexual violence.

A change in one’s relationship status (resulting from a break-up or divorce).

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Past or current substance or alcohol use disorder.

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Incarceration.

Acute and chronic mental illness.

Unemployment or barriers to employment.

Loss or lack of transportation.

Study participants commonly experienced multiple or simultaneous precipitating events that were compounded by, or that continued to

compound, precarious housing. The vignettes below illustrate the dynamic interplay between individual characteristics, common adverse circumstances, and the structural conditions and constraints created by the region’s housing and homeless systems.

Constraints within the Housing Market Market conditions (rising rents, high security deposits, rental application fees, high interest rates on mortgages, lack of affordable private housing stock, aging or limited public housing stock) are the underlying causes of homelessness and housing insecurity. Households with access to ‘safety nets’ and ‘backup plans’ may be able to avoid experiencing severe crisis that results from the structural conditions of labor and housing markets, but that does not mean they will come through without lasting emotional harm and reduced financial security.

Faye (age 63) and her husband were already “over their heads” when they purchased a home in 2001. First-time homebuyers with little money to put down, the couple’s mortgage came with a high interest rate. By 2008, “everything was hitting the fan” for Faye and her husband: the small business he owned began to suffer from his lack of acumen and from a tanking economy.

As the only one working, Faye did not earn enough to pay for the house. Her husband, a functional alcoholic and chronic depressive, “wouldn’t deal with anything:” they fell into foreclosure and separated. Faye’s in-laws covered the security deposit for the townhome where she and her daughter lived for the next five years.

In 2015, Faye began renting a home from a friend who had temporarily relocated to another part of the country; the friend decided to sell the house two years later, leading Faye to her current apartment. Although she would like an updated kitchen or more storage, Faye appreciates that she is in a rental.

Faye’s foreclosure does not appear on her credit report, but she states that she has “PTSD about homeownership.” Although Faye is “definitely in better financial shape now” than she was in the

early 2000s, she would not be able to afford a meaningful down payment without tapping into her retirement account and she does not have the financial resources “to handle the inevitable expenses that come up when you own property.”

She declared, “I just don’t want to assume that risk, really.”

In this case, housing market dynamics are the context in which personal challenges and life events shape outcomes: a depressive spouse with alcohol use disorder creates financial strain that leads to foreclosure and divorce, reducing Faye’s household earning potential to one income. Faye had a stable background, a college education, and strong resilience. She had family who were able to provide resources and a strong social network that even led to housing. As a result, she experienced instability, but no stretch without housing. Still, life events placed home ownership and middle-class wealth creation out of reach.

Those with histories of housing instability, mental health, substance use disorder, criminal records, or experiences of domestic or sexual violence, and without strong support networks, lack the resources to weather similar challenging life events.

Multiple Moves and Instability in Childhood and Adolescence When people are focused on securing their day-to -day existence, that daily survival stress makes it difficult to formulate long-term plans. They may experience feelings of ‘outsiderness’ and isolation. The absence of strong personal relationships and social ties or lack of positive family and community support and feelings of belonging may exacerbate the risk of housing instability or homelessness for some individuals.

Being in recovery led Jonathan (age 43) to new insights into how cross-country childhood moves impacted him as a teenager, and specifically his sense of never fitting in with peers who had established friendships with one another in their elementary school years. Jonathan began using and selling drugs “to feel better” and “because that made me important.” The drug trade led to continued instability.

He was often able to avoid living on the street by couch surfing or renting motel rooms: “I had a bunch of ‘friends’ wanting me to stay with them because what I had was what they wanted,” he conceded.

Not having a stable place to live for over a decade translated into “not really sleeping,” which led Jonathan to begin seeking help for his addiction.

He shares that he’s “got 44 guys at the [transitional living facility, plus his case manager at the Family Recovery Court] that I could call on at any time” for advice as he navigates sobriety and reestablishing a relationship with his child.

Newfound stability and a sense of belonging he did not have as a child help him stay stable and sober.

Around the time that Kayla (age 27) was a sophomore in high school, her father’s health began to deteriorate. Within two years of his first heart attack, Kayla’s father became too ill to work, her mother began suffering from panic attacks and lost her job as a bank teller, and their home entered foreclosure.

Kayla, her parents, two sisters and an infant nephew began living in hotel rooms which she described as “suffocating.” Kayla graduated and began working and, with her wages,

supplemented her mother’s income from a new but lower paying job to help the family move into a rental home.

Having just lost her own place, Kayla’s older sister and her two children moved in too, but according to Kayla, “It was a mess. The kids came in there and tore up everything, okay. Everything.

The front fence, everything to the point where the owners kicked us out.”

Rather than crowding into a hotel with her family again, Kayla moved into a co-worker’s apartment but soon learned that her new roommate was in arrears. “Like, I was just digging myself into another hole,” she realized. Kayla’s instability started with her parents her sophomore year of high school and 11 years later she still struggles.

Children and adolescents are particularly vulnerable to long-lasting and negative effects from even short spells of housing insecurity or without housing. Several narratives, like Jonathan’s and Kayla’s, included first bouts of housing instability or frequent moves while still in the care of parents. For some, this seemed to normalize the sense that housing insecurity is just a part of life.

Intimate Partner Violence and Sexual Assault Kayla, who was not officially on her co-worker’s lease, was fearful of losing her housing again, which led her to accept her boyfriend’s suggestion to co-sign for an apartment of their own. “It was great. Like life was amazing,” for four years, Kayla said, “And then it went bad.”

She continued, “You know, he became abusive...It was really like a switch.” After a particularly violent attack resulted in her boyfriend’s arrest, Kayla showed the police report to her landlord and had him removed from the lease. He continued to visit Kayla who, at the time, was pregnant with his child. Because he had been barred from the complex, Kayla was ultimately evicted for violating her lease.

Kayla returned to live with family, which meant a return to crowded housing. Asked how many family members are currently in the home, Kayla responds, “Two. Seven extras.” Kayla would like

to live with just her son and mother and wants her sisters to be more self-sufficient in meeting their own housing needs but is primarily focused on avoiding another eviction if they cannot make rent. Housing disruptions that began in high school persist with struggles to manage unhealthy relationships and housing stability.

