23-24 Annual Report

2023-2024

ANNUAL REPORT

MISSION Our mission is to provide stable, safe, affordable housing, to offer resources for residents to achieve stability, and to promote solutions to the affordable housing needs of our community.

WHO WE ARE Over 3 decades ago in 1990, Greccio Housing began in a 100 square foot donated storefront near downtown Colorado Springs. It was in that space that the founder, Claudia Deats-Rodgers, worked tirelessly toward her dream of improving the quality of life for those in need of stable and permanent housing.

Today, Greccio Housing currently serves nearly 1,000 residents per year through properties across Colorado Springs and Teller County. Beyond providing affordable housing to lower their cost of living, Greccio Housing offers access to a variety of services, guidance, community events, educational workshops, and ongoing assistance that helps residents on their path toward self-sufficiency and financial independence.

Letter from Executive Director Lee Patke Over the days and weeks that I considered what to write in this space, the common themes of achievements, challenges, gratitude, and hope came to mind. Naturally, it’s the time of year to be reflective on our past and to look to our future.

Shifting to a time of reflection was welcomed after a year in the trenches, as we have accomplished much and are optimistic for the future.

While considering the message, however, Greccio was rocked with the news of the loss of one of our longtime champions, stakeholders, and friends, Carl Smith. It’s easy to see so much of Carl in the DNA of Greccio. Our nonprofit business operation is not flashy and we don’t often indulge in the ‘selfie’ culture or self-promotion (we may actually need to be a little better at that). Greccio’s foundation was built on service, humility, community, and at times, a whole lot of prayer. We are hard-working and have a blue collar ethic, but are called upon to be experts in complex financial structures, public policy and advocacy, human resources, private and governmental contracts, property management and maintenance, and to have the heart of the best social workers anywhere. We came to this place and this identity

Pictured left: Grand Opening of the North Weber Property, photo taken circa 1994

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NATURALLY, IT’S THE TIME OF YEAR TO BE REFLECTIVE ON OUR PAST AND TO LOOK TO OUR FUTURE. SHIFTING TO A TIME OF REFLECTION IS WELCOME AFTER A YEAR IN THE TRENCHES, AS WE HAVE ACCOMPLISHED MUCH AND ARE OPTIMISTIC FOR THE FUTURE. — LEE PATKE, EXECUTIVE DIRECTOR by the hundreds of hands and hearts that brought Greccio to life, nurtured and grew it, and maintained standards higher for ourselves than any outside force expected. Perhaps it’s because we know what’s at stake. This was in no small part due to decades of Carl’s influence and commitment to Greccio and those we serve.

While Carl’s impact is evident throughout Greccio, I witnessed it most clearly during the time of the Capital Campaign and renovation of our new admin building in 2016. He was President of the Board of Directors around that time, and exercised deep influence with his relationships in the community to ensure Greccio had a permanent home without the burden of debt. Carl was the connector and catalyst to our earliest and largest donors, whom I suspect invested in their relationship with him as much as they did in us. He became a mentor and friend during that time. I offered to others that if Carl quietly asked a question or mentioned that he had a thought, it’s best to sit back and listen because they were about to learn something!

could many of you. Greccio has been blessed for 35 years to have men and women support and direct our work and our organizational identity. It was an honor to work alongside Carl, as it is with all of you. I call on all of us to reflect the highest standards, the highest purpose, and the appropriate boldness and humility to continue the mission of Greccio Housing.

I wish each of you good health, happiness, and prosperity, and Godspeed to our friend, Carl. Thank you for joining in our mission.

Sincerely, Lee Patke, Executive Director

I could go on for pages about my regard for him, as I’m sure

Pictured Right: Lee Patke, Executive Director, Greccio Housing Pictured Below: The City of Colorado Springs

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GRECCIO HOUSING LEADERSHIP STAFF EXECUTIVE DIRECTOR LEE PATKE SENIOR DIRECTOR OF OPERATIONS BRIAN BAKER CONTROLLER DEBY WILLIAMS SENIOR PROJECT MANAGER DON MASSE DIR. OF PROPERTY MANAGEMENT HARLAN HOBSON MANAGING BROKER JERRY KNAUF ASSOCIATE DIR. OF COMPLIANCE KASSANDRA HAYNESWORTH HR & BUSINESS MANAGER LINDSAY FLICKINGER ACCOUNTING MANAGER QIANA KENNARD PROGRAMS MANAGER DOUG ANDERSON MAINTENANCE MANAGER WILLIAM STANLEY PR & MARKETING MANAGER CODY BRACKETT

Departing Board Members 2023/2024 Fiscal Year Greccio’s Board of Directors is filled with unique personal, professional, and life perspectives who manage risk, provide strategic direction, and maintain continuity of mind, heart, and mission of the organization. 2024 saw 3 members of the Board complete the limit of their service, and left big shoes to fill and an even bigger legacy to continue. We offer our sincere gratitude for their enduring impact. Well done, good and faithful servants, and thank you for your leadership.

