Document Whitefish_doc_ccec2561e1

Whitefish Area Workforce Housing Needs Assessment Melanie Rees, Rees Consulting, Inc. Montrose, CO [EMAIL REDACTED] Wendy Sullivan, WSW Consulting [EMAIL REDACTED] Willa Williford, Williford LLC [EMAIL REDACTED] Prepared by: October 2016 ---PAGE BREAK--- Whitefish(Area(Workforce(Housing(Needs(Assessment,(Oct.(2016( Rees(Consulting,(Inc.;(WSW(Consulting;(Williford,(LLC( TOC Table&of&Contents& ( EMPLOYER(WORKFORCE(HOUSING(PERCEPTIONS(AND(PROBLEMS(.........................................................(37( ( & ---PAGE BREAK--- Whitefish(Area(Workforce(Housing(Needs(Assessment,(Oct.(2016( Rees(Consulting,(Inc.;(WSW(Consulting;(Williford,(LLC( TOC SECTION&7&–&CURRENT&HOUSING&NEEDS&AND&PROJECTED&DEMAND&.......................................&78( ( ---PAGE BREAK--- Whitefish(Area(Workforce(Housing(Needs(Assessment,(Oct.(2016( Rees(Consulting,(Inc.;(WSW(Consulting;(Williford,(LLC( 1 Introduction& Purpose& This(Housing(Needs(Assessment(quantifies(current(and(future(housing(needs(in(the( Whitefish(zip(code(area(59937((“Whitefish(Area”)(and(identifies(where(the(market(is(not( addressing(those(needs.(It(answers(questions(such(as(how(much,(what(type(and(at( which(price(points(housing(is(needed(to(support(Whitefish(Area(employees,(employers( and(residents.(This(includes(identifying(needed(homes(for(rental(and(ownership(at(price( points(ranging(from(lowerUwage(earners(and(entryUlevel(workers(through(management( positions.(( ( The(purpose(of(this(information(is(to(help(the(community(establish(housing(strategies( and(policies(that(will(provide(more(opportunities(for(local(employees(to(live(in(the( Whitefish(Area(and(help(support(the(local(community(character(and(economy.(It(is( intended(to(be(part(one(in(a(twoUpart(process(for(the(Whitefish(Area(in(developing(a( local(housing(strategy:( ( • This(study((“Part(One”)(provides(the(data(on(demographic,(economic(and( housing(trends(and(identifies(local(housing(needs.( ( • “Part(Two”(will(use(this(information(to(develop(specific(housing(goals,(priorities( and(programs(that(can(help(the(Whitefish(Area(support(a(vibrant(community(and( economy(moving(forward.( The(report(does(not(cover(senior(and(special(needs(housing,(which(are(populations(that( require(special(housing(design,(services(and(considerations(that(are(different(from(the( local(workforce.(This(report(does(identify(important(trends(in(this(population,(but( specific(housing(needs(in(terms(of(special(care(facilities(or(ageUrestricted(developments( have(not(been(identified.(Analyzing(the(needs(of(these(populations(requires(expertise( and(methods(unique(from(workforce(housing(needs(analysis.( Study&Area& This(study(covers(the(59937(zip(code(area,(which(includes(the(City(of(Whitefish(and( neighboring(unincorporated(area.(Throughout(this(report,(the(term(“Whitefish(Area”(is( used(to(indicate(the(zip(code(area.(This(area(is(highlighted(in(yellow(in(the(below(map.(( ---PAGE BREAK--- Whitefish(Area(Workforce(Housing(Needs(Assessment,(Oct.(2016( Rees(Consulting,(Inc.;(WSW(Consulting;(Williford,(LLC( 2 Whitefish&Zip&Code&59937&(“Whitefish&Area”)& The(study(area(is(the(yellowUhighlighted(region.( ( Methodology& Primary(research(was(conducted(to(generate(information(beyond(that(available(from( existing(public(sources(and(included:(( Whitefish(Area(Employer(Survey.(A(short(onUline(survey(was(distributed(to(employers(to( reach(large(and(small(businesses(in(the(Whitefish(Area.