Joanna (age 41) moved from the southwestern part of the state in the early 2000s to attend college and to put distance between herself and her abusive family of origin. Joanna’s tenuous housing was compounded by experiences of sexual violence. After the friend she was staying with decided to sell their home, Joanna took a spare room in the home of a couple she knew.

Her housing situation “was safe until basically that night” that she was shoved into a wall and groped by the man—someone she thought was a friend who “felt like the brother [she had] always wanted.”

Within two weeks, Joanna moved to an apartment of her own, though she could barely afford it. There, a neighbor’s son stalked and intimidated her. One evening, he forced his way into her apartment and raped her. She returned to her hometown, hours away, because “that was the only way [she] got this guy to stop harassing [her].”

Four months later, Joanna returned to Floyd County and was unhoused for the first time in her life; she has been “transient homeless” ever since. Explaining the assault’s impact on her housing situation, Joanna said “If I can’t feel like I can be safe in my own apartment, I don’t feel safe anywhere.”

Joanna seeks emergency shelter in extreme weather or when she is shuffling around from place to place and getting insufficient sleep. For Joanna, sleep deprivation can exacerbate her mental health conditions; this affects her ability to find and maintain work and, thus, her ability to pay for shelter.

Domestic and sexual violence are precipitating events in which gender and other vulnerabilities (such as poverty, mental illness) and attributes

(race, health) intersect with other social forces to produce disparate or undesirable outcomes.

Women with unstable housing situations may find it difficult to leave abusive relationships or find housing that does not make them vulnerable to sexual assault. Once unhoused, the risk of these events increases. Relative to the general population, unhoused people experience higher rates of physical and sexual abuse.

Relationship Status Change Jeremy (age 49) connects his housing instability to “bad relationships and, you know, what comes along with that.” A relationship that “goes south real quick,” in Jeremy’s experience, “gets you thrown off and you lose focus on what you’re doing.” Jeremy was working and renting a house with a girlfriend, but he could not afford the rent on his own. When they broke up, Jeremy fell a month behind on rent, and because his exgirlfriend told the landlord he was doing drugs, the landlord did not allow him to stay.

Like job loss, illness or injury, or the loss of reliable transportation, the breakdown of personal relationships threatens housing security. These challenges may throw a person off their focused efforts to manage earnings and financial commitments, but the loss of a relationship may also mean going from two

incomes to one. A single income for a large share of earners is not enough to afford fair market rents in Clark and Floyd counties. For people without assets or resources to fall back on, a relationship status change increases the likelihood of eviction, foreclosure, or other housing instability.

Past or Current Substance or Alcohol Use Disorder, Incarceration, and Acute or Chronic Mental Illness For Liana (age 38), the petty theft charge she received is, as she explains, “Because being homeless, we have been in situations where we’ve taken, like, food and things like that. I’ve gotten caught.” The value of the food and drink Liana stole was under $10, but still required her to explain herself to her current employer. “My job, thankfully, was really laid back about it...My job knows about my situation,” Liana notes.

By contrast, Liana’s husband Richard (age 35) is unable to find work “even [at] places that hire, like, felons.” Incarcerated in 2009, Richard served five years for larceny and struggles to find steady work, both because of his criminal record and because he is living on the street.

For Heather (age 28), lack of stability can trigger a psychiatric condition and lead to hospitalization. She states, “What I’ve learned is that in order to maintain a house, stability is what you kind of have to put yourself in a discipline for.” For Heather, this means taking her medication consistently, working with a therapist, and applying the skills she learned in the New Albany Housing Authority’s (NAHA’s) Family Self-Sufficiency Program.

Heather is acutely aware that people with mental illness are at risk for being unhoused, which she shares has “always been a big fear of mine, especially when I was diagnosed.” If she loses access to public housing, Heather would not be able to move back in with her mother. Because of her mother’s substance use, this home is “not a safe environment.”

Prior criminal convictions pose a barrier to housing access in both the private rental market and for public housing. Prior criminal convictions also shape housing access through their impact on employment. “You would not believe how much money I wasted” paying rental application fees, Jonathan lamented, “for them to run my name and see that Level Four [felony drug charge] and be like, ‘Oh, we don’t rent to people like you.’”

NAHA’s Family Self-Sufficiency program and St. Elizabeth Catholic Charities’ domestic violence shelter and rapid rehousing program are a few of the programs that support people in need and teach them to use available resources as they build resilience skills.

Transportation Heather (age 28) noted that it was often difficult to coordinate transportation if, for example, bus schedules did not align with the hours during which service providers accepted applications or if a ride was “stuck waiting” because she could not predict how long she might be at an appointment.

Serena (age 54) described how she tried to schedule all the rides she might need from a local social service provider early in the month

“because they run out of money right towards the end of the month.” Serena needs to provide a medical cab service with two days’ notice to arrange transportation to her doctor’s appointments.

During the times he was without a car, Seth (age 34) relied on rides from whomever might randomly be able to drive him, but there was always a cost. Seth shared, “If you had something [money, drugs] that they could benefit off of, they would give you a ride. If you didn’t have anything, you were stranded or walking.”

Travis (age 41) noted that TARC’s limited bus routes in New Albany pose a particular challenge to those who rely on public transportation to get to and from service providers who are not centrally located in the city’s downtown.

High gas prices and increased commute times are barriers for those who might be seeking affordable housing on the outskirts of Clark or Floyd County, or beyond.

aren’t accepting Section 8 anymore...and then most of the ones I called were just too expensive.”

For individuals seeking help to stave off eviction or stabilize their housing situation, time is of the essence, but interviews reveal cumbersome application processes, long wait times, or assistance that arrives too late or is too little to be of practical use.

Lack of Emergency Shelter for Families and At-Risk Populations Even though they are married, Richard and Liana cannot stay together at the shelter. Liana stated, “The only thing they let us do as a married couple was eat [dinner] together.” She stated, “We can go outside and smoke and stuff” but “technically we’re separated” because men and women are housed on separate floors; outside, in the shelter’s backyard, they are segregated by a chain link fence. Liana explains that “it does feel a little bit like jail or being, like, you know, in rehab almost because you don’t get much time at all, like family time, to spend with each other.”