ZACH BUNNEY Zach joined the Board of Directors in 2015 while becoming a rising start at FirstBank. As a member of the Board and during a stint as Treasurer, Zach’s banking expertise, commitment to excellence, and high expectations for performance and impact were felt throughout his 3 terms. Zach brought focus and deliberation to financial considerations that Greccio managed, but somehow never took himself too seriously. Zach was quick with a smile, a hearty and friendly handshake, and never let the seriousness of the issues become obstacles to relationships or productivity. And Zach always put his family first, which we honor and admire.

BRADEN HAMMOND Braden also joined the Board of Directors in 2015, which was the start of a period of rapid expansion in our portfolio and complexity in financing. Braden’s expertise as a CPA and executive with Biggs Kofford was often called upon to guide complex financial and accounting matters. His quiet demeanor, analytical skills, and sharp accounting mind made for an obvious and guiding voice in the boardroom. Greccio is vastly more advanced today because of his wisdom, steady presence, and measured input. Braden was often counted on outside of Board meetings and was a trusted and valued advisor to the Executive Director. Braden was a true champion for Greccio Housing.

CHRIS NERVIG Chris was one of the longer-serving members of the Board of Directors, volunteering over 20 years in support of Greccio’s mission and as a valued friend to each of its 3 Executive Directors. As a subject-matter expert and former housing developer, Chris set a high standard for proficiency, performance, and production regarding expansion of Greccio’s portfolio and competency as a housing developer. As much as anyone in the last 20+ years, Greccio’s impact, capacity to develop, and reputation were built on the firm foundation and lofty expectations set by Chris. Equally important, she always gave the time and support needed for us to reach our highest potential. Chris remains active on the Finance Committee, the Bentley Commons ad hoc committee, and is a true friend to current and former staff and Board members, alike.

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New Board Members 2023/2024 Fiscal Year KELLY FITZGERALD Kelly, a Colorado Springs native and graduate of University of Colorado-Colorado Springs, works as an outsourced controller in Biggs Kofford’s virtual accounting services practice. She is passionate about helping clients succeed through financial reporting, analysis, and process improvements.

TYRONE JOHNSON Tyrone, a graduate of Jackson State University, is a senior representative for economic development at Colorado Springs Utilities. With over 25 years of experience in marketing, management, policy development, and economic vitality, he identifies commercial opportunities and creates processes to assist new businesses relocating to the area.

Tyrone specializes in advanced technical project management, overseeing medium to large projects with million-dollar budgets.

GRECCIO HOUSING BOARD OF DIRECTORS BOARD OFFICERS PRESIDENT DIANE MILLER (2020) VICE PRESIDENT JARIAH WALKER (2021) TREASURER TAMI ZAMBORELLI (2021) SECRETARY ROBERT BENTZEN (2018)

BOARD MEMBERS DR. MICHAEL CLAUDIO (2023) KELLY FITZGERALD (2024) TYRONE JOHNSON (2024) DAVID NEVILLE (2024) MICHAEL PHAN (2023) THEA PLATT (2015)

DAVID NEVILLE David is a seasoned attorney with over 12 years of experience at Kraemer Deen Neville Gebauer, LLC, in Colorado Springs, where he serves as general business counsel. He provides legal guidance to businesses and their principals on matters involving real estate and business transactions, including business formation, buy-sell agreements, dispute resolution, financing, leasing, and real estate development. David is a graduate of Northwestern University Pritzker School of Law.

STEVE POSEY (2024) TAMARA SAUNDERS (2023) LEE PATKE (2010)

STEVE POSEY Steve is the former Chief Housing Officer for Colorado Springs and has over two decades of public sector experience. He led the HomeCOS plan, adding 1,000 affordable housing units annually, and expanded the Springs Rescue Mission services. Now principal of RSPosey & Associates, he consults on housing and community development, specializing in planning, funding, and leadership coaching.