(The(employer(survey(probed(the( number(of(yearUround(and(seasonal(workers((summer(and(winter),(where(workers(live( (commute(patterns),(employee(retention(and(recruitment(issues,(to(what(extent( employee(housing(is(perceived(to(be(an(issue,(and(employers’(level(of(support(for( housing(assistance,(among(other(information.(( ( We(received(generous(assistance(from(the(Whitefish(Chamber(of(Commerce,(the( Whitefish(Convention(and(Visitors(Bureau(and(housing(task(force(members(in( distributing(the(survey(link.(The(survey(link(was(also(made(available(on(the(Chamber’s( website(and(advertised(through(newspaper(publications(and(other(media.(We(also( ---PAGE BREAK--- Whitefish(Area(Workforce(Housing(Needs(Assessment,(Oct.(2016( Rees(Consulting,(Inc.;(WSW(Consulting;(Williford,(LLC( 3 followed(up(with(some(employers(by(phone(to(generate(a(deeper(understanding(of( issues(presented(through(survey(responses.( ( Survey(responses(represent:( ( • 135(businesses(or(about(16%(of(all(businesses(in(the(Whitefish(Area.(( ( • A(very(large(50%(of(jobs(in(the(Whitefish(Area.(( ( Whitefish&Area&Employer&Survey&Response&Summary& & Responses& Total&in& Whitefish&Area& %&represented& by&survey& Employers& 135( 860( 16%( Jobs&represented& 3,490( 7,005( 50%( Source:((Employer(survey(responses;(Whitefish(Area(employers(and( job(numbers(from(QCEW(zip(code(files(and(EMSI(data.( ( Select(comments(offered(by(employers(are(quoted(in(italics(and(text(boxes(in(several( sections(of(this(report.( ( REALTOR®(and(Lender(Focus(Group.(A(focus(group(with(three(REALTORS®,(a(property( appraiser(and(a(local(mortgage(lender(was(held(in(the(City(of(Whitefish.(Information(was( obtained(on(the(ownership(market(including(current(prices,(recent(trends,(occupancy( patterns,(availability(and(what(households(are(seeking(when(looking(to(purchase(or(rent( a(unit.(This(discussion(helped(define(housing(preferences(among(locals(and(second( homeowners(searching(for(homes(in(the(Whitefish(Area,(including(unit(type,(price(points( and(amenities.(Information(was(also(collected(on(the(availability(of(financing(and(the( challenges(faced(when(residents(try(to(buy(a(home.( ( Property(Manager(Focus(Group.(A(focus(group(was(held(in(which(six(rental(property( managers(participated(who(lease(marketUrate(rentals((apartments,(condominiums(and( singleUfamily(homes)(in(the(Area.(This(group(provided(information(on(the(rental(market( including(rents,(vacancy(rates,(recent(trends,(renter(profiles(and(units(most(in(demand.( ( Affordable(Rental(Manager(Interviews.(Property(managers(of(the(eight(affordable(rental( properties(in(the(Area(were(interviewed(to(understand(current(rents,(vacancy(rates,( occupancy,(waitlists(and(trends.( ( Stakeholder(Discussions(and(Interviews.(Additional(interviews(were(conducted(with(the( Whitefish(Housing(Authority,(Whitefish(Chamber(of(Commerce,(City(of(Whitefish(and( Flathead(County(Planning(Departments,(and(local(employers(to(gather(their(input(and( perceptions(on(housing(problems,(programs(and(challenges(in(the(Whitefish(Area(and( collect(local(data.(( ---PAGE BREAK--- Whitefish(Area(Workforce(Housing(Needs(Assessment,(Oct.(2016( Rees(Consulting,(Inc.;(WSW(Consulting;(Williford,(LLC( 4 ( Early(in(the(process(we(also(held(a(discussion(with(Whitefish(City(Council,(the(housing( task(force(and(a(breakfast(session(with(Area(employers(to(target(primary(housing( concerns(and(understand(local(needs.( ( Secondary&and&Local&Data&Sources& A(variety(of(sources(of(published(information(were(used(in(the(preparation(of(this( report,(including(but(not(limited(to:( ( • 2000(and(2010(US(Census(data(and(population(projections.