On June 3, Housing Assistance staff joined Massachusetts Housing and Livable Communities Secretary Edward Augustus on a tour of the LeClair Village apartment complex in Masphee, which is being developed by Housing Assistance and Preservation of Affordable Housing (POAH).
Before the tour, Augustus met with local elected officials and housing advocates at the 39-unit project, which is nearing its opening in the fall.
“I want to thank you for really trying to understand how we’re different and how every part of the state is different,” Housing Assistance CEO Alisa Magnotta told Augustus. “I would invite you to please reach out to our experts, lean into our experts who have already done a housing plan for the region. We’ve studied what’s happened around the country. This is a big vision that represents a lot of what’s happening in the Commonwealth, and [Cape Cod is] the canary in the coal mine.”
Also taking part in the tour were State Representatives Dylan Fernandes and Kip Diggs, as well as Mary LeClair, the longtime Housing Assistance volunteer and housing advocate for whom the apartment complex is named.
“It really takes everybody working together, problem-solving,” Augustus said at the end of the tour through and around the complex’s three buildings. “How do we get the dollars necessary to make infrastructure improvements we need to do, or cobble together various financial sources to make a project? It’s not easy, it’s not quick.
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In this issue
Donor Spotlight: Delphi Construction PAGE 2
Editorial by Alisa Magnotta: On Cape Cod, We’re Missing Something Important PAGE 3
Cape View Way is on the Rise PAGE 4
Nearly 300 Take Part in 6th Annual Walk for Hope PAGE 6
For Housing Lottery Homebuyer, Closing Day Was an ‘Amazing Feeling’ PAGE 8
High School Students Get Training in Financial Literacy PAGE 9
Housing Development Department Takes the Long View PAGE 10
Pro Housing Progress Continues at Spring Town Meetings PAGE 11
Delphi Construction
Corey Heaslip, Vice President of Project Development for Delphi Construction, is an important partner for Housing Assistance, since Delphi is the lead contractor for LeClair Village, among other projects. But Heaslip’s connection goes back to well before his construction days.
During the late 1980s and early ’90s, his mother Gayle worked at Carriage House in Falmouth, a family shelter operated by Housing Assistance.
“I would occasionally go there to see her when I was in third or fourth grade,” he said. “It was a great interaction for me to be able to participate in some of the events that would be going on there and be friends with some of the people from my school who were living there. I always had a really good association with Carriage House and knew of Housing Assistance Corporation in the way that a nine or 10-year-old would understand an umbrella organization. I just knew that it was an organization that was doing good in the community.”
Heaslip and his wife took a Housing Assistance course for first-time homebuyers when they were young adults. “That was super helpful to have some financial education on how insurance works and how mortgages work and what you need to be careful of, along with the pros and cons of owning versus renting. It was such a good education for us.” Around that time, one of his best friends, who was a new father and a teacher in local
schools, purchased a house in Mashpee through a Housing Assistance lottery. “What a blessing, that they could buy this house and know that they could raise a family there. That seemed like such a dream thing to happen.”
“ I just knew that (Housing Assistance) was an organization that was doing good in the community.
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Over the years, Heaslip has collaborated with Housing Assistance’s Housing Development department on several projects. He learned more about the breadth of the agency’s work at a community-connection conference cosponsored by the Cape Cod Church of East Falmouth.
Heaslip said Delphi is a corporate annual sponsor for Housing Assistance because the agency touches so many lives. “Not only are you involved in creating more housing, but you’re really down in the details of helping people in immediate need, whether that’s helping people make utility payments or providing them with food and shelter,” he said. “You’re doing the amazing Mother Teresa work of meeting people at their needs in such an inspiring and humble way. We want to give back and see your profile expand, because we know that the work that you’re doing is so critical.”
Housing Assistance is grateful to Corey Heaslip and Delphi Construction for their ongoing partnership and their Innovator sponsorship. If you are interested in becoming a sponsor, please contact Ann Schiffenhaus, Senior Director of Major and Corporate Gifts at aschiffenhaus@haconcapecod.org.