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Resident Spotlight: Jacqueline Wilson Greccio Housing Resident for 19 Years Jacqueline Wilson had been with Greccio Housing for 19 years and had lived at three different properties, most recently calling the Cedars property home. She found Greccio Housing while living on the East Coast and looking to relocate to the Colorado Springs area, where she didn’t know anyone at the time. After a short time in the area, she was approved, moved in, and began her journey with Greccio Housing.

During her time with Greccio, she took advantage of a variety of resources offered by the Resource Center and even served on the Resident Council to help make a change in the

greater Greccio community.

However, it was through the finance classes that she benefited the most.

Initially, when she started taking the classes, it was to earn the $100 rent waiver, which residents can achieve by attending four or more finance classes during the half-year session. She had no expectations of ever leaving Greccio, but while taking the classes, she discovered how valuable the information being taught was, particularly regarding buying and owning a home.

Jacqueline’s journey to homeownership began with fixing her credit, which she cites as one of the most important lessons she took

I USED THE RESOURCES THAT GRECCIO GAVE ME AND PUT THEM INTO ACTION AND THEY WORKED! SO AFTER 19 YEARS I WAS FINALLY ABLE TO PURCHASE A HOME. — JACQUELINE WILSON, PAST RESIDENT away from the finance classes. She started by paying off her credit card bills and making on-time payments for rent and utilities. Although Jacqueline says she didn’t qualify for a lot of money, she credits her strong payment history with Greccio Housing and the knowledge she gained from the finance classes as the reasons she was able to secure the funding for her house. She stated, “What I learned, I used through those finance classes.”

“Greccio Housing has great affordable housing, but I believe they want the best for their residents, so that’s why they provide those extra resources. I’m glad I chose Greccio Housing when I first came to Colorado Springs,” said Jacqueline.

Jacqueline has since moved into her new home in North Carolina due to the high cost of living in Colorado at this time.

Pictured Left: New Homeowner Jacqueline Wilson outside her Greccio Housing Apartment at the Cedars

5 RESIDENTS

THE NUMBER OF GRECCIO HOUSING RESIDENTS WHO BECAME PROUD HOMEOWNERS THIS YEAR, THANKS TO COMMUNITY SUPPORT PROGRAMS AND THEIR OWN DETERMINATION. GRECCIO HOUSING | 07

INDIVIDUAL DONORS CHAMPION ($15,000+) Jan Strycker LEADER ($10,000-$14,999) Anonymous (1) Dan & Jodie Boedigheimer Carol J. Overby SUSTAINER ($5,000-$9,999) Robert L. Bunch & Betty Large Bob & Sandra Guenther Thomas & Sue Neill Alan Severn Carl & Laine Smith ADVOCATE ($1,000-$4,999) Anonymous (12) Brian & Lisa Baker Michael A. Heritage David Lord Jack Lundberg Diane Miller Lee & Laura Patke Marsha & Don Smith Thomas O. Speer Tamrin Apaydin & Carl Stevens SUPPORTER ($250-$999) Anonymous (18) Fran & Charles Amos Kent Borges & Stephanie DiCenzo George & Cindy Edie Bart & Jeanette Givens Jan & John Henry Paul Malek Marilyn Neidens Christine, John D., & John C. Orsborn Mark Perrault Michael Phan Dana & Randy Rocha Sue & Casey Scott Nancy & Tom Scott Mark & Patricia Stanforth CELEBRATOR ($100-$249) Anonymous (12) Zach Bunney Terry & Susan Darby Jill & Matt Gaebler Jack Hood Denise Lucas Thomas & Mary Jo Resman Carol Sandoval Calvin & Lisa Wulf FRIEND ($25-$99) Anonymous (6) Gary & Jill Altman Marilyn & Don Bosenbecker Rev. Louis & Mona Konopka Thea & Gordon Platt Claudia Deats-Rodgers Aimee Theelen

