Village of Webster, WI
Housing Needs Assessment Accepted March 2026
ACKNOWLEDGMENTS ACKNOWLEDGMENTS Village Board and Development & Annexation Committee Ed Dedman, Village President Kelsey Gustafson, Trustee Jeff Roberts, Trustee Tim Maloney, Trustee Sue Weis, Trustee Bill Summer, Trustee Tom Armstrong, Trustee
Village Staff Debra Doriott-Kuhnley, Clerk-Treasurer Pete Denn, Public Works Director
Prepared by: MSA Professional Services, Inc. Project No.: 00063045
TABLE OF CONTENTS EXECUTIVE SUMMARY ...................................................................................................................... i INTRODUCTION ................................................................................................................................. 1 Identified Housing Opportunities and Challenges ...................................................................................................................... 1
DEMOGRAPHICS & HOUSEHOLD MARKET CONTEXT ..................................................................... 3 Population ................................................................................................................................................................................................... 3 Age ................................................................................................................................................................................................................. 4 Disability ....................................................................................................................................................................................................... 4 Household Size & Makeup .................................................................................................................................................................... 5 Median Income ......................................................................................................................................................................................... 5 Employment ............................................................................................................................................................................................... 7
EXISTING HOUSING STOCK CHARACTERISTICS .............................................................................. 9 Unit Type .................................................................................................................................................................................................... 9 Structure Age .......................................................................................................................................................................................... 10 Number of Bedrooms .......................................................................................................................................................................... 11 Tenure ......................................................................................................................................................................................................... 11 Vacancy ...................................................................................................................................................................................................... 13 Subsidized and Senior Housing Supply ........................................................................................................................................ 13
HOUSING AFFORDABILITY & GAPS ................................................................................................ 15 Owner-Occupied Housing Affordability ....................................................................................................................................... 15 Renter-Occupied Housing Affordability ....................................................................................................................................... 17
PEER COMMUNITY PRECEDENTS ................................................................................................... 20 Example 1: Evergreen Landing Apartments – Wausau, WI ..................................................................................................... 20 Example 2: Starter Home Project – New Richmond, WI ........................................................................................................ 21 Example 3: Willow Countryside Villas – New Richmond, WI .................................................................................................. 22 Example 4: Berkshire at the Grove – Stevens Point, WI .......................................................................................................... 23
RECOMMENDATIONS ...................................................................................................................... 24 What is Lifecycle Housing? ................................................................................................................................................................. 24 High-Priority Housing Types .............................................................................................................................................................. 25 Why Build in Webster? .......................................................................................................................................................................... 26
Figures Figure 1: Total Population (1920-2050) Figure 2: Burnett County Age Projections (2020-2050) Figure 3: Household Size (2013-2023) Figure 4: Median Household Income (2023) Figure 5: Income by Age of Householder (2024) Figure 6: Top 10 Burnett County Industries by Employment (2024) Figure 7: Webster’s Resident/Worker Distribution (2023) Figure 8: Residential Locations of Webster Workers Figure 9: Housing Unit Type by Tenure (2023) Figure 10: Structure Age by Tenure (2023)
Figure 11: Number of Bedrooms by Tenure (2023) Figure 12: Tenure Comparison (2023) Figure 13: Tenure by Age of Householder (2023) Figure 14: Housing Authority Units in Webster Figure 15: Owner-Occupied Median Value Comparison (2013-2023) Figure 16: Owner-Occupied Affordability Ranges vs. Unit Values (2023) Figure 17: Gross Rent Comparison (2013-2023) Figure 18: Renter-Occupied Affordability Ranges vs. Unit Values (2023) Figure 19: Lifecycle Housing Cycle Figure 20: Priority Development Areas in Webster
EXECUTIVE SUMMARY The Village of Webster is experiencing demographic shifts, a rising senior population, slow construction rates, and affordability challenges that collectively strain its housing supply. This Housing Needs Assessment evaluates Webster’s current and future housing needs using demographic trends, housing stock analysis, affordability data, and comparable project examples.
Community Opportunities and Challenges •
Limited buildable land, slow turnover, and high construction costs constrain new housing supply.
•
Rental options are limited and often unaffordable, especially for seniors.
•
An aging population remains in single‑family homes longer due to a lack of alternative downsizing options.
•
Seasonal population pressures and outside investment strain affordability and the local housing market.
•
Expanded low‑maintenance senior housing, diverse affordable options, and more middle-density starter homes can better meet local needs while maintaining rural character.
Key Demographic & Household Trends •
Webster’s population has grown slowly over several decades but is projected to decline by roughly 12.5% by 2050, reflecting similar countywide demographic trends.
•
The community is aging, with the median age rising from 35.8 to 38.3 over the past decade, and Burnett County’s 60+ population expected to account for nearly half of all residents by 2050.
•
Household composition is shifting, with a notable increase in single-person households and stable average household size at about 2.2 persons, alongside more renter households that include both seniors living alone and larger families.
•
Webster’s median household income is $36,750, and renter incomes average $24,000, with most seniors earning under $25,000 annually, indicating a generally low-income population.
•
Webster functions as a local employment center, yet only about 30 residents live and work in the Village, with most workers commuting in from elsewhere; employers report concerns about limited local housing affecting hiring and retention.
Existing Housing Stock
i
•
Webster’s housing stock is primarily detached single-family homes (61%), with some small-scale rentals.
•
Very little new construction has occurred in the past decade; most owner occupied homes were built before 1960, and most rentals were built between 1960–1999. Most existing homes are small, outdated, and/or in poor condition.
•
Unit sizes are unevenly distributed; over half of rental units contain only one bedroom and 83% of owneroccupied units contain 2-3 bedrooms.
•
Webster has a relatively high renter share (46.7%) spanning residents of all age groups.
•
Seasonal and recreational housing is prevalent countywide, influencing local housing dynamics even though Webster itself has few seasonal units.
•
Webster contains 46 of Burnett County’s 84 subsidized units, mostly serving elderly or disabled residents; the area lacks nearby market-rate independent or assisted living facilities.
Village of Webster, Wisconsin
EXECUTIVE SUMMARY Recommendations Priority Housing Types •
Attainable ownership units ($87,500–$187,000) would best align with the incomes of many local workers, and formats such as townhomes, duplexes, and modular homes would help keep costs down while providing modern, energy-efficient options.
•
Move-up ownership homes ($200,000–$375,000) would help create natural turnover in the market, allowing younger families to purchase starter homes while enabling established households to remain in Webster as their needs evolve.
•
Senior-focused ownership and rental housing (including cottages, patio homes, twinhomes, affordable senior apartments, and small assisted living facilities) will be essential to accommodate a rapidly aging population and the limited mobility and support needs that accompany it.
•
Workforce rental housing ($750–$999 per month) would help moderate-income workers remain in Webster and reduce competitive pressure on the lowest-cost units. Smaller-scale market-rate apartment buildings and rental townhomes are particularly suitable for this price point.