Transportation emerged as a significant barrier to program and housing access. Individuals who do not have access to personal vehicles or who cannot drive rely on public MAP 11: HOUSEHOLDS WITH NO VEHICLE, 2018-2022 transportation, friends or family, or private ride sharing services to get around. Managing transportation requires significant planning and forethought and available options are not always reliable, feasible, or affordable.

Timing and Adequacy of Service Provision After a two-and-a-half year wait, Liana was approved for a Section 8 rent subsidy but faces significant hurdles moving from an emergency shelter into the private rental market. Her voucher ($987) does not cover the full amount of the monthly rents she has been quoted ($1100-$1200) for one-bedroom apartments. The list of properties that she received was outdated. Liana recounts, “A lot of the ones I called

Richard describes experiencing the shelter as “kind of the same” as prison, in part because of overcrowding. After getting kicked out after a disagreement with shelter staff, he began sleeping in the couple’s car because “it was more peaceful.”

When their car was stolen, Richard began sleeping in parks and other public spaces; when Liana can afford it, they will rent a hotel room. This allows them to stay together in the same space and gives Richard a reprieve from the elements so that he can catch up on rest.

Conclusions Housing precarity and homelessness manifest as “traumatic human experiences” for individuals.13 However, it is important to recall that the housing crisis is systemic and structural in nature: “the homelessness and housing systems bump up against other [systems]” such as the economy and labor market, the criminal justice system (including courts and carceral institutions), the (private and public) healthcare system, transportation, and government (at all levels).

Individual vulnerabilities may increase any given individual’s risk or likelihood of being unhoused; when they interact with structural barriers, individual attributes (or an individual’s demographic characteristics) may increase this risk, but they are not the causal drivers of housing instability or loss in their own right.

Individuals’ likelihood of experiencing housing precarity or loss of housing increases when personal attributes are met with discriminatory or exclusionary practices or policies, whether formally or informally, institutionally or interpersonally, deliberately or unintentionally.

Housing and social welfare policies in the United States, historically, have attempted to differentiate the ‘deserving’ from the ‘undeserving,’ which has the effect of dehumanizing people who require or seek aid or assistance. Although public attitudes on homelessness have grown more compassionate and liberal over the past 25 years, the tendency to blame individuals remains strong.

Policy responses will remain reactive if we continue to view housing precarity and homelessness as an exclusively personal problem.6 The determinative role of available, affordable housing cannot be understated. The personal challenges described in these stories exist everywhere. But not all communities have growing homeless populations. Moreover, the problems described are only made worse when those reentering the community after incarceration or struggling with mental health conditions, substance use, or those fleeing intimate partner violence or recently divorced and faced with getting by on one income do not have access to safe affordable housing.

Source: Population Estimates 1990-2023 based on U.S. Census Bureau County Population Data provided by the St. Louis FED. "FRED Economic Data: Resident Population in Floyd County, IN." Economic Research. https://fred.stlouisfed.org/series/INFLPOP and https://fred.stlouisfed.org/series/ INCLPOP. Projections from Stats Indiana. 2018. “Components of Change,” downloadable data set. https://www.stats.indiana.edu/topic/ projections.asp. Author’s calculations based on average household size for rentals and owner-occupied units.

Land Banks Legal Structure Governance

Government or quasi-public entity, or public mission nonprofit.

Board of directors appointed by local government.

Return vacant, abandoned, foreclosed or taxdelinquent properties to productive use to stabilize neighborhoods and stimulate development.

• Take temporary ownership of land and/or vacant properties.

• Clear title/encumbrances (reduce transaction costs).

• Sell to end-user.

Community Land Trusts Private nonprofit.

Geographic Focus

County or municipality.

Acquisition

Tax foreclosure/delinquent tax lien purchase.

Tripartite board (1/3 CLT residents, 1/3 community residents, 1/3 housing industry stakeholders).

Preserve affordability in perpetuity, by taking land out of the private for-profit market.

Promote democratic power through community control of property.

• Take ownership of land and/or property.

• Create encumbrances to market-driven transfers to protect affordable housing and other community-dictated uses.

• Hold land and or property in trust in perpetuity for disposition dictated by community (community control).

Neighborhood-level or scattered site across a municipality or county.

Municipal transfer or private market purchase.

Disposition

Private market (often for-profit developers).

Homeowners (often first-time) and some renters.

Operational funding

Grants, property sales income, loans, revenue bonds, tax recapture on disposed property.

Grants, rental or leasehold payments, municipal subsidy.

Mission

Mechanism

Mitigating the negative effects of gentrification:

• • •

Require a net gain in affordable units when missed-income housing replaces public housing.

Create opportunities for long-term residents to remain in their neighborhoods after urban revitalization.

Provide low-income residents with improved access to public services and other resources.

Avoiding the inappropriate prioritization of housing policy objectives:

• • •

Leverage capital market conditions accommodating housing development in diverse urban neighborhoods.

Ensure mixed-income housing development projects are visible and exposed to public scrutiny.

Identify means of valuing the social benefits of mixed-income development relative to the public costs.

Including historically underserved groups in planning and development decisions:

• • •

Seek out mixed-income housing development opportunities that stem from neighborhood activism.

Embrace participatory planning processes that search for common values among stakeholder groups.

Prevent real estate development interests from exerting too much influence over pluralistic policymaking.

Promoting effective long-range municipal planning:

• • •

Clearly articulate the justification for collaboration between municipal government and the private sector.

Define the causal mechanisms through which mixed-income housing is expected to benefit the underserved.

Establish unambiguous measures of success that can be monitored and managed over time.

Using well designed and well managed common areas to achieve social policy goals: • Incorporate attractive common areas into residential environments to facilitate informal interactions.

• Implement programming designed to bring people together in the hopes of building community and trust.

• Enforce community rules and monitor the behavior of all residents in a fair and consistent manner.

Read, Dustin and Drew Sanderford. 2017. “Examining Five Common Criticisms of Mixed-Income Housing Development Found in the Real Estate, Public Policy, and Urban Planning Literatures.” Journal of Real Estate Literature 25(1): 31-48.

Photo by Joe Glover

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Photo by Wes Scott. Ribbon cutting for local Habitat for Humanity home.