COREY HEASLIP
Members of the Delphi team
On Cape Cod, We’re Missing Something Important
Some say the Cape is “full,” that we have plenty of housing already built, but the fact is we are missing the type of homes that the Cape desperately needs: places for people with goodpaying, full-time jobs who can no longer afford to live here.
Housing that is attainable for our region’s essential workers is increasingly in short supply. The median cost of a single-family home on Cape Cod has soared to more than $650,000 – a price tag requiring an annual income of $210,000.
The housing crisis is a rip current on the region’s economy, pulling many workers off-Cape where home prices are often more reasonable.
There are many consequences: fire and police departments, health care facilities, public schools and restaurants have fewer recruits to fill important positions. Young families struggle to find an apartment or home that fits their budget as they compete with second-home buyers. Seniors have difficulty downsizing. Many longtime Cape Codders say goodbye to children and grandchildren who leave for more affordable regions.
Because of local zoning regulations, the Cape is chock full of single-family homes – nearly 80 percent of the housing stock. Our housing shortage is a self-inflicted wound. We need smaller homes built closer together. Right now, with the soaring cost of construction, we can only build housing that is affordable to those making $210,000 or more, or for low-income households eligible for deed-restricted homes. Housing for people with low incomes is vitally important, but so too is housing for people in between.
The reality is that we need missing middle housing in each and every community on the Cape. Housing development is complicated and expensive. There are tax subsidies to buy down the cost of construction for the lowest and most fragile amongst us. However, most Cape Codders don’t qualify for these units because they are over the income cutoffs, which are set very low.
Homeownership for young people has become a nightmare rather than a dream. It is simply not attainable for most at present. Rentals provide safe, stable housing, but it is homeownership that creates economic mobility and inter-generational wealth and enables families to stay right here.
The Affordable Homes Act, which is currently being debated in the statehouse, will, if passed as currently drafted, create a “seasonal communities” designation that allows local property tax exemptions for yearround dwellings. In addition, it will provide over $4 billion statewide to support and incentivize the construction of new housing, new homeownership opportunities, and year-round deed restrictions.
Every Cape resident stands to gain from the Affordable Homes Act: those in need of housing and those who aren’t but utilize local services that are dependent on workers.
The Cape is, in fact, full. It is full of great people counting on their state and local community, and their neighbors, to help them be assured that they can always call this beautiful peninsula home.
If you travel over the Sagamore Bridge heading toward Boston, take a look to the right. You can see that construction is underway on a new affordable housing development that will serve low- income households on Cape Cod, including individuals who are disabled.
The three-story Cape View Way development is a partnership between Housing Assistance and Boston-based Preservation of Affordable Housing (POAH) that will offer a mix of nine one-bedroom, 28 two-bedroom and five three-bedroom apartments. Three apartments will be fully handicappedaccessible and a fourth will be accessible to sensory-impaired residents. Twenty-six apartments will be available to residents earning 60% of the area median income (AMI) with 16 units subsidized for residents at 30% of AMI.
“The 42 units at Cape View Way will make a life-changing difference for dozens of Cape Cod families and individuals,” said Housing Assistance CEO Alisa Magnotta. “Cape View Way is an example of how partners can combine their strengths to create safe, stable housing. Working together, we can take steps to address the region’s protracted housing crisis.”
Cape View Way will create 42 affordable apartments, including four handicapped-accessible units.
There will be a local preference in the lottery used to select renters for initial occupancy, set to begin next year. Local preference includes current residents of the Town of Bourne, municipal employees, employees of local businesses, or households with children attending the community’s schools.
Cape View Way’s Passive House design is another of Housing Assistance and POAH’s continuing efforts to build energy-efficient and sustainable housing on Cape Cod. A previous collaboration between the agencies, Brewster Woods, a 30-unit development that serves lowand moderate-income households on Cape Cod, was the first multi-family Passive House certified project on Cape Cod.
Last year, the Cape View Way project secured $12 million in financing from Rockland Trust. “We are honored to partner with Cape View Way to help fill the gap for affordable rental opportunities in a vibrant community,” said Kelly Nguyen, Vice President and Commercial Loan Officer at Rockland Trust. “The need for affordable housing opportunities has greatly increased with the growing housing crisis. Cape View Way is addressing that need in a highly desirable location.”