•
Deeply affordable rentals ($300–$500 per month) must be expanded to support very low-income seniors and individuals, many of whom are currently living in units far above their affordability threshold.
Tools to Improve Feasibility •
Modest scale development (2–14 units): Smaller projects reduce financial risk, fit well within existing neighborhoods, and allow incremental expansion of housing options without major infrastructure costs.
•
Employer partnerships: Local employers can help improve project viability by contributing land, assisting with financing, or committing to lease units, which has proven successful in other Wisconsin communities like Wausau.
•
WHEDA programs: State resources like LIHTC, the Rural Affordable Workforce Housing Initiative, and WHEDA Foundation grants can help offset high construction and development costs, particularly for affordable or workforce oriented projects.
•
HUD HOME and CDBG funds (via the State): These federal programs can support site preparation, infrastructure, rehabilitation, and construction when accessed through the State of Wisconsin.
Housing Needs Assessment
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1
INTRODUCTION
Plan Purpose The Village of Webster is a thriving community nestled among the dense forests and shimmering lakes of central Burnett County. Known as the “Sunfish Capital of Wisconsin,” it offers abundant outdoor recreational opportunities and a tight knit, small town atmosphere. As the Village looks to the future, it faces a set of important housing challenges. Changing demographics, limited recent construction, and an aging housing stock are placing growing pressure on the community’s existing housing supply. Moving forward, the community must work intentionally to maintain the quality, affordability, and variety of housing needed to attract and retain residents. The purpose of this focused Housing Needs Assessment is to evaluate the Village of Webster’s current conditions and anticipate future housing demand. With this understanding, Village decision-makers can take steps to address emerging gaps and ensure that people of all ages and income levels can continue to find stable, suitable housing within the community for years to come.
Identified Housing Opportunities and Challenges This housing needs assessment draws on recent local and regional planning efforts, including but not limited to the following: •
Webster small area plan and accompanying stakeholder interviews (January 2025) for the Smith Pines area, a 20-acre property located northwest of Webster High School, just south of White Pine Road;
•
Burnett County housing and workforce development seminars (March 2025);
•
2024-2044 Burnett County Comprehensive Plan (August 2024);
•
Initial Demand Assessment for Senior Housing in Danbury, Siren, Webb Lake, and Webster (October 2018); and
•
Northwest Regional Planning Commission’s (NWRPC) Burnett County Employer Housing Impact Study (2025).
Together, these initiatives have identified key opportunities and challenges for Webster, summarized below: Housing Challenges
1
•
Limited buildable lots and slow housing turnover restricting new supply.
•
High construction costs making affordable new homes difficult to deliver.
•
Rental affordability gaps and limited options for seniors and people with disabilities.
•
Aging population remaining in single-family homes longer due to lack of alternatives.
•
Region’s robust tourism and seasonal population fluctuations adding pressure to existing housing market and workforce.
•
Constrained housing stock is attracting regional investment and increasing costs, contributing to decreasing affordability overall.
Village of Webster, Wisconsin
INTRODUCTION Housing Opportunities •
•
•
Supporting Webster’s aging population with lower maintenance homes and senior friendly housing. Encouraging a diverse range of affordable housing options, including modestly priced single-family homes, small-scale multifamily developments, modular homes, etc. Rebalancing the community’s lifecycle housing, filling gaps in starter homes and senior housing to encourage appropriate housing turnover.
•
Balancing continued interest in seasonal structures (such as hunting cabins and waterfront homes) with demand for affordable housing.
•
Preserving the area’s rural character by protecting productive land (agriculture and natural forests) and making efficient use of community facilities and services.
Data Sources In addition to the named local and regional planning efforts, this Housing Needs Assessment utilizes data from the following state and national sources: •
2020 U.S. Census
•
American Community Survey (ACS) 5-Year Estimates*
•
Wisconsin Departments of Workplace Development and Administration
•
University of Wisconsin – Extension
*The American Community Survey (ACS) is a U.S. Census Bureau survey that provides annual estimates on population, housing, and economic conditions. This assessment uses the most recent relevant data available (generally 2023–2024); however, because Webster’s small population results in small sample sizes, ACS-derived figures may carry margins of error and should be viewed as broad indicators of housing needs rather than precise counts. Housing initiatives should always include more detailed, product specific analysis to ensure project feasibility and success.
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2
DEMOGRAPHICS & HOUSEHOLD MARKET CONTEXT
Introduction Demographic trends (such as population change, age distribution, household composition, and income levels) shape both current and future housing demand. Understanding the drivers outlined in this chapter will help the Village of Webster better anticipate supply pressures, seek out appropriate housing products, and accommodate residents’ needs with relevant resources and amenities.
Population In 2020, the U.S. Census estimated Webster’s total population at 694. Since the 1970s, Webster has experienced gradual but modest growth, with its population increasing approximately 38.2% in the last 50 years and 6.3% in the last ten years. Based in the Wisconsin Department of Administration’s population projections, the Village’s population is projected to decrease approximately 12.5% through 2050. This trend is also expected to occur at a county-wide level, as shown in Figure 1 below. Webster and Burnett County’s anticipated population declines could, in part, be a result of a lack of affordable, year-round housing as potential residents look elsewhere for better employment and housing opportunities. Offering a diverse range of appropriate housing could encourage prospective residents to settle long-term in Webster and alter this trend. Figure 1: Total Population (1920-2050) Source: U.S. Census, WI DOA Population Projections 800 15,674 700 610 600 500
10,735
501
524
552
502 12,340
16,320
18,000 15,535 14,435
623
694 653
514
15,457
16,526
653
686
14,000
653 607
13,084
11,382 400
9,214
399
9,276
8,000
300
6,000
200
4,000
100
2,000
-
1920
1930
1940
1950
1960
1970
1980 Webster
3
12,000 10,000
10,236
10,233
16,000
Village of Webster, Wisconsin
1990
2000
Burnett County
2010
2020
2030
2040
2050
DEMOGRAPHICS Age The 2023 median age in the Village of Webster was 38.3 years, an increase from 35.8 years in 2013. This change is demonstrated by fluctuations in specific age groups: between 2000 and 2020, Webster’s youth population (aged 5-20) declined from 147 to 122 individuals, whereas its population aged 55-74 grew significantly from 128 to 184. Looking forward, Burnett County (including Webster) will continue to see its population age. As shown in Figure 2 below, the Wisconsin DOA projects that the County’s younger age groups will steadily shrink, the core working age population will peak around 2030 before tapering off, and older adults will become a dominant age group. By 2050, individuals aged 60+ will make up nearly half (46%) of Burnett County’s population. As the baby boomer demographic continues to age, demand will rise for accessible, low maintenance homes and supportive services such as healthcare, transportation, and in-home assistance. Older households are currently choosing to age in place in Webster because of strong community ties, rising housing costs elsewhere, and a lack of attractive senior-friendly housing options. Offering alternative options (both owner- and renteroccupied) may “free up” this housing stock for other homebuyers, such as young families, with a need for more storage and living space. Figure 2: Burnett County Age Projections (2020-2050) Source: WI DOA Population Projections
2020
664
2030
595
2040
560
2050
470
0
1,895
1,015
2,000
Under 5 years
4,000
5-20 years
6,000
21-24 years
1,850
3,810
2,695
8,000
25-34 years
10,000
35-44 years
45-59 years
12,000
975
14,000
60-74 years
560
785
2,435
3,905
2,810
1,450
2,025
4,920
2,765
1,490
1,425
1,245
475
435
1,735
1,215
565
2,185
434
1,473
4,692
3,395
1,504
1,295
562
2,507
75-84 years
16,000
85+
Disability 2023 ACS data estimates that 121 Webster residents (19.2% of the total population) have a disability. The age cohort with the highest number of residents with a disability is those aged 65+, in which 59 residents are estimated to have a hearing, vision, cognitive, ambulatory, self-care, and/or independent living disability. While hearing difficulties (particularly for those aged 65+) are the most prevalent disability in Webster, there is still a sizeable population of residents over 18 years old that have ambulatory, self-care, and independent living difficulties, possibly signaling a need for more accessible units for all age groups.