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Income Breaks Based on Percent of Area Median Income by Family Size 2023 Area Median Income Louisville Metro = $89,800 Persons in Family

1

2

Extremely Low-Income Limits (60 percent of the Section 8 very low-income limit or $18,850 poverty guideline provided it is not larger than Section 8 50% very low-income limit) Very Low (50% of the median family income) Income Lim- $31,400 its 80% Area Median Income $50,250

3

4

5

6

7

8

$21,550

$24,860 $30,000 $35,140

$40,280

$45,420

$50,560

$35,900

$40,400 $44,850 $48,450

$52,050

$55,650

$59,250

$57,400

$64,600 $71,750 $77,500

$83,250

$89,000

$94,750

$71,800

$80,800 $89,700 $96,900 $104,100 $111,300 $118,500

100% Area Median Income

$62,800

150% Area Median Income 200% Area Median Income

$94,200 $107,700 $121,200 $134,550 $145,35 $156,150 $166,950 $177,750 $125,600 $143,600 $161,600 $179,400 $193,800 $208,200 $222,600 $237,000

Source: United States Department of Housing and Urban Development. 2023. “FY 2023 Income Limits Summary.” FY 2023 Income Limits Documentation System. (https://www.huduser.gov/portal/datasets/il/il2023/2023summary.odn?

STATES=18.0&INPUTNAME=METRO31140M31140*1801999999%2BClark+County&statelist=&stname=Indiana&wherefrom=%24wherefrom% 24&statefp=18&year=2023&ne_flag=&selection_type=county&incpath=%24incpath%24&data=2023&SubmitButton=View+County+Calculations).

Affordable Annual Housing Costs Based on Income by Family Size Persons in Family Extremely Low-Income Limits (60% of the Section 8 very lowincome limit or poverty guideline provided it is not larger than Section 8 50% very lowincome limit) Very Low (50% of the median family income) Income Limits 80% Area Median Income 100% Area Median Income 150% Area Median Income

200% Area Median Income

1

2

3

4

5

6

7

8

$5,655

$6,465

$7,458

$9,000

$10,542

$12,084

$13,626 $15,168

$9,420

$10,770

$12,120

$13,455

$14,535

$15,615

$16,695 $17,775

$15,075

$17,220

$19,380

$21,525

$23,250

$24,975

$26,700 $28,425

$18,840

$21,540

$24,240

$26,910

$29,070

$31,230

$33,390 $35,550

$28,260 $37,680

$32,310 $43,080

$36,360 $48,480

$40,365 $53,820

$43,605 $58,140

$46,845 $62,460

$50,085 $53,325 $66,780 $71,100

Based on calculations using the table above and the Federal guideline that housing is affordable when rent/mortgage plus insurance and utilities is no more than 30% of household income.

Clark County, IN ERAP Maximum FMRs By Unit Bedrooms ZIP OneTwoThreeFourEfficiency Code Bedroom Bedroom Bedroom Bedroom 47104 47106 47111 47119 47126 47129 47130 47131 47138 47141 47143 47147 47162 47163 47172 47177 47190 47243

$690 $730 $690 $750 $690 $690 $700 $690 $690 $690 $740 $690 $690 $690 $810 $690 $690 $690

$800 $840 $800 $880 $800 $800 $820 $800 $800 $800 $860 $800 $800 $800 $940 $800 $800 $800

$960 $1,020 $960 $1,050 $960 $960 $980 $960 $960 $960 $1,030 $960 $960 $960 $1,130 $960 $960 $960

$1,279 $1,360 $1,279 $1,400 $1,280 $1,279 $1,310 $1,279 $1,279 $1,279 $1,370 $1,279 $1,279 $1,279 $1,510 $1,279 $1,279 $1,279

$1,468 $1,550 $1,468 $1,610 $1,468 $1,468 $1,500 $1,468 $1,468 $1,468 $1,570 $1,468 $1,468 $1,468 $1,730 $1,468 $1,468 $1,468

TwoBedroom FMR Basis FMR SAFMR FMR SAFMR FMR FMR SAFMR FMR FMR FMR SAFMR FMR FMR FMR SAFMR FMR FMR FMR

Floyd County, IN ERAP Maximum FMRs By Unit Bedrooms ZIP OneTwoThreeFourEfficiency Code Bedroom Bedroom Bedroom Bedroom 47106 47117 47119 47122 47124 47136 47146 47150 47151 47165 47172

$730 $690 $750 $690 $690 $690 $690 $700 $690 $690 $810

$840 $800 $880 $800 $800 $800 $800 $810 $800 $800 $940

$1,020 $960 $1,050 $960 $960 $960 $960 $970 $960 $960 $1,130

$1,360 $1,279 $1,400 $1,279 $1,279 $1,279 $1,279 $1,290 $1,279 $1,279 $1,510

$1,550 $1,468 $1,610 $1,468 $1,468 $1,468 $1,468 $1,480 $1,468 $1,468 $1,730

TwoBedroom FMR Basis SAFMR FMR SAFMR FMR FMR FMR FMR SAFMR FMR FMR SAFMR

Source: U.S. Department of Housing and Urban Development. “FY 2024 Schedule of Metropolitan & Nonmetropolitan Fair Market Rents.” https:// www.huduser.gov/portal/datasets/fmr/fmr2024/FY2024_FMR_Schedule.pdf.

Catalyst Rescue Mission Our mission is to help end homelessness in Southern Indiana by providing shelter, case management, life skills training, and social services that propel people into housing permanency.

Website: https://catalystrescuemission.org/ Charlestown Housing Authority The CHA is committed to serving those in need of quality housing through our Public Housing and Housing Choice Voucher programs. The Public Housing program offers one to four bedroom apartments and handicapped accessible apartments as well.

Website: http://charlestownhousing.org/default.aspx Community Action of Southern Indiana (CASI) Community Action of Southern Indiana’s programs provide critical support in areas such as financial literacy, education, housing, literacy, energy assistance, and more.

Housing Choice Voucher through CASI: https://casi1.org/housing-choice-voucher/ Indiana Community Action Association Provides emergency rental assistance and housing counseling.

Website: https://www.incap.org/indiana-housing-stability-program Jeffersonville Housing Authority (JHA) JHA’s goal is to provide affordable, decent, safe and sanitary housing to income-eligible residents in the community.