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Corporate Donations, Foundation, & Grants 2023/2024 Fiscal Year Funding CORPORATE DONATIONS Anonymous...................................................................................................................................................45,199.74 Apartment Association of Southern Colorado....................................................................$10,000 Art C. Klein Construction Company................................................................................................. $1,500 Biggs Kofford, P.C...........................................................................................................................................$2,000 Classic Corporate.............................................................................................................................................$2,000 C.W. Smith................................................................................................................................................................. $500 Colorado Springs Downtown Lions Club Foundation, Inc............................................$1,000 Colorado Wealth Partners............................................................................................................................ $200 Knauf Investments............................................................................................................................................. $500 Sparks, Wilson...................................................................................................................................................$1,000 St. Francis of Assisi Parish.........................................................................................................................$1,000 Worley Enterprises............................................................................................................................................. $200

FOUNDATION & GRANTS Anschutz Foundation...............................................................................................................................$20,000 Bent Family Foundation............................................................................................................................$1,000 Blue Foundation..............................................................................................................................................$5,000 Carl & Carne Mae Joslyn Charitable Trust...................................................................................$2,500 Community Housing Development Organization............................................................$35,000 Colorado Springs Utilities Community Focus Fund.........................................................$12,000 El Paso County Community Investment Fund......................................................................$10,000 El Pomar Foundation................................................................................................................................$10,000 Ent Credit Union Community Fund...................................................................................................... $500 Inasmuch Foundation..............................................................................................................................$50,000 The Nutrition Camp School Foundation, Inc............................................................................$5,000 Mabel Horrigan Foundation..................................................................................................................$1,000 Pikes Peak Community Foundation..................................................................................................... $500 Pikes Peak United Way.............................................................................................................................$13,800 Pikes Peak Kiwanis Club............................................................................................................................ $1,500 Trimountain Corporation.........................................................................................................................$1,500 US Bank Foundation.................................................................................................................................. $15,000

$380K

THE TOTAL AMOUNT OF EXTERNAL FUNDING RECEIVED THIS YEAR!

REVENUE & SUPPORT

2023/2024 Financial Statement Greccio Housing Unlimited REVENUE & SUPPORT Rental Property Management & Development.......................................... $3,670,479 Contributions & Grants.....................................................................................................$1,141,052 Other Income (Sale of Asset for Investment in Future Housing)........................................$1,644,502

RENTAL PROPERTY MGMT & DEV. = 56.85% CONTRIBUTIONS & GRANTS = 17.68% OTHER INCOME = 25.47%

PROGRAM SERVICES

Total Revenue & Support....................................................................................... $6,456,033

EXPENSES Program Services Rental & Property Management......................................................................$3,903,498 Resident Resources..........................................................................................................$719,509 Purchase & Rehabilitation......................................................................................... $260,898 Total Program Services..................................................................................... $4,883,905 General & Administrative..................................................................................................$412,502 Fundraising...................................................................................................................................$138,675

RENTAL PROPERTY MGMT = 79.91% RESIDENT RESOURCES = 14.73% PURCHASE & REHABILITATION = 5.34%

EXPENSES

Total Expenses................................................................................................................. $5,435,082 Change in Net Assets.................................................................................................. $1,020,951 Net Assets, Beginning of the Year..................................................................$3,160,380 Net Assets, End of the Year....................................................................................$4,181,331

FUNDING SOURCES Government Grants.................................................................................................................$139,127 Foundations.................................................................................................................................$120,455 Corporations/ Church/ Nonprofit/Other...................................................................$14,454 Contributions...............................................................................................................................$259,118 Donated Goods & Services/In-Kind...........................................................................$607,899

PROGRAM SERVICES = 89.83% GENERAL & ADMINISTRATIVE= 7.59% FUNDRAISING = 2.55%

FUNDING SOURCES

Total.............................................................................................................................................$1,141,052

TO VIEW THE FULL GRECCIO HOUSING AUDITOR’S REPORT, VISIT US AT: GRECCIO.ORG/FINANCIAL-INFORMATION

GRANTS/FOUNDATIONS/CORPS. = 24.02% CONTRIBUTIONS= 22.70% FUNDRAISING = 53.34%

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GRECCIO HOUSING MAINTENANCE At Greccio Housing, our Maintenance Team truly are the“first responders.” They manage everything from routine maintenance to unexpected emergencies across our 29 properties. Always ready to step in, they ensure that no matter the situation, our residents’ needs are met.

Our Maintenance Team is comprised of skilled, dedicated professionals who take immense pride in their work. Their commitment ensures our properties are not only well-maintained, but also safe for all residents. Working tirelessly around the clock, they address issues with speed and efficiency.