“POAH appreciates our partners’ support for this critical affordable housing on Cape Cod,” said POAH President and CEO Aaron Gornstein. “Public/private partnerships such as this help us create more homes for many who could otherwise not afford to stay on the Cape –especially low-income families and disabled individuals.”
We want to do everything we can to make it quicker and easier, but in the meantime, it is all about partnership. If we sit and reason together and we bring facts to the conversation, we can strike the right balance, protecting our environment and providing housing that people need. That’s what I’m taking away from today’s conversation.”
Located off Route 28, LeClair Village includes 14 one-bedroom apartments, 21 two-bedroom apartments and four threebedroom apartments that will serve eligible applicants with an income at or below 60 percent of area median income (AMI) or 30 percent AMI. More than 100 people attended a Zoom information session in May to learn more about the application process.
After leaving LeClair Village, Augustus met with the Mashpee Housing Authority, marking his 43rd visit to a local housing authority. He said he plans to meet with all 231 across the state.
Earlier in the day, he was at Cape Cod Community College for one of 14 listening sessions held across the state to seek public input on the Healey administration’s five-year strategic housing plan for Massachusetts.
Learn more and register at haconcapecod.org.
First-time Homebuyer HomeSafe Money Matters
Free two-night workshop that will help you set financial goals, make a spending plan and identify ways to create an emergency fund.
August 7 and 14 September 3 and 5
Overview of the homebuying process. Topics include money management, mortgage loan programs, insurance and more.
August 12, 14 and 19 September 17 and 21
Fulfills the post-purchase education requirements and provides a forum to share experiences with other homeowners.
September 24 and 26
Nearly 300 Take Part in Sixth Annual Walk for Hope
Housing Assistance supporters hit the streets to raise funds and awareness for housing on Cape Cod during our sixth annual Walk for Hope on May 19.
The three-mile walks took place in Falmouth, Hyannis, and Orleans. With 275 walkers participating, including 50 teams, Housing Assistance received 791 donations, totaling over $127,000. Berkshire Hathway HomeServices: Robert Paul Properties was the top fundraising team, bringing in almost $5,000 in support. Top individual fundraiser Kathy Haff shared, “The main reason I am so determined to support Housing Assistance and the Walk for Hope is that I am fearful for the future. It seems that whenever you pick up a paper or talk to any business owner, we are hearing about how difficult it is to staff all of the services that we all need to survive. All of our services, both public and private, need employees and homes for themselves and their families”
Funds raised will support Housing Assistance’s mission to strengthen the Cape and Islands by empowering individuals, fostering community connections, and increasing affordable housing opportunities.
“I see every day the impact that a lack of safe, stable housing has on members of our community,” said Barnstable County Sheriff Donna Buckley, who was the keynote speaker in Falmouth. “The median cost of a home in our county is now over $700,000. When we can’t hire law enforcement and other public safety and public service employees, this is more
than just a quality of life issue. It is a public safety issue. When we call 911, we need someone to answer – that’s a housing issue.
“A huge thank you to Housing Assistance for their persistence in addressing the issue of housing on Cape Cod through a wide range of services. Our missions at the Sheriff’s office and at Housing Assistance are aligned, and we are serious about helping to find solutions. Today’s event, and all the hard work of your staff, your volunteers, and everyone here today has given us hope for the future.”
Here’s what other Walk for Hope participants said when asked why they were walking:
“We support Housing Assistance because we know our brothers and sisters need to be safe, housed and provided for. That keeps us coming back every year.” – Laura Cole, coordinator of care and connections for the First Congregational Church of Falmouth
“We’re here to make a difference. I see a lot of families struggling. Everyone deserves a safe home.” – Amanda Peterkin
“Every day we hear that Housing Assistance helps our clients so much. They have the best facilitators to help people find or stay in housing.” – Cyndi Casey, Community Health Center, Mashpee
Some of our 2024 Walk for Hope participants, including Team Copeland Cares/2024 Annual Visionary Sponsor, our top fundraising team Berkshire Hathaway Home Services, and Mary LeClair, State representative Kip Diggs and Tracy Henschel.