(This(information(is( used(to(identify(changes(in(Whitefish(Area(residents(and(households(over(time( and(identify(the(demographics(of(the(Area.( ( • 2010U2014(American(Community(Survey(data((ACS)(to(understand(general(trends( since(the(2010(Census.1(( ( • Employment(information(from(the(Quarterly(Census(of(Employment(and(Wages( (QCEW),(the(US(Bureau(of(Economic(Analysis((BEA),(and(Economic(Modeling( Specialists(International((EMSI)(employment(projections.(This(data(was(acquired( with(the(assistance(of(Montana(West(Economic(Development;(Montana( Department(of(Labor(and(Industry,(Research(and(Analysis(Bureau;(and(Flathead( Valley(Community(College.( ( • 2016(Area(Median(Income(from(the(Department(of(Housing(and(Urban( Development.( ( • Current(MLS(listings,(recent(home(sales(and(historic(sale(trends(acquired(through( Northwest(Montana(Association(of(Realtors((NMAR)(and(Kelley(Appraisal.( ( • Flathead(County(property(ownership(and(residential(records(acquired(through( the(Flathead(County(GIS(Department(and(based(on(Montana(Department(of( Revenue(records.( ( 1(The(ACS(was(not(used(to(define(the(current(demographic(composition(of(Whitefish(Area(households(for( several(reasons.(First,(for(areas(with(populations(under(20,000,(the(ACS(still(carries(large(margins(of(error( for(many(of(its(estimates;(even(for(the(5Uyear(consolidated(data.(Unlike(the(decennial(Census,(the(ACS( does(not(collect(responses(from(all(households,(but(only(a(sample,(increasing(its(margins(of(error(in( smaller(areas.(Second,(the(Census(Bureau(recommends(using(the(data(to(understand(trends(in(changes,( where(margins(of(error(are(reasonable,(and(not(for(exact(numerical(shifts(in(population(or(household( demographics((see(http://www.census.gov/programsUsurveys/acs/technicalUdocumentation/codeU lists.2014.html(for(more(information).(Where(the(ACS(has(been(used(to(help(define(the(current(status(of( households((primarily(in(Section(6(–(Housing(Problems),(the(margin(of(error(has(been(provided(to(clarify( the(reliability(of(the(data.( ---PAGE BREAK--- Whitefish(Area(Workforce(Housing(Needs(Assessment,(Oct.(2016( Rees(Consulting,(Inc.;(WSW(Consulting;(Williford,(LLC( 5 • Existing(reports,(including(the(Whitefish(School(District(Demographic(Study((May( 2016)(and(the(2008(and(2012(Whitefish(Housing(Needs(Assessments.( What&is&Affordable&Housing&for&the&Workforce?& “Affordable”,Defined, ( This(report(centers(on(an(understanding(of(“what(is(affordable”(for(working(households( within(the(Whitefish(Zip(Code(Area((59937).(While(the(term(“affordable”(is(often( associated(or(correlated(with(low(income(housing,(affordability(can(be(a(problem(for(a( broad(range(of(income(levels(and(affordability(standards(can(be(applied(to(all(income( levels.( ( more(than(30%(of(a(household’s(gross(income((i.e.,(income(before(taxes).(Although( there(is(some(variation,(this(standard(is(commonly(applied(by(federal(and(state(housing( programs,(local(housing(initiatives,(mortgage(lenders(and(leasing(agents.(( ( Affordable(rents(and(purchase(prices(meeting(this(30%(standard(can(be(calculated(for( various(income(levels(and(are(often(expressed(as(a(percentage(of(the(Area(Median( Income((AMI).(AMI(is(published(annually(by(the(U.S.(Department(of(Housing(and(Urban( Development((HUD)(for(each(county,and(represents(the(Median(Family(Income(of(an( area.(This(means(that(the(AMI(does(not(incorporate(incomes(from(nonUfamily(single(and( roommate(households,(which(make(up(39%(of(households(in(the(Whitefish(Area.(As(a( result,(the(AMI(will(generally(be(higher(than(the(average(income(of(all(households.