At Greccio Housing, we deeply value the hard work and dedication of our Maintenance Team and are incredibly grateful for their efforts in keeping our properties in top condition.

13,194.17 THE TOTAL AMOUNT OF EMPLOYEE MAINTENANCE HOURS DEDICATED TO IMPROVING AND MAINTAINING UNITS.

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Preservation Initiative Bijou, Kittyhawk, & The Pines Properties BIJOU APARTMENTS PRESERVATION SUMMARY 22-23 Colorado Springs Health Foundation Grant - $60,000 The Bijou Apartments, the oldest property in Greccio’s portfolio, originally built as a single-family residence in 1889 and converted to apartments in 1930, underwent significant exterior renovations this year. Recognizing the need for repairs, we addressed several critical areas: • Repaired the concrete stairs at the main entrance and conducted general roofing repairs.

• Installed new rain gutters to enhance drainage.

• Replaced an old, damaged postal box with a new USPS-approved pedestal box.

• Installed a privacy fence for added security and aesthetics.

• Completely remodeled an outdated basement cellar, transforming it into a modern laundry space with new access stairs, finished walls and ceilings, vinyl flooring, fresh paint, LED lighting, and a counter-top workspace.

• Covered the existing damaged siding with stucco to improve the building’s energy efficiency and durability.

• Updated the exterior paint to a modern color scheme that complements the historical Victorian architecture.

IT’S BEEN INCREDIBLE TO WITNESS THE IMPROVEMENTS MADE TO OUR PROPERTIES OVER THE YEARS, ENSURING THEY ARE PRESERVED FOR OUR RESIDENTS WELL INTO THE FUTURE. — DON MASSE, SR. PROJECT MANAGER

KITTYHAWK APARTMENTS PRESERVATION SUMMARY

THE PINES APARTMENTS PRESERVATION SUMMARY

Colorado Springs Health Foundation Grant - $175,000 City of Colorado Springs Grant - $200,000

Pikes Peak Area Council of Governments Grant - $85,000

The Kittyhawk Apartment renovation began with a structural evaluation that revealed the need for major construction rather than simple repairs including: • Heavy maintenance was conducted on the exterior concrete walkways.

Damaged wood columns and beams were replaced and waterproofed.

• The old wood shake mansard on the front of the building was replaced with new asphalt shingles.

• New rain gutters and downspouts were installed.

• Damaged exterior trim and soffits were removed for further structural analysis.

• A risk assessment identified lead-based paint in some trim areas, leading to the involvement of a licensed contractor for safe removal and disposal.

• A damaged concrete retaining wall was removed and replaced.

• Two metal staircases were repaired, and a concrete stair landing added.

• New LED lighting was installed over exterior walkways.

• The entire exterior of the building was repainted.

• Exterior concrete walkways were treated with a parking garage-type sealer to prevent future water infiltration.

The Pines Apartments are a four-building complex built in 1956, comprising of twelve two-bedroom units, with 75% of residents being seniors (55+). The property is adjacent to a new housing complex, thus we felt this a great opportunity to undertake a number of preservation projects including: • Upgraded in-unit electrical panels to standard, modern components.

• Collaborated with Colorado Springs Utilities to enhance the electrical power supply for each building.

• Conducted roof inspections and general maintenance on shingle roofs for all four buildings.

• Completed exterior trim and stucco repairs on all buildings.

• Performed a full exterior repainting in new, modern Greccio standard colors.

• Completed minor landscape work around the property.

• Installed select new rain gutters and downspouts; modified existing piping for improved water drainage away from buildings and sidewalks.

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Property Update: Bentley Commons GPR Properties This year’s groundbreaking signifies a major achievement for GPR Properties, a collaboration between Greccio Housing, Partners in Housing, and the Rocky Mountain Community Land Trust. Culminating over fourteen years of planning, this project will help address affordable housing needs in Colorado Springs, particularly in the southeast region. Located on 7 acres in Southeast Colorado Springs, the Bentley Commons development sits at Hancock and Astrozon and has been successfully

operated by the three nonprofits since 2009. When finished, this ambitious endeavor will see the creation of 168 new units, boasting sought-after threebedroom options, alongside the revitalization of 24 existing units.

The development seeks to accommodate the diverse housing needs of the Colorado Springs community. With data from the Colorado Springs Housing

Affordability Report indicating that between 28,000 and 39,000 housing units will need to be built by 2028 to meet population growth and close the housing deficit. This partner project between multiple nonprofits emerges as a crucial component in addressing this pressing goal.