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DEMOGRAPHICS Household Size & Makeup Between 2013 and 2023, Webster’s average household size slightly increased alongside the growth of the community’s general population, stagnating around 2.2 persons per household in 2023. Figure 3 shows that in the same time period, Webster’s households shifted significantly towards single person households for both tenure types. In 2013, nearly three quarters of owner households (71.3%) had multiple members; by 2023, only about one third (32.8%) had more than one member. Renter households saw a similar move toward single person households – many of them individuals over age 65 – though there was also a noticeable increase in larger, 4+ person households. Webster’s shift towards single-family households points to growing demand for smaller, more affordable, lower maintenance homes, especially for older adults living alone. At the same time, the rise in larger renter households indicates a continued need for family sized rentals, which are currently limited in Webster. Figure 3: Household Size (2013-2023) Source: ACS S2501 100% 90%
11.9% 5.1%
24.0%
80% 70%
67.2%
30% 10%
3.0% 14.0%
45.8%
38.3%
40% 20%
22.6%
11.7%
15.8%
9.0%
60% 50%
11.7%
60.4% 30.8%
28.7%
0%
2013
2023 Owner-Occupied Units
2013
2023 Renter-Occupied Units
1-person household
2-person household
3-person household
4+ person household
Median Income Figure 4 on the following page shows that Webster’s median household income was $36,750 in 2023, which was significantly lower than Burnett County ($61,663) and the State of Wisconsin ($77,488). In all three cases, homeowners have a higher median household income than renters, as buying a home typically has a higher financial barrier to entry (e.g. down payment savings, taxes and utilities, and higher mortgage payment), whereas renting is more accessible to lower‑income, younger, or fixed‑income households. In 2023, Webster’s median household income for homeowners was $66,000, which was nearly even with Burnett County ($67,655) and less than Wisconsin ($95,597). Renters made $24,000, which was lower than the County ($35,978) and State ($49,446).
5
Village of Webster, Wisconsin
DEMOGRAPHICS Figure 4: Median Household Income (2023) Source: ACS S2503 $120,000
$95,597
$100,000
$77,488
$80,000 $66,000
$67,655
$61,664
$60,000
$49,446 $36,750
$35,978
$40,000 $24,000 $20,000
$Homeowners
Renters
Village of Webster
Burnett County
All
State of Wisconsin
Figure 5 below shows the distribution of income by householder age in 2024. The majority of Webster’s residents over 65 made below $50,000 annually – with the large majority making under $25,000 – which is typical for the shift from a salary-based income to fixed, lower-income sources like Social Security or finite retirement savings; Webster also has the County’s highest proportion of subsidized senior housing (see page 13 for more information), which is likely inflating these numbers further. The 25-44 and 45-64 age cohorts were primarily clustered between $25,000-$50,000 annually, with some distribution above and below this range. Webster’s comparatively low median household income, particularly for renters and/or older households, suggest strong demand for affordable senior housing and modest, affordable rentals to serve households with fixed or lower incomes. Attainable ownership options (such as twinhomes, townhomes, and condos) may also be optimal for working-age households, as many already fall in ranges aligned with lower-cost, entry-level housing. Housing affordability, and its implications for housing supply and demand in Webster, is explored more in Chapter 4. Figure 5: Income by Age of Householder (2024) Source: ACS B19037 $150,000+ 1 4 $100,000-$149,999
10
$75,000-$99,999
4
$50,000-$74,999
2
$25,000-$49.999
4
2
2 3 12
14
15
38
<$25,000
3 0
26
25
30
74 20
40
<25 years
60
25-44 years
45-64 years
80
100
120
65+ years
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DEMOGRAPHICS Employment Figure 6 outlines the top 10 industries in Burnett County in 2024 based on employment numbers. The majority of the County’s highest-employing occupations are concentrated in lower- and mid-wage sectors such as food service, production, office support, sales, and transportation. Figure 6: Top 10 Burnett County Industries by Employment (2024) Source: WI DWD OEWS
Employment Count
Median Wage (Annual)
Median Wage (Hourly)
Food Preparation and Serving Related
640
$28,520
$13.71
Production
610
$46,480
$22.35
Office and Administration Support
590
$43,830
$21.07
Sales and Related
430
$30,330
$14.58
Educational Instruction and Library
370
$47,850
$23.00
Transportation and Material Moving
360
$41,890
$20.14
Management
260
$93,390
$44.90
Installation, Maintenance and Repair
250
$56,320
$27.08
Construction and Extraction
240
$52,980
$25.47
Healthcare Practitioners and Technical
220
$65,380
$17.21
Top Occupation
County-Wide Employer Housing Needs NWRPA’s 2025 Burnett County Employer Housing Impact Survey shows that housing availability is a significant concern for local employers. Among the 26 respondents, only four felt that available housing currently meets their workforce needs. Seven reported that limited housing is already affecting their ability to hire or retain staff, and fifteen expressed apprehension about its short- and long-term impacts on hiring. Employers anticipated that the highest-demand housing would be single-family homes, duplexes, townhomes, and apartments.
7
Village of Webster, Wisconsin
Housing availability meetings our workforce needs 15%
Some additional housing is needed, but it is not a significant concern 39%
Housing availability is a long-term concern, but not currently urgent 19%
Limited housing is currently impacting out abaility to hire or retail staff 27%
DEMOGRAPHICS Figures 7 and 8 illustrate the distribution of workers in and around Webster. Both demonstrate that Webster is an employment center in Burnett County; however, the majority of individuals employed within Webster live elsewhere throughout the County, with only about 30 residents living and working in the community in 2023.