(( ( The(AMI(varies(by(household(size.(The(median((or(middle)(family(income(estimate(in(an( area(generally(falls(on(or(near(the(100%(AMI(rate(for(a(family(of(four.(In(Flathead( County,(for(example,(the(AMI(in(2016(is($60,400.(Households(that(earn(less(than(the( middle(income,(or(100%(AMI,(will(be(identified(as(earning(a(lower(percentage(AMI((e.g.,( 80%(AMI).( ( & ---PAGE BREAK--- Whitefish(Area(Workforce(Housing(Needs(Assessment,(Oct.(2016( Rees(Consulting,(Inc.;(WSW(Consulting;(Williford,(LLC( 6 Flathead&County&AMI&by&Household&Size:&&2016& AMI&Level& 1Fperson& 2Fperson& 3Fperson& 4Fperson& 30%& $12,690( $14,520( $16,320( $18,120( 50%& $21,150( $24,200( $27,200( $30,200( 60%& $25,380( $29,040( $32,640( $36,240( 80%& $33,840( $38,720( $43,520( $48,320( 100%& $42,300( $48,400( $54,400( $60,400( 120%& $50,760( $58,080( $65,280( $72,480( 150%& $63,450( $72,600( $81,600( $90,600( 200%& $84,600( $96,800( $108,800( $120,800( Source:((US(Department(of(Housing(and(Urban(Development((HUD)( ( The(average(household(size(in(the(Whitefish(Area(is(2.2(persons.(The(below(table(shows( the(affordable(rents(and(home(purchase(prices(at(various(household(incomes(and(the( respective(AMI(level(for(an(averageUsized(household.( & Maximum&Affordable&Housing&Costs& AMI& Equivalent*& Household& Income& Max&Rent& Max&Purchase& Price**& 30%( $15,000( $375( $62,300( 50%( $25,000( $625( $103,900( 60%( $30,000( $750( $124,600( 80%( $40,000( $1,000( $166,200( 100%( $50,000( $1,250( $207,700( 120%( $60,000( $1,500( $249,300( 150%( $75,000( $1,875( $311,600( 200%( $100,000( $2,500( $415,500( Source:(Consultant(team( *AMI(for(the(average(sized(2+Uperson(household(earning(the(respective(income.( **Assumes(30Uyear(mortgage(at(4.5%(with(5%(down(and(20%(of(the(payment(covering( taxes,(insurance(and(HOA(fees.( ( Interest(rates(significantly(affect(the(affordable( purchase(price(of(homes.(Affordable(purchase(prices(in( the(above(table(assume(an(average(mortgage(interest( rate.(For(every(1%Upoint(rise,(the(purchasing(power(of(a( household(decreases(by(about(10%.(This(should(be(a(consideration(when(evaluating(the( affordability(of(housing(for(locals(and(establishing(prices(for(new(affordable(homes.( , Interest,rates,significantly, affect,the,affordable,purchase, price,of,homes., ---PAGE BREAK--- Whitefish(Area(Workforce(Housing(Needs(Assessment,(Oct.(2016( Rees(Consulting,(Inc.;(WSW(Consulting;(Williford,(LLC( 7 Diversity,of,Housing,Needs, ( Housing(for(the(workforce(must(accommodate(a(broad(range(of(incomes(within(a( community.(This(includes(households(with(seasonal(and(entryUlevel(service(employees( making($9(to($15(per(hour(through(business(managers(making($100,000(or(more(per( year.(It(must(also(provide(options(for(households(at(various(life(stages(to(buy(or(rent(–( from(new(school(graduates,(to(young(families,(to(emptyUnesters(preparing(for( retirement.(Providing(a(range(of(ownership(and(rental(options(allows(households(to( grow(and(change(within(a(community,(thus(supporting(a(diverse(and(vibrant(community( and(economy.(More(specifically:( ( • At(the(lowest(income(levels((under($25,000(per(year;(below(50%(AMI),( homelessness(and(the(threat(of(homelessness(are(important(issues.(Special( populations(who(are(unable(to(work((e.g.,(seniors(and(the(disabled)(may(require( assistance(at(the(lower(income(levels.(Affordability(problems,(especially(for( renters,(may(also(be(present(among(the(working(poor.( ( • As(incomes(increase(to(between($40,000(to($50,000(per(year((about(80%(to( 100%(AMI),(households(are(often(looking(to(buy(their(first(home.