The housing will help qualifying individuals, families, and veterans, with low-incomes, offering two and three-bedroom units. In a break down of the 168 units, 27 units will be offered at 30% Annual Median Income (AMI), 19 units at 40% AMI, 102 at 50% AMI, and 44 at 60% AMI. This $65 million project is made possible through a collaboration with GPR Properties and significant funding sources dedicated to keeping rents affordable. By leveraging local and state grants, low-interest loans, and the Low-Income Housing Tax Credit program, the project ensures long-term affordability for residents. The first building is set for completion in Spring 2025, with the remaining buildings following soon after. Additionally, the newly remodeled units are expected to be completed by the end of 2024.

Pictured left: An artist rendering of the Bentley Commons building, provided by Way Architects

PROJECT SUPPORT AND CONSTRUCTION & DEVELOPMENT CONSULTANTS

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Property Update: Village at Solid Rock Solid Rock Community Development Corp. & The Commonwealth Companies In September, the community gathered to celebrate the grand opening of the Village at Solid Rock, one of Colorado Springs’ newest affordable housing developments. This 77-unit complex, offering 1, 2, and 3-bedroom apartments, is located in the southeast part of the city and will provide secure, stable housing for many residents. Greccio Housing is excited to support the new residents in their journey toward housing stability. This development marks a significant step forward in addressing the city’s growing need for affordable housing.

The Village at Solid Rock was made possible through a collaborative effort among several key partners and will be managed by Greccio Housing. Originally, Solid Rock Church, under the leadership of Pastor Ben Anderson, had planned to use the land for a garden. However, after discovering that the soil wasn’t suitable for growing, Pastor Anderson and the church leaders made a new plan. They created a separate nonprofit to handle the business of building an affordable housing complex. Three years later, these apartments are now offering much-needed housing options for the Colorado Springs community.

Pictured: The ribbon-cutting ceremony with Colorado Springs Mayor Yemi Mobolade, Pastor Ben Anderson, city officials, representatives from the Colorado Housing and Finance Authority, and Greccio Housing Executive Director Lee Patke.

HALLELUJAH, I WAS HAPPY... THE ECONOMY CALLS FOR THIS TYPE OF THING AND IT REALLY BOTHERED ME WHEN I WAS IN MY ONE BEDROOM PAYING MORE THAN WHAT I WAS PAYING FOR THIS BRAND NEW PLACE. — PATTI SMOTHERS, RESIDENT

PROJECT SUPPORT AND CONSTRUCTION & DEVELOPMENT CONSULTANTS M+A COMMONWEALTH CONSTRUCTION

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Property Update: Sunrise at Shiloh Mesa Woodmen Valley Chapel & Center for Strategic Ministry serving and uplifting the local community making it an ideal foundation for collaboration.

Sunrise at Shiloh Mesa is one of Greccio Housing’s newest projects. This new development not only reflects Greccio Housing’s own mission, but aligns with the Woodmen Valley Chapel and Center for Strategic Ministry’s dedication to

The upcoming development will reflect a thoughtful approach to communitycentric design with seniors in mind. Input from Greccio Housing seniors and the resident council played a key role in shaping the development’s features.

The Sunrise at Shiloh Mesa project will include design elements like abundant natural light, multi-purpose spaces, and scenic views to promote independence, active lifestyles, and social engagement.

This project seeks to solve a growing issue within the region revolving around the lack of low income senior housing resources. A 2021 housing report identified low-income senior housing as the most pressing need for development in the area.

At the time of the report, seniors made up over 21% of Colorado Springs’ population and accounted for 28% of Greccio Housing’s residents.

Strategically located at the northeast corner of Woodmen Road and Marksheffel Road, Sunrise at Shiloh Mesa lies in the Shiloh Mesa subdivision, one of Colorado Springs’ fastest-growing areas. According to the Colorado Springs Gazette, the site is just 2.2 miles east of Powers Boulevard and is the city’s most-traveled east-west route. The broader 112-acre Shiloh Mesa development was master-planned for single family homes, townhomes, multi-family apartments, and retail and commercial spaces closer to the busy Woodmen intersection. The building will feature similar design and architectural elements of the surrounding townhomes and church for a harmonious overall design.