Figure 7: Webster’s Resident/Worker Distribution (2023) Source: U.S. Census OnTheMap
Webster’s primary function as an employment destination may indicate a current lack of housing within the community that is attractive and affordable to working-age, low to moderate-income residents, such as apartments, townhomes, condos, and other entry-level options. See Chapter 4 for more information.
543 - Employed in Selection Area, Live Outside 218 - Live in Selection Area, Employed Outside 30 - Employed and Live in Selection Area
Figure 8: Residential Locations of Webster Workers Source: U.S. Census OnTheMap
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EXISTING HOUSING STOCK CHARACTERISTICS
Introduction This chapter provides an overview of Webster’s existing housing conditions. This baseline inventory establishes a clear understanding of the community’s current housing makeup and characteristics, forming the foundation for the analysis and recommendations presented in the following chapters.
Unit Type Of Webster’s 284 occupied housing units in 2023, the most common unit type was single-unit detached structures (173 units - 60.9% of all units) followed by 10+ unit apartment buildings (68 units - 23.9%)*. Only 42 units are found in other types of structures, including twinhomes/duplexes, small apartment buildings, and manufactured homes and similar types of housing. The majority of Webster’s housing stock is found in single-family, standalone structures. Expanding smaller scale, higher density “middle housing” (see callout box on the following page) would make more efficient use of the community’s limited developable land and improve affordability by sharing land, infrastructure, and construction costs. It would also provide a wider range of housing choices that better match residents’ diverse spatial and maintenance needs. Figure 9: Housing Unit Type by Tenure (2023) Source: ACS S2504
120
111
100 80
68*
62
60 40 19
20
3
5
0 1, detached
1, attached
0 2 apartments
0
5
3 or 4 apartments
Owner-Occupied
0
5
5 to 9 apartments
0
6
0
10 or more Mobile apartments home or other type of housing
Renter-Occupied
*Although the ACS data identifies a relatively large number of units in “10+ unit” buildings, empirical evidence suggests that Webster does not actually have apartment buildings of that scale. This figure likely reflects subsidized housing administered by the Burnett County Housing Authority, which may have been reported as a single complex rather than as multiple smaller structures. Webster still has a high share of rental units, but they are more accurately represented as single‑family homes and small‑scale multi-family buildings.
9
Village of Webster, Wisconsin
HOUSING CHARACTERISTICS Structure Age Webster’s rental units are concentrated in buildings constructed between 1960 and 1999, while owner-occupied homes are generally older, with the largest share built before 1960. Very little housing – regardless of tenure – has been built in the community since 2010, and only a handful of single-family homes since 2020. Local developers have attributed this stagnation to the lack of buildable lots within Webster and the infeasibility of building market-rate housing at an affordable price point, among other recent nationwide market trends like interest rates. Webster’s lack of new construction implies an overall aging housing stock that will require ongoing reinvestment to address efficiency, quality, and accessibility issues as the buildings age. New-build apartments and homes (attached and detached) would supplement Webster’s housing stock with units that better comply with modern building codes, accessibility standards, and amenity preferences. Figure 10: Structure Age by Tenure (2023) Source: ACS S2504, Village of Webster
2020 or later
6
0 2 2
2010 to 2019
13
2000 to 2009
32 19
1980 to 1999
57 28
1960 to 1979 1940 to 1959
27
8
1939 or earlier
31
0 0
65
10
20
30
Owner-Occupied
40
50
60
70
Renter-Occupied
What is “Missing Middle” Housing? Middle housing refers to medium density homes that fit comfortably within single-family neighborhoods, bridging the gap between detached houses and large apartment buildings. Although it can offer more diverse and attainable options for a range of incomes and household types, middle housing has historically been difficult to build (and therefore “missing”) due to restrictive zoning, outdated standards, and financing challenges. Common examples include duplexes, triplexes, small multiplexes, townhomes, and cottage courts. Source: MAKERS
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HOUSING CHARACTERISTICS Number of Bedrooms The majority of Webster’s rental options are 1-bedroom, whereas owner-occupied units generally have 2-3 bedrooms. This narrow range of unit sizes in both the rental and ownership markets restricts who can realistically live in the community; for example, there are limited options for first time buyers or downsizers seeking small homes, and younger, lower income families who need larger rental units with enough bedrooms for children and storage.
Figure 11: Number of Bedrooms by Tenure (2023) Source: ACS S2504 120
100
100 87 80
60
40
This stratification of unit sizes by tenure reflects a need for smaller ownership options, such as smalllot detached homes and attached townhomes/ twinhomes/condos, and 2+ bedroom rental options.
37
35
20
0
0
10 5 No bedroom
10
1 bedroom
2 or 3 bedrooms
Owner-Occupied
4 or more bedrooms
Renter-Occupied
Tenure Webster is estimated to have 360 housing units (as of the 2020 Census), with approximately 34.2% being owneroccupied and 46.7% renter-occupied. Figure 12 below shows that compared to the surrounding villages of Siren and Grantsburg, Burnett County, and the State of Wisconsin, Webster has a much higher supply of renter-occupied housing units. Figure 12: Tenure Comparison (2023) Source: ACS 25002 and S2501 Village of Webster
Village of Siren
23.9%
47.8%
Village of Grantsburg
57.6%
Burnett County
39.4%
State of Wisconsin
28.3%
27.7%
6.8%
10%
20%
30%
Owner-Occupied
Village of Webster, Wisconsin
14.6%
53.8%
60.7% 0%
11
19.1%
46.7%
34.2%
28.6% 40%
50%
Renter-Occupied
60%
Vacant
70%
10.7% 80%
90%
100%
HOUSING CHARACTERISTICS Tenure (cont.) Figure 13 below shows that, of the occupied housing units in Webster in 2023, homeownership peaked among midlife households (particularly residents ages 55–64), then declined sharply as households moved into their late 60s and 70s, when renting becomes more common following a transition to fixed income streams. Nearly three quarters of households under age 35 rented, reflecting factors such as limited financial security, a desire for mobility, and a shortage of affordable ownership options; however, there is also a substantial proportion of middle-aged residents that rented as well. Webster’s notably high share of renter occupied housing, combined with differing homeownership distributions across age groups, points to sustained demand for a diverse mix of housing types that can support residents at different life stages and tenure preferences. Figure 13: Tenure by Age of Householder (2023) Source: ACS S2502 85 years and over
6.1%
3.9%
75 to 84 years
14.8%
13.9%
65 to 74 years
55 to 64 years
45 to 54 years
20.0%
26.8%
14.4%
11.7%
35 to 44 years
8.3%
10.8%
Under 35 years
6.9%
13.2%
0.0%
20.6%
28.6%
10.0%
20.0%
30.0%
Homeowners
Renters
40.0%
50.0%
60.0%
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HOUSING CHARACTERISTICS Vacancy Vacancy rates are generally an effective way to evaluate the health of the ownership and rental markets, as low rates indicate tight supply and upward pressure on prices, whereas high vacancy rates point to potential oversupply and less competition. Although ACS data is available for this measure, the margin of error is large enough that the estimate cannot be considered reliable, so it is not evaluated as a part of this assessment. Additionally, traditional vacancy rates may not be helpful for tourism-heavy areas like Webster, as “vacant” homes in Burnett County can include vacation/seasonal homes, short-term rentals, and homes that are for-sale/rent, undergoing renovation, or abandoned/foreclosed. A recent study from the University of Wisconsin – Extension estimates that in 2023, over half (54%) of Burnett County’s housing met this definition of vacant. Most northern Wisconsin counties have very high percentages of seasonal/recreational housing units; Burnett County had the fourth-highest percentage at 49.7% in 2022, behind Florence, Vilas, and Forest Counties.* While Village leadership has indicated that there are few seasonal units within Webster’s boundaries, these findings still carry implications for housing demand in the community: •
Housing affordability and availability are influenced by demand from non-resident buyers.