(Policies(at(this( level(are(typically(designed(to(help(bring(homeownership(within(reach,(including( down(payment(assistance(and(firstUtime(homebuyer(loans.(( ( • Finally,(at(the(highest(levels((over($60,000(per(year;(120%(AMI),(upper(income( groups(fuel(the(market(for(stepUup(and(highUend(housing.(The(needs(of(this( group(will(typically(be(addressed(by(the(free(market;(although(market(housing(in( many(highUcost(resort(communities(may(start(at(150%(AMI(or(more.( Household& Income&& Classification& AMI&Level& Maximum&2Fperson& Household&Income& Typical&Housing&Needs& Extremely(low( income( <=30%(AMI( $15,000(($7.50/hr)( Emergency/subsidized(housing( Very(low(income( 31%(to(50%( $25,000(($12.50/hr)( Income(restricted(housing(( (LIHTC,(etc.)( Low(income( 51%(to(80%( $40,000(($20/hr)( Market(rentals( Moderate( income( 81%(to(100%( $50,000(($25/hr)( First(time(homebuyers( Middle(and( upper(income( Over(100%( ($50,001+(($25+/hr)( Entry(market(housing(and(( step(up(home(buyers( Source:((US(Department(of(Housing(and(Urban(Development((HUD),(Consultant(team( & ---PAGE BREAK--- Whitefish(Area(Workforce(Housing(Needs(Assessment,(Oct.(2016( Rees(Consulting,(Inc.;(WSW(Consulting;(Williford,(LLC( 8 Acknowledgements& We(would(like(to(thank(all(of(those(who(have(helped(us(and(have(given(us(their(time(and( assistance.(Information(in(this(report(relied(extensively(on(the(cooperation(and( participation(from(the(Whitefish(Chamber(of(Commerce,(City(of(Whitefish(and(Flathead( County(staff,(elected(officials,(local(employers,(Realtors,(property(managers,(lenders,( appraisers(and(community(stakeholders,(including(the(Whitefish(Housing(Authority,( Montana(West(Economic(Development,(Montana(Department(of(Labor(and(Industry,( Flathead(Valley(Community(College,(Northwest(Montana(Association(of(Realtors,(Kelley( Appraisal,(Whitefish(Convention(and(Visitors(Bureau,(and(all(others.(( ( Information(presented(in(this(report(is(as(much(based(on(data(and(numbers(as(it(is(on( the(experiences(and(observations(of(those(living(in(the(community,(which(would(not( have(been(possible(without(extensive(local(participation.(We(have(enjoyed(working(with( the(Whitefish(Area(community(and(we(appreciate(the(opportunity(to(work(with( communities(that(have(a(desire(to(understand(and(address(the(housing(needs(of(local( residents(and(the(workforce.( ( ( ---PAGE BREAK--- Whitefish(Area(Workforce(Housing(Needs(Assessment,(Oct.(2016( Rees(Consulting,(Inc.;(WSW(Consulting;(Williford,(LLC( 9 Conclusions&and&Recommendations& Recent&Trends& With(a(growing(economy,(rising(homes(prices,(scarce(rental(availability(and(few(homes( listed(for(sale(at(lower(price(points,(a(shortage(exists(of(housing(at(prices(that(are( affordable(for(the(workforce.(These(trends(are(contributing(to(labor(shortages(by( making(it(harder(for(local(businesses(to(compete(for(and(retain(workers(who(are(forced( to(live(outside(of(the(Whitefish(Area.(For(example:( ( • Employers(have(had(increasing(job(vacancies(over(the(past(couple(of(years.( Approximately(225(yearUround(and(140(seasonal(jobs(were(unfilled(this(summer.( • Almost(oneUthird(of(employers(had(someone(leave(their(employment(or(decline( a(job(offer(in(recent(years(because(they(found(a(job(nearer(their(place(of( residence.(( ( Multiple(factors(contribute(to(this(situation:( ( Primary((local)(homes(are(losing(ground.(About(70%(of(homes(in(the(Whitefish(Area(are( now(occupied(by(locals,(which(is(higher(than(many(comparative(resort(communities;( however,(recent(trends(indicate(this(is(changing.