Website: https://www.jeffhousing.com/ New Directions New Directions helps families overcome obstacles to affordable, safe, sustainable housing in Louisville and Southern Indiana. Offers housing, home-repair, and real estate development programs.

Website: https://www.ndhc.org/ Volunteers of America Our comprehensive housing programs provide individualized case management to help unhoused individuals and families find safe, stable and affordable housing and give them the resources they need to live a self-sufficient life. Supports the Louisville Metro Area.

Website: https://www.voamid.org/services/housing/

Bliss House: 211 E Maple St, Jeffersonville, IN 47130 Website: https://centerforlayministries.org/bliss-halfway-house/ Center for Women and Families (Louisville shelter only) Provides long-term transitional housing for battered women and children.

Website: https://www.thecenteronline.org/ LifeSpring: 1036 Sharon Drive, Jeffersonville, IN 47130 New Haven Residences: 2516 Woodland Ct, Jeffersonville, IN 47130 Oxford House: https://www.oxfordhousein.org/ Abbeywood: 2424 Abbeywood Court Clarksville, IN 47129 Elysium: 718 Providence Way Clarksville, IN 47129 Trails: 1548 Briarwood Dr. Clarksville, IN 47129 Ebby: 2246 Lombardy Drive Clarksville, IN 47129 Ophelia: 2708 Crums Lane Jeffersonville, IN 47130 Northaven: 1710 Northaven Ct Jeffersonville, IN 47130

Ginsburg: 1992 Ramsey Way Jeffersonville, IN 47130 Serenity House, Inc: 200 Homestead Ave, Clarksville, IN 47129 Website: https://www.serenityclarksville.com/

Bridgepointe Gardens: 3100 Utica-Sellersburg Rd, Jeffersonville, IN 47130 Website: https://www.bridgepointegardens.org/ Childplace Family Services: 2420 East 10th Street, Jeffersonville, IN 47130 Website: https://childplace.org/service-providers/ Clark County Youth Shelter and Family Services, Inc.: 118 E Chestnut St, Jeffersonville, IN 47130 Provides emergency and long-term residential care for youth.

Website: https://www.ccysfs.org/index.php/clark-county-youth-shelter-and-family-serviceprograms Clark Rehabilitation and Skilled Nursing Center: 517 Little League Blvd, Clarksville, IN 47129 Website: https://www.asccare.com/community/clark-rehabilitation-skilled-nursing-center/ Hillcrest Village: 203 Sparks Ave, Jeffersonville, IN 47130 Website: https://www.asccare.com/community/hillcrest-village/ Riverbend: 2715 Charlestown Pike, Jeffersonville, IN 47130 Website: https://www.sonidaseniorliving.com/community/riverbend/ River Crossing: 2400 Market Street, Charlestown, IN 47111 Website: https://tutera.com/location/river-crossing-assisted-living-community/? utm_source=google&utm_medium=paidsearch&utm_campaign=al+gb&gad_source=1&gclid=EAIaI QobChMI0L2zwa-diAMVSzYIBR1NaRrEEAAYAiAAEgK48PD_BwE RiverSide Meadows, Independent Living: 308 E Chestnut St, Jeffersonville, IN 47130 Riverview Village: 586 Eastern Blvd, Clarksville, IN 47129 Website: https://www.asccare.com/community/riverview-village/ Traditions at Hunter Station: 400 Hunter Station Rd, Sellersburg, IN 47172 https://www.traditionsathunterstation.com/ Vivera Senior Living of Jeffersonville: 2105 Hamburg Pike, Jeffersonville, IN 47130 Website: https://viverajeffersonville.com/ Wedgewood Healthcare Center: 101 Potters Ln, Clarksville, IN 47129 Website: https://communicarehealth.com/location/wedgewood-healthcare-center/? utm_source=google&utm_medium=organic&utm_campaign=gbp-wedgewood Windsor Assisted Living: 2700 Waters Edge Pkwy, Jeffersonville, IN 47130 Website: https://www.inhcf.com/windsor-ridge/home/

Carriage House Apartments Federally subsidized community offering affordable one and two bedroom apartment homes and three bedroom townhomes.

Community Action of Southern Indiana (CASI) Community Action of Southern Indiana’s programs provide critical support in areas such as financial literacy, education, housing, literacy, energy assistance, and more.

Housing Choice Voucher through CASI: https://casi1.org/housing-choice-voucher/ DAV Homeless Veterans Assistance Offers housing assistance and other services to homeless veterans.

Website: https://www.dav.org/get-help-now/veteran-topics-resources/homeless-veteransassistance/ Holy Family Offers utility assistance.

Homeless Coalition of Southern Indiana The Homeless Coalition of Southern Indiana is a non-profit organization actively addressing homelessness in Southern Indiana. We seek to build community collaboration in addressing the issues the unhoused face in our community.

Website: https://www.soinhomeless.org/ Hope Southern Indiana Hope Southern Indiana empowers individuals & families to reach a higher level of self-sufficiency, while meeting emergency basic needs. Provides crisis rent and utility assistance.

Website: https://www.hopesi.org/ Website: https://www.carriagehousenewalbany.com/ Indiana Community Action Association Provides emergency rental assistance and housing counseling.

Website: https://www.incap.org/indiana-housing-stability-program Metro United Way Southern Indiana Housing Program Through community partnerships, we are working to help individuals in Southern Indiana become first-time homeowners and we are working to keep current homeowners in their homes by addressing safety and repair needs.

Website: https://metrounitedway.org/program/southern-indiana-housing/ New Albany Housing Authority Website: https://newalbanyhousingauthority.org/ New Albany Trustee Provides utility, rent, and mortgage assistance and emergency homelessness services.

Website: http://www.natownshiptrustee.org/ New Directions New Directions helps families overcome obstacles to affordable, safe, sustainable housing in Louisville and Southern Indiana. Offers housing, home-repair, and real estate development programs.

Website: https://www.ndhc.org/ ResCare Community Living Provides support, including group homes, to adults and children with intellectual and developmental disabilities.

Website: https://rescarecommunityliving.com/location/rescare-community-living-communityalternatives-southeast/ Salvation Army: 2300 Green Valley Road New Albany, IN 47151 Provides utility and rent assistance and transitional housing.

Website: https://centralusa.salvationarmy.org/indiana/ St. Mary’s Catholic Church Offers rent and utility assistance.