•
Year-round housing stock outside the community is likely constrained due to the prevalence of lakeside cabins and seasonal properties, increasing demand for homestead units within Webster proper.
•
Infrastructure and services must be sized for peak seasonal population, not just permanent residents.
•
Development must balance seasonal development with year-round community needs.
*Source: WIndicators Volume 4, Number 3: Seasonal and Recreational Housing Units in Wisconsin – Community Economic Development
Subsidized and Senior Housing Supply The Burnett County Housing Authority oversees a total of 84 subsidized housing units throughout the County, over half (46) of which are found in Webster. As outlined in the table below, 34 units are designated for elderly/disabled residents and 12 are intended for families. Rents are dependent on each household’s gross annual income, though program participants generally do not pay more than 30% of their monthly adjusted income toward rent and utilities.
Figure 14: Housing Authority Units in Webster Source: Burnett County
13
Development Name
Number/Type of Units
Cedarwood Manor West
Section 8/Voucher - 16 elderly/disabled
Cedarwood Manor East
S8/VR - 14 elderly/disabled
Camelot Court
S8/VR - 4 elderly/disabled
Scatter Sites - Duplexes
S8/VR - 12 family units (2-3 bedrooms)
Village of Webster, Wisconsin
HOUSING CHARACTERISTICS Subsidized and Senior Housing Supply (cont.) Most of Webster’s subsidized housing is available to seniors; however, according to the Initial Demand Assessment for Senior Housing, there are currently no competitive senior cooperatives or market-rate independent/assisted living in the Webster Primary Market Area (PMA), which consists of the Village of Webster and the Towns of Jackson, Lincoln, Meenon, Oakland, Sand Lake, and Union. The nearest independent living facility is in Shell Lake (a 45 minute drive east) and has 23 units; assisted living facilities are generally more common but the closest is still at least 25 minutes outside of Webster. The Initial Demand report, published in 2018, predicted a need for 31 cooperative units, 47 independent living units, and 35 assisted living units in the Webster PMA by 2023. Though calculated in 2018, this projected demand for senior units is supported by previous sections of this assessment that indicate that senior housing – both owner-occupied and rental – is a large need in Webster, both to accommodate the unique needs of aging households and to “free up” housing for younger households looking for starter options. The Village of Webster has already received numerous inquiries about senior housing over the course of this planning process.
Housing Needs Assessment
14
4
HOUSING AFFORDABILITY & GAPS
Introduction This chapter evaluates how well Webster’s existing housing supply aligns with what its households can reasonably afford, using income based affordability ranges to identify gaps and priorities for future development. While Webster’s home values and rents are comparatively lower than those in nearby communities and across Burnett County, affordability alone does not guarantee that available housing will meet residents’ needs for size, quality, or long term sustainability. As such, the Village should encourage a range of housing types and assistance resources to accommodate a range of price points, preferences, and development feasibility/profitability.
Owner-Occupied Housing Affordability As seen in housing markets around the United States, owner-occupied housing has gotten more expensive. This pattern is also evident in Webster, the neighboring communities of Siren and Grantsburg, Burnett County, and the State of Wisconsin; in 2023, Webster’s median home value was the lowest of the group at $110,900, much lower than Burnett County’s median of $215,500 and Wisconsin’s median of $247,400. Figure 15: Owner-Occupied Median Value Comparison (2013-2023) Source: ACS DP04 $300,000 $300,000 $250,000 $250,000
State Stateof ofWisconsin Wisconsin Burnett BurnettCounty County
$200,000 $200,000
Village Villageof ofSiren Siren $150,000 $150,000
Village Villageof ofGrantsburg Grantsburg
$100,000 $100,000 $50,000 $50,000
$-
15
$96,100 $94,800 $96,100 $93,200 $94,800 $90,800 $93,200 $89,500 $89,500$88,400 $88,400$84,200 $86,000 $90,800 $84,200 $86,000
$100,000 $100,000
Village of Webster $117,600 $117,600 $110,900 $110,900
$-
20132013 20142014
20152015
Village of Webster, Wisconsin
2016 2016
2017 2017
2018 2018
2019 2019
2020 2020
2021 2021
2022 2022
2023 2023
AFFORDABILITY & GAPS Owner-Occupied Housing Affordability (cont.) Figure 16 below shows Webster’s owner households by income range and the current stock of owner occupied units that fall within the corresponding affordable value range (defined here as Household Income × 2.5). Figure 16 offers the following insights: •
Ample, but poor quality, lower priced ownership stock (<$150k) – There is a positive balance of homes valued $50,000-$149,999, which aligns with households making between $20,000-$49,999 annually. County Assessor data indicates that homes in this price range tend to be older (often built pre-1960), smaller in both building size and lot area, and have lower construction grades and condition ratings than higher-valued properties. While much of this stock is technically affordable, many units may be functionally unsuitable for households seeking more space, modern systems, or low renovation/maintenance costs.
•
Largest pressure at the “attainable” mid market ($125k - $187.5k) – Roughly 36.7% of owner households (44 households earning $50,000–$74,999) can afford homes at this price point, yet the closest ACS value band ($150,000–$199,999) includes only 25 units, resulting in the highest negative balance of -19. This likely pushes many buyers to settle for sub $150k stock or stretch up if able.
•
Scarcity of move up options ($200k+) – There are only 14 units priced over $200,000, which suggests that homeowners are more likely to remain in starter/attainable homes, constraining turnover and reducing opportunities for new entrants to buy into the market.
Figure 16: Owner-Occupied Affordability Ranges vs. Unit Values (2023) Source: ACS S2503 Household Income Ranges Less than $5,000 $5,000 to $9,999 $10,000 to $14,999 $15,000 to $19,999 $20,000 to $24,999 $25,000 to $34,999 $35,000 to $49,999 $50,000 to $74,999 $75,000 to $99,999 $100,000 to $149,999 $150,000 or more
# of Households
% of Owner Households
0 0 2 7 12 11 9 44 18 12 5
0.0% 0.0% 1.7% 5.8% 10.0% 9.2% 7.5% 36.7% 15.0% 10.0% 4.2%
Affordable Owner Range [Household Income * 2.5] <$12,499 $12,500-$25,499 $25,500-$37,499 $37,500-$49,999 $50,000-$62,499 $62,500-$87,499 $87,500-$124,999 $125,000-$187,499 $187,500-$249,999 $250,000-$374,999 $375,000+
ACS Value Ranges
Number of Owner Units within Ranges
Balance
<$50,000
8
-1
$50,000-$99,999
42
19
$100,000-$149,999 $150,000-$199,999 $200,000-$299,999
31 25 7
22 -19 -11
$300,000+
7
-10
Methodology Notes: i.