( ( • Residential(units(occupied(by(residents(dropped(nearly(10Upercentage(points( between(2000(and(2010,(which(is(a(large(change(even(compared(to(other(resort( communities.( ( • This(shift(is(continuing(–(the(majority(of(sales(activity(is(from(second/vacation( home(buyers,(with(preUretirement(buyers(comprising(a(rising(segment(of(second( homeowners.(( ( • Second/vacation(home(uses(simultaneously(generate(demand(for(workforce( housing(while(reducing(the(supply.( ( Most(wages(cannot(compete(for(housing.(Wages(for(tourismUrelated(service(jobs(are( higher(in(the(Whitefish(Area(than(in(the(County,(on(average,(but(are(still(insufficient(to( make(up(for(the(higher(housing(costs.(( ( • Over(50%(of(jobs(are(in(low(wage,(tourismUrelated(industries,(which(are(subject( to(seasonal(variations(in(business.(Seasonal(fluctuations(make(it(hard(to(pay( higher(wages,(much(less(employ(persons(yearUround.(( ( ---PAGE BREAK--- Whitefish(Area(Workforce(Housing(Needs(Assessment,(Oct.(2016( Rees(Consulting,(Inc.;(WSW(Consulting;(Williford,(LLC( 10 • Second(home(owners(have(become(more(costUconscious(since(the(recession(and( now(compete(with(locals(for(lowerUpriced(homes,(decreasing(the(available( supply(and(pushing(the(prices(of(these(homes(higher.(( ( • More(rentals(are(now(on(6U(or(9Umonth(lease(terms(so(they(can(be(leased(at( premium(prices(during(peak(summer(visitation,(decreasing(the(availability(of( units(for(yearUround(locals.( ( High(and(Increasing(Housing(Costs.(Many(workers(would(prefer(to(live(in(the(Whitefish( Area,(but(cannot(afford(to(either(rent(or(purchase(homes(in(the(Area.(This(has(affected( business(owners(and(employees(ranging(from(entryUlevel(to(midUmanagement.( ( • Home(sale(prices(have(increased(nearly(7%(per(year(the(past(several(years(and( rents(have(increased(10%(each(of(the(past(two(years,(compared(to(2.5%(for(local( wages.(Home(sale(prices(are(now(near(preUrecession(levels(and(rents(have( surpassed(them.( ( • More(roommate(households(have(formed(to(afford(rising(rents.(( ( • Homebuyers(are(willing(to(compromise(on(their(preferred(type(of(home(to(live(in( the(Whitefish(Area,(which(is(easier(for(singles(and(couples(without(children.( Many(young(families(instead(purchase(in(Columbia(Falls(or(Kalispell.(( ( • New(workers(increasingly(need(to(look(to(other(communities(to(find(housing.( About(56%(of(the(average(yearUround(workforce(commutes(into(the(Whitefish( Area(for(work.( ( Newer(forUsale(homes(are(not(targeting(the(local(workforce.(About(80%(of(local(buyers( search(for(homes(priced(under($300,000.( ( • The(median(asking(price(of(condominiums(constructed(in(the(past(two(years(is( about($400,000(and(the(median(price(of(newer(single(family(and(townhomes(is( about($450,000.(( ( • Townhomes(sold(for(a(higher(median(price(than(single(family(homes(in(the(past( year,(which(is(not(typical.(More(diversity(of(product(for(locals(is(needed.( ( Loss(of(workforce(rental(units.(As(in(other(mountain(communities,(rental(units(are(in( short(supply.(Property(managers(have(had(less(than(2%(vacancy(over(the(past(few(years.( ( • Growth(in(jobs(has(not(been(matched(by(development(of(rentals(for(the( workforce.( ( ---PAGE BREAK--- Whitefish(Area(Workforce(Housing(Needs(Assessment,(Oct.(2016( Rees(Consulting,(Inc.;(WSW(Consulting;(Williford,(LLC( 11 • Long(term(rentals(are(being(sold(by(their(owners,(primarily(to(second( homeowners.( ( • VRBO(and(other(onUline(hosting(sites(have(made(it(easier(to(shortUterm(rent( units.(About(5%(of(housing(units(in(the(Whitefish(Area(were(listed(on(VRBO(in( August.