St. Mary’s-Navilleton Offers rent and utility assistance.

Website: https://stmarysnavilleton.com/ St. Vincent de Paul Society of New Albany Offers rent and utility assistance.

Volunteers of America Our comprehensive housing programs provide individualized case management to help unhoused individuals and families find safe, stable and affordable housing and give them the resources they need to live a self-sufficient life. Supports the Louisville Metro Area.

Website: https://www.voamid.org/services/housing/ Wells Fargo Veterans Emergency Grant Program Provides housing/rent and utilities assistance for veterans.

Website: https://learnmore.scholarsapply.org/wellsfargoveteransemergency/

The BreakAway: 1514 E Spring St, New Albany, IN 47150 Website: https://www.breakawaynewalbany.com/contact Oxford House: https://www.oxfordhousein.org/ Irenic: 2616 Pamela Dr. New Albany, IN 47150 Pops: 930 State Street New Albany, IN 47150 Mariposa: 613 Roseview Terrace New Albany, IN 47150 St. Elizabeth Catholic Charities: 702 East Market Street New Albany, IN 47150 Website: https://www.stecharities.org/

Autumn Woods Health Campus: 2911 Green Valley Rd, New Albany, IN 47150 Website: https://trilogyhs.com/senior-living/in/new-albany/autumn-woods-health-campus/? utm_source=google&utm_medium=organic&utm_campaign=gbp Azalea Hills: 3700 Lafayette Pkwy, Floyds Knobs, Indiana 47119 Bennett Place: 3928 Horne Ave, New Albany, Indiana 47150 Website: https://bennettplace.seniorlivingnearme.com/ Diversicare of Providence: 4915 Charlestown Rd, New Albany, Indiana 47150 Green Valley Care Center: 3118 Green Valley Rd, New Albany, IN 47150 Hellenic Senior Living of New Albany: 2632 Grant Line Rd, New Albany, IN 47150 Website: https://hellenicseniorliving-newalbany.com/ Website: https://lcca.com/locations/in/green-valley/ Lincoln Hills of New Albany: 326 Country Club Drive, New Albany, IN 47150 The Mansion on Main: 1420 E Main St, New Albany, IN 47150 Website: https://www.themansiononmain.org/ New Albany Nursing and Rehabilitation Center: 201 E Elm St, New Albany, IN 47150 Website: https://www.familyassets.com/nursing-homes/indiana/new-albany/new-albany-nursingand-rehabilitation-center Peggy’s Place Adult Life Center: 4919 Charlestown Rd, New Albany, IN 47150 Website: https://peggysplacein.com/? gad_source=1&gclid=EAIaIgocChMI8_fy0rCdiAMVQTMIBR0MwARdEBAYAiDIARICXsbw_wcB Rolling Hills Healthcare Center: 3625 St Joseph Rd, New Albany, IN 47150 Website: https://communicarehealth.com/location/rolling-hills-healthcare-center/? utm_source=google&utm_medium=organic&utm_campaign=gbp-rolling-hills Southern Indiana Rehabilitation Hospital: 3104 Blackiston Blvd Progressive Care Unit, New Albany, IN 47150 Website: https://vrhsouthernindiana.com/ Villages at Historic Silvercrest: 1809 Old Vincennes Rd, New Albany, IN 47150 Website: https://trilogyhs.com/senior-living/in/new-albany/the-villages-at-historic-silvercrest/ Villas of Guerin Woods: 1002 Sister Barbara Way, Georgetown, Indiana 47122 Website: https://guerinwoods.org/

https://www.hud.gov/sites/dfiles/Main/documents/HUDPrograms2023.pdf Capacity Building for Community Development and Affordable Housing (pg. 7) Grants to national intermediaries to develop the capacity of community development corporations and community housing development organizations to carry out community development and affordable housing activities that benefit low-income families and persons.

Community Compass Technical Assistance and Capacity Building Program (pg. 9) Competitively awards technical assistance funding from across HUD program offices to organizations to provide technical assistance and capacity building for HUD grantees and other customers.

Community Development Block Grants (CDBG) (Entitlement) (pg. 12) Funding to help metropolitan cities and urban counties meet their housing and community development needs.

Community Development Block Grants (Non-Entitlement) for States and Small Cities (pg. 15) Funding to help States and units of local government in non-entitlement areas meet their housing and community development needs.

Community Development Block Grants (pg. 17) HUD offers communities a source of financing for certain community development activities, such as housing rehabilitation, economic development, and large-scale physical development projects. Loans may be for terms up to 20 years.

Continuum of Care (pg. 19) Promotes community-wide commitment to the goal of ending homelessness; provides funding for efforts to quickly re-house homeless individuals and families, while minimizing trauma and dislocation; promotes access to and effective utilization of mainstream programs; and optimizes self-sufficiency among individuals and families experiencing homelessness.

Emergency Solutions Grants (pg. 20) Grants to provide emergency assistance to people who are homeless or at risk of homelessness and help them quickly regain stability in permanent housing.

Federal Surplus Property for Use to Assist Persons Experiencing Homelessness (pg. 21) Enables States, local governments, and qualified nonprofits to use suitable and available Federal properties which are categorized as unutilized, underutilized, excess, or surplus, to assist persons experiencing homelessness.

HOME Investment Partnerships (pg. 23) Grants to States, local governments, and consortia to implement local strategies to increase affordable housing opportunities for low- and very low-income families. Participants may use HOME Investment Partnerships funds for housing activities depending on local needs, including tenant-based rental assistance; housing rehabilitation; assistance to homebuyers; acquisition; and new construction of affordable housing.

Housing Opportunities for Persons With AIDS (pg. 24) Formula grants to States and local governments, and competitively awarded grants to States, local governments, and nonprofit to provide housing assistance and related supportive services to meet the needs of low-income persons living with HIV/AIDS and their families.

Housing Trust Fund (pg. 25) Provides funding to construct, rehabilitate, and preserve permanent rental and homeownership housing for extremely low-income families.

Rural Capacity Building for Community Development and Affordable Housing Grants Program (pg. 26) Grants to national organization intermediaries for rural housing development organizations, community development corporations (CDCs), community housing development organizations

(CHDOs), local governments, and Indian Tribes to carry out community development and affordable housing activities that benefit low- and moderate-income families and persons in rural areas.