This methodology was adapted from housing needs assessments conducted by the West Central Wisconsin Regional Planning Commission.
ii.
The above affordable price points are calculated based on 2.5 times the annual household income, which accounts for the financing of the home purchase over time at about 25% of the household income. This is less than the 30% affordability standard discussed elsewhere in this document. The additional 5% in the Federal standard allows for the payment of all other housing costs, such as real estate taxes, insurance, and utilities.
iii.
The U.S. Census Bureau provides data for household incomes and house values in ranges. To calculate the “Affordable Owner Range”, the household income was multiplied by 2.5, to allow for the home purchase as discussed under item ii. The result did not yield household income ranges that aligned perfectly with the house value ranges; these ranges were matched up as closely as possible.
iv.
The “Balance” column does not necessarily represent a for sale market surplus or deficit at each price point, but rather the current distribution of existing owner units across the income spectrum. A negative balance suggests that households may be buying above/below their ideal price point (or unable to find homes in their target price range) and could be interested in moving up or down in price point if such housing became available.
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16
AFFORDABILITY & GAPS Owner-Occupied Housing Affordability (cont.) This analysis indicates that Webster needs the following housing to address ownership gaps: •
Reinvestment in existing lower‑value ownership stock (<$150,000), as many existing units are too small or outdated to be desirable for many households. Targeted assistance programs for rehabilitation, weatherization, safety updates, and/or small‑scale modernization would help maintain this stock as a viable long‑term affordable resource for lower-income residents that desire homeownership.
•
New “attainable” homes ($87,500–$187,000) to provide housing that is affordable to most of Webster’s homeowners. Since the typical median incomes for Burnett County’s top industries range from $30,000 to $55,000 annually, this price point would encompass most working residents at or above the median income ($35,000-$75,000 annually). Since new-build single-family homes are not feasible at this range, developers should consider more cost-effective, higher-density ownership options with lower construction and maintenance costs, such as townhomes, duplexes and triplexes, condos, and modular homes.
•
Move‑up housing options ($200,000–$375,000) for growing households or established owners seeking better amenities. Without these move‑up options, households remain in starter homes longer, limiting turnover and reducing opportunities for younger or first‑time buyers. While not as dire as adding attainable homes at a lower price point, offering desirable move-up options later on will encourage households to not just move to Webster, but to settle long-term.
Renter-Occupied Housing Affordability Gross rent is a measure of cumulative housing costs, including rent paid, utilities, and renters insurance. Between 2013 and 2023, Webster’s median gross rent increased about 41%, from $454 in 2013 to $640 in 2023. Figure 17 shows that while gross rent has generally increased across neighboring communities, Burnett County, and Wisconsin as a whole, Webster’s gross rent has generally stayed the lowest comparatively. Figure 17: Gross Rent Comparison (2013-2023) Source: ACS S2503 and B25063 $1,200 State of Wisconsin
$1,000
Burnett County
$800
Village of Siren Village of Grantsburg
$743
Village of Webster
$600
$400
$640 $569
$569
$506
2014
2015
$454
$507
$477
$548
$521
$573
$200
$2013
17
Village of Webster, Wisconsin
2016
2017
2018
2019
2020
2021
2022
2023
AFFORDABILITY & GAPS Renter-Occupied Housing Affordability (cont.) Figure 18 below shows Webster’s households by income range and the current stock of rental units that fall within the corresponding affordable renter range. Figure 18 offers the following insights: •
Lower income mismatch (largest pressure) – Of the 88 households that make under $25,000 annually (53.7% of the Village’s total households), there are only approximately 65 rental units that are within the calculated affordable renter range. This likely pushes some very low income renters into higher price points and raises cost-burden risk (see callout box).
•
Workforce housing squeeze at $750–$999/month – As outlined in Chapter 2, the majority of Burnett County’s highest-employing occupations are concentrated in lower- and mid-wage sectors, with typical median incomes ranging from $30,000 to $55,000 annually. There is a balance of -26 for housing that is affordable to those making $35,000 to $50,000 annually – units that cost between $750-$999/month – but a positive balance for units directly above and below this price point. This pattern suggests a high demand for units at this price point with some spillover into adjacent ranges, as moderate income renters must either stretch into $1,000– $1,499/month units or, more likely, settle for older stock below $750 because their ideal affordability band is undersupplied.
•
Oversupply of higher-end rentals – The $1,000–$1,499 band holds the most units (42; ~27% of all occupied units) and shows a +33 balance relative to households with incomes $50,000–$74,999 (the band that aligns with this rent at a 25% affordability rule). This may indicate a relative oversupply at the top end of Webster’s rent distribution and/or that households in this income range are opting to rent below their means.
•
Little indication of “luxury” demand – There does not appear to be demand for luxury rental housing, as it is estimated that there are no renting households that make more than $75,000 annually.
Figure 18: Renter-Occupied Affordability Ranges vs. Unit Values (2023) Source: ACS S2503 and B25063 Household Income Ranges
# of Households
# of Renter Households
Affordable Renter Range [(Household Income / 12 months) * 0.25]
ACS Rent Ranges
Number of Rental Units within Ranges
Balance -17
Less than $5,000
17
10.4%
<$104
<$100
0
$5,000 to $9,999
5
3.0%
$104-$207
$100-$199
0
-5
$10,000 to $14,999
47
28.7%
$208-$311
$200-$299
21
-26
$15,000 to $19,999
0
0.0%
$312-$415
$300-$399
29
29
$20,000 to $24,999
19
11.6%
$416-$519
$400-$549
15
-4
$25,000 to $34,999
15
9.1%
$520-$729
$550-$749
23
8
$35,000 to $49,999
52
31.7%
$730-$1,040
$750-$999
26
-26 33
$50,000 to $74,999
9
5.5%
$1,041-$1,561
$1,000-$1,499
42
$75,000 to $99,999
0
0.0%
$1,562-$2,082
$1,500-$1,999
0
0
$100,000 to $149,999
0
0.0%
$2,083-$3,125
$2,000-$2,999
0
0
$150,000 or more
0
0.0%
$3,125+
$3,000+
0
0
Methodology Notes: i.
This methodology was adapted from housing needs assessments conducted by the West Central Wisconsin Regional Planning Commission.
ii.
The above price points are calculated based on affordable contract rent at 25% of household income, which is different than the 30% standard for gross rent discussed previously. The additional 5% in the Federal standards allows for the payment of all other housing costs.
iii.