Construction will begin in 2025, marking a significant step toward addressing the region’s senior housing needs.

SERVICE PARTNERS & COMMUNITY SUPPORTERS

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The Leasing Office THE IMPACT OF OUR TEAM At Greccio Housing, providing affordable housing is at the core of our daily operations. Over 50% of our staff is dedicated to meeting the needs of our current and future residents, ensuring a seamless experience from application to move-in and beyond.

Our leasing team is committed to delivering exceptional care to both current residents and prospective applicants.

We guide each applicant through a clear, step-by-step process, covering everything from eligibility requirements— such as specific income thresholds for each property—to a thorough understanding of their lease before signing.

We aim to empower residents with knowledge about their lease agreements and the expectations of being part of the Greccio Housing community, ensuring they are equipped to maintain their housing successfully.

Providing safe, secure, and supportive housing is only part of our mission; we also maintain an active wait-list for our affordable housing properties. We encourage applicants on the wait-list to self-advocate by updating their information every three months, giving them the best possible chance of securing housing.

Finally, our leasing team upholds the highest standards by adhering strictly to the requirements of the Fair Housing Act, ensuring fairness and compliance in all aspects of their work. At Greccio Housing, we’re not just providing homes— we’re creating opportunities for stability, empowerment, and community, and that starts at the leasing office.

95.2% 75% 880 214

AVERAGE OCCUPANCY RATE – (FISCAL YEAR 2023-24)

PERCENTAGE OF RESIDENTS BELOW THE 50% AMI*

TOTAL NUMBER OF GRECCIO HOUSING RESIDENTS**

TOTAL NUMBER OF SENIOR RESIDENTS 62 & OLDER**

*Current AMI (Area Median Income) in Colorado Springs, CO as of 2024.

• 30% AMI = $21,840 for an individual; $31,200 for a family of four • 50% AMI = $36,400 for an individual; $52,000 for a family of four • 80% AMI = $58,240 for an individual; $83,200 for a family of four **Data taken through October, 2024

EMPLOYEE SPOTLIGHT — KASSANDRA “KASSI” HAYNESWORTH Hired in 2015, as the Associate Director of Compliance Kassi has been a vital member of Greccio Housing overseeing the lease-up of new housing projects. She begins over a year before completion, assigning units, setting rents, establishing AMI levels, and ensuring compliance. She then manages interest lists, verifies paperwork, and fosters community culture. For six months to a year after opening, she fills units with residents and reports to stakeholders. Kassi’s unique expertise and dedication ensure each project evolves from inception into communities where residents feel safe, stable, and supported. Kassi also sits on the Board of the Apartment Association of Southern Colorado.

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THE POWER OF VOLUNTEERS As a nonprofit organization, we always have a long list of projects that need attention. Fortunately, we have an incredible team of dedicated volunteers who consistently come through for us. This year, our volunteers truly went above and beyond for Greccio Housing, and we are deeply grateful to every individual and group who devoted their time to support our mission.

AREAS OF VOLUNTEERING Our volunteers support Greccio Housing’s mission by assisting Resident Resources with the no-cost food pantry, grab & go libraries, finance classes, community gardens, and cooking classes. Others help with development and leasing projects. To volunteer, please contact Resident Resources at 719-419-5609 or ResidentResources@greccio.org.

2421.25 THE TOTAL NUMBER VOLUNTEER HOURS ACROSS ALL DEPARTMENTS.

Resident Resources WHAT SETS GRECCIO HOUSING APART Greccio Housing empowers residents with essential resources for immediate support and long-term success. Our programs include health and wellness services, pet care, on-site libraries, eviction prevention, and a no-cost food pantry.

Community initiatives like Adopt-A-Family and community gardens build connection, while education and financial literacy classes enhance personal growth and stability.

Greccio staff also connect residents to additional community resources, creating a robust support network dedicated to resident well-being and future success.

THE EVICTION PREVENTION PROGRAM Greccio Housing proudly offers the Eviction Prevention Program, made possible by generous support from a Community Development Block Grant, the El Paso County Community Investment Grant, Pikes Peak United Way, USAA, and other vital contributions from community members throughout the year. Facilitated by Greccio Housing’s Resident Resources team, this program assists residents facing a onetime life crisis—such as the death of a family member, job loss, or medical issues with one months rental support. This essential program plays a key role in our commitment to providing safe, stable, and secure housing for our residents.