Self-Help Homeownership Opportunity Program (pg. 27) HUD awards competitive grants to national and regional nonprofit organizations and consortia that have the capacity and experience in providing self-help homeownership housing opportunities.

Self-Help Housing Property Disposition Program (pg. 28) This program makes surplus Federal properties available through sale at less than fair market value to States, their subdivisions and instrumentalities, and nonprofits.

Energy Efficient Mortgage Program (pg. 29) Mortgage insurance to finance the cost of energy efficiency measures.

Good Neighbor Next Door (pg. 30) Provides law enforcement officers, teachers, firefighters, and emergency medical technicians with the opportunity to purchase homes located in revitalization areas at a discount.

Home Equity Conversion Mortgage (HECM) (pg. 31) Mortgage insurance for reverse mortgages that provide borrowers, who are at least 62 years of age, the ability to convert some of the equity in their primary residences into fixed interest rate mortgages with single lump sum payments and adjustable rate interest mortgages with monthly streams of income or lines of credit.

Insurance for Adjustable Rate Mortgages (ARMs) (pg. 32) Under this HUD-insured mortgage, the interest rate and monthly payment may change during the life of the loan. The initial interest rate, discount points, and the margin are negotiated by the borrower and lender.

Loss Mitigation (pg. 34) Measures that allow lenders to effectively work with delinquent borrowers of FHA-insured singlefamily loans to find solutions to avoid foreclosure.

Manufactured Homes Loan Insurance (pg. 35) Mortgage insurance for private lending institutions to finance the purchase or refinance of a new or existing manufactured home, a manufactured home lot, or a lot plus manufactured home. It may also be used to construct or install a garage, carport, patio, or other comparable appurtenance.

Mortgage Insurance for Disaster Victims (pg. 36) Mortgage insurance for victims of a major disaster who have lost their homes and are in the process of rebuilding or buying another home.

Mortgage Insurance for One- to Four-Family Homes (pg. 37) Mortgage insurance for purchasing or refinancing a primary residence. 203(b) is the centerpiece of FHA’s single family mortgage insurance program.

Property Improvement Loan Insurance (pg. 39) Mortgage insurance for loans to finance or refinance the alteration, repair or improvement of property, for the purchase and installation of fire safety equipment in existing health care facilities, and for the preservation of historic structures.

Rehabilitation Loan Mortgage Insurance (pg. 40) Mortgage insurance to finance the rehabilitation or purchase and rehabilitation of one- to fourfamily structures.

Single Family Property Disposition Program (pg. 41) Disposes of FHA-acquired single-family properties containing one to four units in a manner that expands homeownership opportunities, strengthens neighborhoods and communities, and seeks a maximum return to the mortgage insurance funds.

Single Family Loan Sale Program (SFLS) (pg. 42) Servicers assign eligible, defaulted single-family mortgage loans to FHA in exchange for claim payment, after which FHA terminates its insurance and pools and sells the loans either in competitive auctions to qualified bidders or, on a limited basis, directly to units of State and local government.

Mark-to-Market Program (pg. 44) Preserves long-term low-income housing affordability by restructuring FHA-insured or HUD-held mortgages for eligible multifamily housing projects and renewing the project’s section 8 contract.

Mortgage Insurance for Cooperative Housing (pg. 45) Mortgage insurance to finance new construction and substantial rehabilitation of cooperative housing projects.

Mortgage Insurance for Purchase or Refinance of Existing Healthcare and Multifamily Rental Housing (pg. 46) Mortgage insurance for the purchase or refinancing of existing multifamily rental housing.

Mortgage Insurance for Rental Housing for the Elderly (pg. 47) Mortgage insurance to finance the construction or rehabilitation of multifamily rental housing for the elderly and/or persons with disabilities.

Mortgage Insurance for Rental Housing for Urban Renewal and Concentrated Development Areas (pg.

48) Mortgage insurance for housing in urban renewal areas, areas in which concentrated revitalization or code enforcement activities have been undertaken by local government, or to alter, repair, or improve housing in those areas.

Mortgage Insurance for Supplemental Loans for Multifamily and Healthcare Projects (pg. 49) Mortgage insurance to finance improvements and additions to, and equipment for, multifamily rental housing and healthcare facilities.

Multifamily Housing Service Coordinators (pg. 50) Assistance to elderly individuals and persons with disabilities living in Federally assisted multifamily housing to obtain supportive services.

Multifamily Mortgage Risk-Sharing Programs (pg. 51) Two multifamily mortgage credit programs under which Fannie Mae, Freddie Mac, and State and local housing finance agencies share the risk and the mortgage insurance premium on multifamily housing.

Multifamily Rental Housing for Moderate-Income Families (pg. 52) Mortgage insurance to finance rental or cooperative multifamily housing for moderate-income households, including projects designated for the elderly. HUD’s major insurance programs for newly constructed or substantially rehabilitated multifamily rental housing.

Renewal of Section 8 Project-Based Rental Assistance (pg. 53) Assistance for extremely low-, low- and very low-income families to obtain decent, safe, and sanitary housing.

Supportive Housing for the Elderly (pg. 54) Capital advances and contracts for project rental assistance to expand affordable housing with voluntary supportive services for very low-income elderly persons.

Supportive Housing for Persons with Disabilities and Section 811 Project Rental Assistance (pg. 55) Housing assistance and voluntary supportive services for persons with disabilities, and promotion of community integration for low- and extremely low-income persons with disabilities.

Choice Neighborhoods (pg. 61) Competitive grant program to transform neighborhoods of poverty into vibrant, mixed-income neighborhoods.

ConnectHomeUSA (pg. 62) Platform for public-private collaboration to improve educational, employment and health outcomes of HUD-assisted households by narrowing the digital divide.

Economic Opportunities for Low- and Very-Low Income Persons (pg. 92) Fosters local economic development, job opportunities, and self-sufficiency.