The U.S. Census Bureau provides data for household incomes and house values in ranges. To calculate the “Affordable Renter Range”, the household income was divided by 12 (months) and multiplied by .25. This result did not yield household income ranges that aligned perfectly with the contract rent value ranges; these ranges were matched up as closely as possible and noted accordingly.
iv.
The “Balance” column does not necessarily represent a rental market surplus or deficit for each price point, but rather the current distribution of existing units across the income spectrum. A negative balance suggests that households may be paying more or less than their ideal price point, and may be interested in moving up or down in price point if such housing became available.
Housing Needs Assessment
18
AFFORDABILITY & GAPS Renter-Occupied Housing Affordability (cont.) This analysis indicates that Webster needs the following housing to address rental gaps: •
Deeply affordable rentals (<$300-$500/month) to alleviate pressure on Webster’s lowest-income residents to rent far above their means. Because seniors make up the majority of Webster residents earning under $25,000 annually (and this age group is expected to grow moving forward), a significant portion of these affordable units should be designated as senior housing in order to accommodate the unique mobility/resource needs of older adults and preserve the remaining lower‑cost rentals for other residents who rely on them.
•
Workforce rental housing ($750-$999/month) to lessen competition for lower-cost units. These units could include “missing middle” housing such as rental townhomes, duplexes, and small-scale market-rate apartment buildings to accommodate a range of preferences and household sizes.
•
Maintenance of moderate-income rentals ($1,000-$1,499) is important to attract residents making >$50,000 and prevent spillover into lower cost ranges, but additional units at this price point are likely not needed at this time.
What is “Market-Rate” Housing? Market-rate housing refers to homes or rental units that are priced based on local market conditions (e.g. supply, demand, and what renters or buyers are willing and able to pay) rather than being income restricted or subsidized. Unlike affordable housing, these units do not involve government affordability requirements and typically serve moderate- to higher-income households who can pay full market prices. There are multiple ways to quantify market prices, including calculating an appropriate percentage from the local AMI (Area Median Income) or comparing average costs for relevant unit types within a defined area.
What is Cost Burden? As defined by the U.S. Department of Housing and Urban Development (HUD), cost burden occurs when a household spends more than 30% of its gross income on housing costs, including rent or mortgage payments, utilities, and related expenses. When housing costs exceed this threshold, households are considered “cost burdened”, meaning they have less income available for necessities like food, transportation, and healthcare. In Webster, approximately one-third of residents were estimated to be cost-burdened in 2022 (source: HUD CHAS).
19
Village of Webster, Wisconsin
5
PEER COMMUNITY PRECEDENTS
Introduction This chapter summarizes instances of new developments in Wisconsin that address similar needs to Webster – reasonably affordable starter homes, senior housing, quality market-rate housing, and other creative solutions to housing attainability. Though currently rare in northwestern Wisconsin, these examples illustrate the feasibility of implementing affordable and desirable housing in small communities, especially with the incorporation of local partnerships, outside funding opportunities (tax credits, grants/loans, etc.), and creative policymaking.
Example 1: Evergreen Landing Apartments – Wausau, WI Evergreen Landing is a new affordable/workforce apartment community developed adjacent to Kolbe Windows & Doors, a major employer in Wausau. Since the buildings were built on Kolbe-owned land, no public money was used to fund its development or construction. The development provides 102 income-restricted units across four buildings, offering a mix of 1-, 2-, and 3-bedroom units, as well as 20 enclosed garage stalls and on-site resident amenities. Rental rates are being priced to accommodate people earning $18-$20 per hour (or approximately 30% of take-home pay for those making a starting wage at Wausau-area manufacturing companies, though the units are open to all with incomes that qualify). As of spring 2026, these rents are anticipated to start at $895 for a one-bedroom, $1,295 for a two-bedroom and $1,650 for a three-bedroom unit; these rates will include heat, internet, water and sewer, trash and recycling service, snow removal, and lawncare. This development demonstrates that quality, modern workforce rental housing can be successfully delivered in small and mid sized communities, and especially how employer partnerships can reduce risk and increase feasibility of affordable projects.
Image Source: Arc Central LLC (www.arccentralllc.com/evergreen-landing-apartments-on-8th)
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PRECEDENTS Example 2: Starter Home Project – New Richmond, WI The Starter Home Project – a collaboration between Habitat for Humanity, the Wisconsin Economic Development Corporation, and local developers, realtors, and banks – aims to create a replicable modular housing model that emphasizes affordability ($200,000-$300,000 range), efficiency, reduced material waste, and shorter build times. In late 2025, the first home (2+ bedroom, 2-bathroom, 1,404 ft2) came online in New Richmond for an asking price of $275,000. This iteration relies on a “lasting affordability model,” in which homebuyers agree to a resale price cap (purchase price + annual increase based on resale formula) in the form of a 31-year Deed Restriction. This ensures that the home remains affordable to subsequent income-eligible homebuyers, not just the initial household served. This project offers a creative solution to restore a missing rung in the ownership ladder at price points attainable to some of Webster’s working households. While many of Webster’s residents could more reasonably afford something within the $87,500–$187,000 range, this modular home model presents the opportunity for Webster to increase its stock of new single-family homes priced well below typical site-built construction.
Image Sources: Starter Home Project (left) and The Moes Sell Homes (right)
Modular vs Manufactured Housing in Webster The Starter Home Project utilizes modular housing, which is generally built off-site to local, state, and regional building codes, then transported to the target property and placed on permanent foundations. Under Webster’s zoning code, modular housing is included within the definition of “single‑family dwellings” and is therefore regulated in the same manner as traditional site‑built homes. Manufactured housing (also known as mobile homes prior to the passage of updated HUD standards in 1976) are similarly constructed off-site but are only required to conform to HUD requirements; they are generally built on a permanent chassis and may have a temporary or permanent foundation. In Webster, manufactured houses (still called mobile homes in the zoning code) are only permitted in designated parks; the Village is not interested in adding more parks at this time to accommodate more manufactured housing.
21
Village of Webster, Wisconsin
PRECEDENTS Example 3: Willow Countryside Villas – New Richmond, WI Willow Countryside Villas is a 3.3-acre development that offers 16 senior-friendly units organized into 8 compact, easy to maintain twinhomes. All units are single level, 2-bedroom and 2-bathroom, and include 2-car private garages, universal design elements, and modest footprints that reduce both construction and maintenance costs. As of spring 2026, units are renting for $1,890/month and there are no HOA fees. This development demonstrates a highly replicable model for senior-friendly twinhomes and patio homes in a concentrated footprint – single level, attached, low-maintenance units that appeal to both aging residents and small households seeking ownership without the upkeep of a standalone home. Since many of Webster’s older homeowners currently live in detached single-family homes that may no longer meet their mobility or maintenance desires, introducing this housing type would create attractive downsizing opportunities that could therefore free up existing single-family homes for younger households and families.