Pictured Below: Resident at our no-cost food pantry getting a weekly pick-up of food.

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EVICTION PREVENTION RECIPIENT Christopher C. has been a resident with Greccio Housing for two years and this year he reached out for rental assistance for the first time. He received assistance in February 2024 when his employer decreased his hours due to a slowdown in business. He was worried about losing his job but fortunately he was allowed to stay and his hours were increased when business picked back up. To ensure this wouldn’t happen again he took a second job.

Christopher worked with our Resident Programs Coordinator and the Resident Resource team at Greccio Housing to get that month approved and get back to a normal life. He expressed his gratitude for everything the team did; stating that he wouldn’t have been where he was without their help.

Christopher and his daughter Rosy were very grateful to the grant funder and Greccio for all they did to keep them stable and safe.

IT CAME AT THE PERFECT TIME. I APPLIED FOR IT, AND IT WAS A BIG HELP! WITHOUT GRECCIO HOUSING, I’D HAVE TO MOVE AWAY, BUT WITH THEIR HELP, I WAS ABLE TO STAY! — CHRISTOPHER C., RESIDENT

3,188

THE TOTAL AMOUNT OF TIMES RESIDENTS ACCESSED THE “NO-COST” FOOD PANTRY.

29

THE TOTAL NUMBER OF RESIDENTS WHO RECEIVED VITAL EVICTION PREVENTION FUNDS TO REMAIN IN THEIR HOMES.

42

THE TOTAL NUMBER OF CHILD LITERACY KITS DISTRIBUTED TO RESIDENT FAMILIES.

Pictured Below: Doug Anderson, Programs Manager working in the Community Gardens and Greccio Housing staff accepting a $5000 grant from the Blue Foundation in July 2024.

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Resident Spotlight: Vivian Sparrow Greccio Housing Resident for 3 Years Vivian Sparrow and her loyal dog, Joey, spent three years with Greccio Housing at the Atrium, a vibrant 54-unit community designed for seniors aged 62 and older, until this past year when she achieved her goal of purchasing a home in Pueblo, Colorado.

She was introduced to Greccio Housing through a simple referral from the Veteran’s Affairs Office after a series of less-than-ideal senior housing tours she experienced while looking to move from her former property.

“All the senior housing I had seen before was scary, in bad neighborhoods, or had been so neglected,” Vivian said. “I

was so surprised when I saw Greccio’s senior housing. I thought it was wonderful!”

During her time at Greccio Housing, Vivian created a community of friends with her fellow residents, but she began to realize she really wanted to own her own home in hopes of leaving something behind for someone to live in when she passes. This goal set Vivian on a new journey—a journey toward homeownership, which she embraced completely with the help of community resources and steadfastness in the face of challenges.

With the help of a local real estate agent, Vivian began

GRECCIO HOUSING HELPED ME A LOT AND THEY DID A LOT OF THINGS THAT I DIDN’T EXPECT. GRECCIO HAS MADE ME APPRECIATE WHAT OTHER PEOPLE CAN DO FOR PEOPLE. — VIVIAN SPARROW, PAST RESIDENT the long process of looking for her new home, making offers, and pivoting when she realized she would have to look beyond Colorado Springs for an affordable home that met her needs.

After a six-month stretch, Vivian found her forever home, knowing immediately when she drove down the neighborhood street one day in Pueblo. From there, she made an offer, it was accepted, and she moved into their dream home.

“It is possible. You have to find the right help, and there are a lot of programs out there. I ended up with two down payment assistance programs and that was because my loan officer found them for me and four months later I bought this house,” said Vivian. “You can’t just sit there and go, “Well, why isn’t anyone helping me?” You gotta ask. You can’t just take it for granted that somebody is just going to offer you what you want.”

Pictured Right: New Homeowner Vivian Sparrow and her dog Joey at their new house in Pueblo, CO

54,707.21

THE TOTAL NUMBER OF EMPLOYEE HOURS SPENT THIS YEAR EMPOWERING RESIDENTS THROUGH STABLE, SAFE, AND SUPPORTIVE HOUSING, AS WELL AS PROVIDING RESOURCES.

18 | GRECCIO HOUSING

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GRECCIO.ORG • (719) 475-1422 1015 E. PIKES PEAK AVE. STE 110, COLORADO SPRINGS, CO 80903 Thank you to our community of sponsors, partners, and friends for another amazing year!

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