ARCHITECT SPONSOR
CORNERSTONE SPONSORS
PILLAR SPONSORS
Event Sponsors
KEYSTONE SPONSORS
BEAM SPONSORS
BRICK SPONSORS
Glivinski & Associates
John C. Ricotta & Associates
LaBarge Homes
Law Office of Eugene R. Curry
Cape Cod Alarm
Community Software Group
Joyce Landscaping
Law Offices of Bruce A. Bierhans
Par Tee Freeze
Puritan Cape Cod
Sunderland Printing FRIENDS
IN-KIND SPONSORS
Cape Cod Game Guy
JT Chronicles & DJ Angel
Kilwins
Pitchfork
Prime Tent Rental
Ring Bros. Marketplace
YMCA Cape Cod
For Housing Lottery Homebuyer, Closing Day Was an ‘Amazing Feeling’
Abigail Weber thought owning a home where she grew up was an impossible dream – until she heard about a home in Sagamore Beach available through a Housing Assistance lottery.
Just when she thought she was going to have to move off-Cape to find a rental she could afford, she was able to purchase a home within walking distance of her mother and sister, who help look after her two children.
“It seemed impossible that I was ever going to be able to provide a home for my kids, and especially a home where they can have their friends over and they can play in the backyard and be proud of where they live,” she said. “But with the help of Housing Assistance, I did it.”
Before she purchased the home last summer, Weber and her children were living in one bedroom at her sister’s home. She knew she needed to find a place with more room for 7-yearold Nora and 2-year-old Oliver.
One of her colleagues at Perennial Recovery Center in Westborough, where she works doing outreach, told her about a Housing Assistance Facebook post announcing a housing lottery for a home in Sagamore Beach. The threebedroom, one-bathroom home with detached garage was for sale for $230,050 with resale restrictions.
“She knew that my family lived close by,” Weber said. “I was like, ‘Oh my gosh, this is absolutely perfect.’ I knew I had to apply.”
She completed a first-time homebuyer’s course online and submitted the necessary paperwork. Then she waited.
One night she got good news via a phone call from Gael Kelleher, director of real estate for Cape Community Real Estate, a division of Housing Assistance. Weber was selected through an optimized lottery, which gives preference to families that can make best use of the number of bedrooms.
“I was screaming and crying and thanking her again and again,” Weber said.
She closed on the home last July and moved in after sprucing up the interior and doing some yard improvements. She was also able to repair the heating system with funding she received from the Town of Bourne.
“It’s been quite a wild ride,” she said. “I’ve been in recovery, sober for four years. Closing on the house gave me an amazing feeling. I couldn’t believe that I had bought a home that my children and I could call our own.”
Abigail Weber and her children love their new home.
High School Students Get Training in Financial Literacy
As part of his senior project, Monomoy Regional High School student Rafael Abreu organized a presentation by Housing Assistance for 200 of his fellow high schoolers. Shannon Pyne, lead housing counselor & community educator, spoke to MRHS students about personal finance, credit, home ownership and civic engagement.
“Students need this information to avoid financial pitfalls,” said Cheri Armstrong, career education coordinator at MRHS. “They’re solicited with credit card offers right away at college, and for many of them, it’s the start of financial ruin. It takes a long time for them to recover from errors that they make when they’re young.” Armstrong also said it was important for students to have a better understanding of how town government works and the importance of contributing by attending town meeting.
“We know many high school students want to stay on the Cape after graduation or settle here eventually, but that dream is increasingly out of reach due to the housing crisis,” said Marissa Cyr, Housing Assistance Chief of Staff. “The idea of this program was to provide tools to help students set up a strong financial foundation and to understand the role they can play in shaping local policy decisions that will directly impact their future on Cape Cod. This fits in with our goal at Housing Assistance of empowering all residents – especially those who are often underrepresented – to make their voices heard and become advocates for the housing we desperately need.”