Fair Housing Assistance Program (FHAP) (pg. 87) Funding to provide assistance and reimbursements to State and local fair housing enforcement agencies that enforce fair housing laws that are substantially equivalent to the Fair Housing Act. Fair Housing Initiatives Program (FHIP) (pg. 88) Grants to public and private entities formulating or carrying out programs to prevent or eliminate discriminatory housing practices against all protected class groups under the federal Fair Housing Act. Family Self-Sufficiency (FSS) Program (pg. 63) Promotes the development of local strategies to coordinate public and private resources that help housing choice voucher program participants, public housing tenants, and tenants in the Section 8 Project-Based Rental Assistance (PBRA) program obtain employment that will enable participating families to achieve economic independence and reduce dependence on welfare assistance and rental subsidies.

Hospitals (pg. 57) Mortgage insurance to finance construction or rehabilitation of public or private nonprofit and proprietary hospitals, including major movable equipment.

Housing Choice Voucher Program (pg. 64) Rental subsidies for tenants to rent units in the private market. Includes list of voucher options.

Housing Counseling Program (pg. 59) Provides regulatory oversight and capacity building to HUD-approved Housing Counseling Agencies and awards grants to facilitate housing counseling services addressing such needs as purchasing or renting a home, preventing foreclosure and eviction, and diminishing homelessness.

Jobs Plus Initiative (pg. 67) Competitive grant program to assist public housing residents to increase earnings and advance employment outcomes.

Manufactured Home Construction and Safety Standards (pg. 43) The standards seek to protect the quality, durability, safety, and affordability of manufactured homes.

Moving to Work (MTW) Demonstration (pg. 68) Allows selected PHAs to test new ways of providing housing assistance intended to improve costeffectiveness, promote self-sufficiency of assisted households, or increase housing choices for lowincome families.

New Construction or Substantial Rehabilitation of Nursing Homes, Intermediate Care Facilities, Board and Care Homes, and Assisted Living Facilities (pg. 58) Mortgage insurance to finance the purchase, refinance, construction, or rehabilitation of nursing homes, assisted-living, intermediate care, board and care facilities, and fire safety equipment.

Project-Based Voucher Program (pg. 70) Rental assistance for eligible families who live in specific housing developments or units.

Public Housing Capital Fund (pg. 71) Funding for capital improvements to public housing units.

Public Housing Homeownership (pg. 72) Sale of public housing units to low-income families.

Public Housing Operating Fund (pg. 73) Formula funding to public housing agencies (PHAs) for operations and management.

Resident Opportunity and Self-Sufficiency (ROSS) Service Coordinators Program (pg. 74) Grants for supportive services and resident empowerment activities.

Ginnie Mae Multiclass Securities (pg. 94) Guarantees the timely payment of principal and interest on multiclass securities backed by government-insured mortgages as provided by the terms of the multiclass security.

Ginnie Mae Single-Class Mortgage-Backed Securities (pg. 93) Guarantees timely payments on securities backed by government-insured mortgages.

https://www.in.gov/ihcda/homebuyers/programs/#Archive

https://www.in.gov/ihcda/homeowners-and-renters/programming-for-elderly-and-persons-with-disabilities/ Emergency Solutions Grant: https://www.in.gov/ihcda/program-partners/emergency-solutions-grant-esg/ Indiana Supportive Housing Institute: https://www.in.gov/ihcda/developers/supportive-housing/ Public/private partnership designed to reduce chronic and long-term homelessness. The Institute is an annual training event hosted by Corporation for Supportive Housing and IHCDA focused on helping supportive housing partners develop very affordable housing with access to supportive services to prevent and end homelessness.

Rental Housing Tax Credits: https://www.in.gov/ihcda/developers/rental-housing-tax-credits-rhtc/ Allocates over $15.5M of federal tax credits annually to for-profit and non-profit developers for the construction or rehabilitation of affordable rental housing. All units created through the program must be rented to households at or below 60% of area median income.

Rental Assistance Programs Housing Choice Voucher Program: https://www.in.gov/ihcda/program-partners/housing-choiceopportunities-hco Housing Opportunities for Persons with AIDS: https://www.in.gov/ihcda/program-partners/housing -opportunities-for-persons-with-aids-hopwa/ Continuum of Care: https://www.in.gov/ihcda/program-partners/coc-program/

https://www.rd.usda.gov/files/RD_ProgramMatrix.pdf Rural Housing Service Community Facilities Direct Loans, Grants and Loan Guarantees Community Facilities Relending Program Community Facilities Technical Assistance and Training Grants Economic Impact Initiative Grants Housing Preservation Grants Housing Preservation Grants (multifamily component) Individual Water and Wastewater Grants for Colonias Multifamily Housing Direct Loans Multifamily Housing Loan Guarantees Multifamily Housing Rental Assistance Program Multifamily Housing Tenant Voucher Program Multifamily Preservation and Revitalization Loans and Grants Multifamily Nonprofit Transfer Technical Assistance Grants Mutual Self-Help Housing Technical Assistance Grants Off-Farm Labor Housing Direct Loans and Grants Off-Farm Labor Housing Technical Assistance Grants On-Farm Labor Housing Loans Single Family Housing Direct Home Loans Single Family Housing Guaranteed Loan Program Single Family Housing Repair Loans and Grants Rural Housing Site Loans

Rural Utilities Service - Electric Distributed Generation Energy Project Financing Electric Infrastructure Loans and Loan Guarantees Empowering Rural America Program Energy Efficiency and Conservation Loans Energy Resource Conservation Program High Energy Cost Grants Powering Affordable Clean Energy Rural Energy Savings Program State Bulk Fuel Revolving Loan Fund Rural Utilities Service – Telecommunications Broadband Technical Assistance Grants Community Connect Grants Distance Learning and Telemedicine Grants ReConnect Loans and Grants Rural Broadband Loans, Loan and Grant Combinations, and Loan Guarantees Telecommunications Infrastructure Loans and Loan Guarantees Rural Utilities Service – Water and Environment Circuit Rider Program – Technical Assistance for Rural Water Systems Emergency Community Water Assistance Grants Revolving Funds for Financing Water and Wastewater Projects Rural Decentralized Water Systems Grant Program Special Evaluation Assistance for Rural Communities and Households Grant (SEARCH) Solid Waste Management Grants Water and Waste Disposal Loans and Grants Water and Waste Disposal Loan Guarantees Water and Waste Disposal Predevelopment Planning Grants Water and Waste Disposal Technical Assistance and Training Grants

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