Breaking New Ground

How Delaware’s only women-owned LIHTC developer is expanding housing opportunities

BY KRISSY MCNEIL

LAST FALL, Carson Development LLC broke ground on the future Reese Apartments, a significant affordable and workforce housing initiative in Felton, Del., aimed at addressing the urgent need for affordable housing in the state. This project also marks a significant milestone, as Carson Development proudly stands as the first and only women-owned business enterprise (WBE) low-income housing tax credit (LIHTC) developer in the state, showcasing a commitment to diversity and inclusion in the housing development sector.

The Reese Apartments, located at 130 Reese View Circle, will have a profound impact on the local community, adding 48 new affordable units and providing essential social services, including health and nutrition education, family programs, and financial counseling to residents for free.

“We are thrilled to develop quality, affordable housing for families at a range of incomes in Kent County,” said Danielle Smith, president of Carson Development. “This development is not just about building apartments; it’s about creating opportunities to empower families and build brighter futures that strengthen our community. Everyone deserves a place to call home, so we are proud to contribute to the future of Felton and the surrounding areas,” she added.

Smith’s work and tireless commitment to changing the landscape of affordable housing in Delaware is inspired by the work of the late Marvin Gilman and the support of Martha Gilman.

The Delaware State Housing Authority and Kent County have recognized this project’s impact since it was first introduced in 2021 and have been committed project partners throughout the process. “The Reese Apartments’ improvements to off-site infrastructure will bring essential public sewer and water services to the area, laying the groundwork for future commercial growth and job creation along this sector of Route 13,” said Smith.

Its strategic location near commercial job centers and access to public transportation will create valuable employment opportunities for residents. Carson Development plans to enhance the on-site bus stop, further improving public transit services and increasing connectivity. These initiatives underscore Carson Development’s commitment to fostering a vibrant community, equipped with accessible infrastructure and sustainable living solutions that enhance the quality of life in the area.

The federal LIHTC program is vital in providing the necessary financing tools for developers, but it requires expansion to keep pace with the increasing demand for affordable housing and rising construction costs. Delaware’s latest housing needs assessment highlights a critical shortage of more than 20,000 affordable housing units, with projections indicating that this figure could rise significantly in the coming years. Approximately 50,000 households in the state are currently spending more than 30% of their gross income on rent and utilities, while another 25,000 are spending more than 50%.

“By increasing funding for the LIHTC program at 20% annually, Delaware could double its affordable housing production in under five years,” said Max Friedman, vice president of development for Carson Development. “Housing projects create hundreds of jobs while contributing to local infrastructure and school improvements. New residents also bring employment options to support local businesses.”

The Reese community is set to be completed in spring 2026. The property will feature a mix of one-, two- and three-bedroom units, ranging from $345 to $1,550 per month. The brand-new apartments will feature modern kitchens with Energy Star appliances, LVT flooring, energy-efficient air conditioning, and washer/dryer hookups. Residents will have access to community amenities, including an on-site management office, community room, walking paths, playground, laundry facility, and bike storage.

The Reese Apartments exemplify the vital role affordable housing plays in addressing the state’s critical housing shortage. As Delaware continues to expand its commitment to affordable housing, Carson Development LLC is proud to contribute to this mission by developing sustainable, inclusive communities that provide lasting opportunities for residents.

Krissy McNeil is director of PR and media relations at EMME Solutions on behalf of Carson Development.