Rafael Abreu, a Housing Assistance intern, helped his fellow students learn about personal finance and advocacy.
Housing Development Department Takes the Long View
Since Housing Assistance was founded 50 years ago, the agency has developed 585 units of housing across the Cape and Islands. Over 200 more are in the pipeline, but the process is neither quick nor straightforward, as David Quinn, Vice President of Real Estate Development, explained in a recent Zoom talk titled “Housing Development: Why it takes so long and costs so much.”
“There’s a gap of understanding as to what it takes to capitalize a project and the length of time it takes to complete it,” said Alisa Magnotta, Housing Assistance CEO, in her introduction to Quinn’s talk. “We wanted to take a step back and educate people about what the obstacles are for us and any developer that’s trying to bring affordable housing online. Hopefully, we can build some momentum toward that outcome.”
“Anyone who’s tried to develop housing or been involved in advocacy around housing knows that there’s this pressing need for housing and there’s a lot of people trying to respond to it, but it still seems like it takes forever,” said Quinn. “I think that’s true for a private developer doing market-rate housing as well as affordable developers, but for affordable housing, you have this added complexity of all of the state and public sources of funding that can drag them out.”
He laid out the four big steps of affordable-housing development, which he said can take five years in a bestcase scenario.
• Feasibility: “We probably look at 10 to 15 possible projects a year,” he said. “We do our due diligence in looking at the zoning, funding sources and environmental issues. Do we think there will be community support for it? Do we think it’ll get a lot of opposition? How likely are we to succeed with this project?”
• Pre-development: This multi-year stage includes conceptual plans, permitting, construction estimates, funding applications, design development, contractor bidding, final construction plans and building permits, and financial closing.
“The permitting phase is one of the big wild cards in the process,” said Quinn. “The zoning on these projects on the Cape varies from town to town. We’ve had projects that had a ton of support and just took a month or two to go through. However, on our most recent experience in Bourne with Cape View Way, we had a project that took over a year and 13 public hearings and ended up being reduced in size as the result of the zoning process.”
• Construction: This time period varies with the size of the project but is usually somewhere between a year and a year and a half.
• Lease up: The last phase is “a very prescribed marketing and lottery process,” Quinn said. “We try to time it so that the lottery is happening a couple of months before the end of construction so that when we get our occupancy permit, the tenants are selected and ready to move in. We want to try to minimize the amount of time that we have any units vacant, as that gets costly in terms of the carrying costs for the project.”
We’re trying to have about 200 units in the pipeline at different phases at the same time,” said Quinn. “Some of them are in the very beginning phase where we’re checking the feasibility, applying to the RFP (request for proposals)
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Brewster Woods is an example of a housing project that took many years to come to fruition.
Pro-Housing Progress Continues at Spring Town Meetings
Thanks to your continued advocacy and dedication, voters in towns across Cape Cod turned out to approve pro-housing policies and initiatives. From zoning changes to expanded accessory dwelling unit (ADU) use, to funding for affordable housing development, to land acquisition for attainable home ownership, you made an impact and helped continue our progress to benefit our year-round residents and local workforce. Here are just a few highlights:
We are proud to have increased our commitment to Housing Assistance Corporation as a in 2024
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and waiting. Some are in permitting, some are under construction, and some are under leasing. We try to have about 50 or so in each phase.”
In response to an audience question about whether the process can be sped up, Magnotta said “part of the shortening has to come at the town level where you could have either form-based code or by-right zoning.” At the state level, a seasonal communities designation and a real-estate transfer fee would help ease approvals and enhance funding, she said.
To learn more about Housing Assistance’s housing development pipeline, visit haconcapecod.org/about/housingdevelopment.
“We support Housing Assistance Corporation because they recognize the critical role housing plays in fostering stable communities and improving the quality of life for individuals and families on Cape Cod.
We believe in the mission of Housing Assistance Corporation to prevent homelessness, support individuals experiencing housing insecurity, and advocate for policies that promote accessible housing opportunities for all.
Supporting organizations like Housing Assistance Corporation aligns with Cape Save's commitment to social responsibility and community development.”