Image Sources: St. Croix County GIS (top), Google Maps (bottom left), Willow Countryside Villas (bottom right)
Housing Needs Assessment
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PRECEDENTS Example 4: Berkshire at the Grove – Stevens Point, WI Berkshire at the Grove, a historic rehab project within the former Sisters of St. Joseph convent in Stevens Point, is an affordable, multi-generational campus that includes 85 independent senior apartments (55+) and 17 all-ages rental townhomes. Units contain 1-3 bedrooms and 1-2 bathrooms; pricing is capped at 30%, 50%, and 80% AMI (ranging from approximately $1,035-$1,712/month). Webster could adapt this model by exploring conversions of underutilized buildings (institutional, commercial, or community owned) into mixed-income senior housing, or by encouraging development that integrates multigenerational housing options into the same neighborhood. This approach would help address multiple needs at once: accessible units for seniors with fixed incomes, and small format attainable homes for individuals and families.
Image Source: Berkshire Senior Communities
23
Village of Webster, Wisconsin
6
RECOMMENDATIONS
Introduction Building on the demographic trends, affordability analyses, and project examples outlined in this assessment, the following recommendations highlight the most feasible and strategic housing opportunities for Webster moving forward. These actions aim to fill key gaps in the community’s “lifecycle housing” spectrum, ensuring that residents can always find suitable housing options as their needs, incomes, and household sizes evolve.
What is Lifecycle Housing? Lifecycle housing refers to a variety of residential options designed to be accessible, desirable, and affordable for people at all stages of life. Offering a range of housing types – from studio apartments to townhouses to standalone single-family homes – allows young adults to establish roots, families to remain in the community as their kids grow up, and older adults to live independently and safely. Lifecycle housing ensures that people do not have to leave the community to find homes that fit their evolving needs, preserving both economic vitality and social continuity.
YOUNG ADULTS
Multi-Family (e.g. Apartment Buildings, Mixed-Use Complexes)
Large Single-Family Detached Home
LARGE FAMILIES
RETIREES Small Single-Family Detached Home
SENIORS
YOUNG COUPLES / YOUNG PROFESSIONALS
SMALL FAMILIES Single-Family Attached (e.g. Condos, Co-Housing, Retirement Communities)
Figure 19: Lifecycle Housing Cycle Image Source: City of Baytown, TX
Housing Needs Assessment
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RECOMMENDATIONS High-Priority Housing Types Ownership Priorities •
Attainable Ownership ($87,500–$187,000): Most working households fall within income ranges that align with this price point. Because new single-family homes are not feasible to build at this cost, Webster should encourage townhomes, duplexes, triplexes, condos, and modular homes to keep construction costs and purchase prices low.
•
Move Up Housing ($200,000–$375,000): Growing families and established homeowners need opportunities to move into homes with more space and amenities. Without these options, households remain in starter homes longer, limiting turnover for first time buyers.
•
Senior-Friendly Ownership: Single story, low maintenance homes (twinhomes, patio homes, cottages) are in high demand among older adults who want to downsize but remain in Webster. Developments like Willow Countryside Villas in Richmond, WI demonstrate the feasibility of small-scale, highly concentrated units that address these needs.
Rental Priorities •
Deeply Affordable Rentals ($300–$500/month): Additional deeply affordable units are needed, with a significant share designated for seniors to meet mobility needs and preserve remaining low cost units for other renters.
•
Workforce Rentals ($750–$999/month): Moderately priced rentals help relieve competition for the lowest cost units and serve workers who earn too much for subsidies but cannot afford higher rents. Ideal formats include rental townhomes, duplexes, and small apartment buildings. A portion of these units should contain 2+ bedrooms to fill an existing gap in larger units.
•
Senior Rentals: Given the rapidly growing senior population, Webster needs:
•
25
o
Affordable apartments, as the majority of Webster’s senior population make below $25,000 annually.
o
Single story, low maintenance rental units (twinhomes, patio homes, cottages).
o
Small scale assisted or independent living, which is currently unavailable locally.
Broader Range of Rental Prices: Webster’s rental costs do not align with local incomes. Over a quarter of units fall in the $1,000–$1,499 range, while more than half of households earn under $25,000. The community needs more low to moderate cost rentals to reduce cost burden and better match local wages.
Village of Webster, Wisconsin
RECOMMENDATIONS Why Build in Webster? Market Strengths Despite its small size, Webster has several strengths that position it well for targeted housing investment and for attracting both new and existing households: •
Proximity to lakes, trails, and recreational opportunities: Outdoor amenities are attractive to retirees, seasonal visitors transitioning to year-round living, and remote workers seeking an outdoorsy, rural lifestyle.
•
Steady employment base: Webster functions as a job center in Burnett County; however, the majority of Webster’s workforce does not currently live in the community.
•
High renter share: Nearly half of Webster’s occupied units are rentals – a proportion that is much higher than surrounding communities, Burnett County, and the State of Wisconsin – indicating strong desire for rental units.
•
Aging housing stock: Most of Webster’s existing homes were built before 1980, and are cramped and/or in poor condition. This creates natural demand for newer, modern homes.
•
Available sites earmarked for residential development: The Smith Pines area (northwest of Webster High School) and the former fairgrounds represent the Village’s strongest near term opportunities for housing development – shown in Figure 20 below. These sites are served by some existing infrastructure, located near schools and community amenities, and offer enough contiguous land to support small scale subdivisions or mixed type housing clusters.
Figure 20: Priority Development Areas in Webster
Smith Pines
Fairgrounds
Housing Needs Assessment
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RECOMMENDATIONS Why Build in Webster? (cont.) Risk Mitigating Factors While new construction is notoriously costly, Webster can explore multiple avenues to mitigate risk and make new projects feasible for developers and residents. These include, but are not limited to:
27
•
Modest project scales: Smaller developments (2-14 units) can help control upfront costs, shorten construction timelines, and encourage more efficient use of existing infrastructure and utilities.
•
Local employer partnerships: Similar to Wausau’s Evergreen Landing Apartments model, employer-supported housing can lower land costs, guarantee a portion of unit demand, and/or even contribute financing to make affordable projects possible.
•
Utilization of state/federal programs: A range of public programs can offset development costs or support housing affordability in Webster, such as the following: o
Wisconsin Housing and Economic Development Authority (WHEDA): Provides affordable housing assistance to communities, developers, and residents through programs such as Low Income Housing Tax Credits (LIHTC), Rural Affordable Workforce Housing Initiative (RAWFHI), and Foundation Grant Program.
o
HUD’s HOME Investment Partnerships Program (HOME): Provides grants to state and local governments to create housing for households with incomes not exceeding 80% AMI.
o
HUD’s Community Development Block Grant (CDBG): Provides grants to states and large municipalities for infrastructure, site preparation, rehabilitation, and neighborhood revitalization. For rural communities like Webster, funding would need to be requested through the State of Wisconsin.
Village of Webster, Wisconsin