(This(has(reduced(the(availability(of(longUterm(rentals(and(recently( prompted(the(construction(of(a(few(units(for(this(purpose.( ( These(changes(have(additional(impacts(on(the(Whitefish(Area(community,(many(of( which(have(been(experienced(by(other(mountain(resort(communities(as(home(prices( have(increased,(localUoccupancy(of(homes(have(decreased(and(more(employees(have( been(forced(to(live(in(other(communities:( ( • The(Whitefish(Area(has(been(losing(families.(The(high(price(of(housing(and(low( availability(and(choice(in(homes(both(for(sale(and(for(rent(has(pushed(new( families(to(other(communities(to(find(suitable(housing(and(forced(some(to(leave( the(area(to(afford(to(rent.(Newer(families(have(not(been(able(to(get(a(foothold(in( the(Whitefish(Area(fast(enough(to(make(up(for(the(loss(of(families(with(children( as(households(have(aged(in(place(and(become(emptyUnesters.( ( • Decreased(volunteerism.(A(loss(of(community(volunteers(is(common(in(mountain( resort(areas(with(high(housing(costs(in(which(a(rising(number(of(local(employees( must(reside(in(homes(outside(of(the(community.(The(City(Fire(Department(has( seen(a(reduction(in(the(pool(of(volunteers(in(recent(years.(As(home(prices( continue(to(increase,(this(may(affect(other(local(services,(such(as(emergency( services(and(public(schools,(which(often(rely(upon(a(strong(volunteer(base.(( ( • Maintaining(a(stable(resident(base(to(support(the(economy.(Reduced(local( occupancy(of(homes,(along(with(an(increasing(percentage(of(workers(living( outside(the(Area,(has(implications(for(both(the(longUterm(vibrancy(of(the(town( and(the(sustainability(of(its(downtown(and(local(businesses.(As(the(yearUround( resident(base(decreases,(businesses(must(rely(more(strongly(on(peak(visitor( seasons(to(sustain(their(operations.(Many(employers(struggle(with(the(existing( seasonality(of(business(in(the(Area.(Expanding(the(resident(base,(in(contrast,(can( provide(more(stable(yearUround(activity(for(local(businesses(and(help(diversify( the(economy.( & ---PAGE BREAK--- Whitefish(Area(Workforce(Housing(Needs(Assessment,(Oct.(2016( Rees(Consulting,(Inc.;(WSW(Consulting;(Williford,(LLC( 12 Housing&Needs& ( An(estimated(980(housing(units((about(245(units(per(year)(are(needed(to(address( current(workforce(housing(shortages(and(keep(up(with(future(demand(through(2020.(Of( these,(about(605(units((62%(of(total(units)(should(be(provided(at(more(affordable(prices( than(supplied(by(the(market(to(meet(the(full(range(of(needs(of(the(local(workforce.( These(figures(include(housing(for(inUcommuters(that(want(to(move(to(the(Whitefish( Area,(workers(needed(for(unfilled(jobs,(employees(filling(jobs(vacated(by(retirees(and( workers(filling(newlyUcreated(jobs.(The(estimates(cover(housing(that(is(needed(for( average(yearUround(employment.(( ( The(extent(to(which(each(segment(of(housing(needs(is(addressed(by(local(housing( programs(will(be(an(extension(of(housing(policy,(resources(and(desired(direction(with( respect(to(workforce(housing.( ( Summary&of&Housing&Needs& CatchFUp& &670&& InUcommuters( (555(( Unfilled(jobs( (115(( KeepFUp& &310&& Retiring(employees( (180(( New(jobs( (130(( TOTAL&through&2020& &980&& MarketUrate(units((38%)( 375( Affordable(units((62%)( 605( ( Both(ownership(and(rental(housing(are(needed(in(the(Whitefish(Area.(The(precise(ratio( constructed(will(be(a(reflection(of(housing(policy(as(well(as(demand;(but(the(table(below( recommends(a(larger(focus(on(rental(units(in(the(near(term(given(prevailing(market( problems(and(needs.(( & (Summary&of&Housing&Needs&by&Own/Rent&Through&2020 ( Units&needed&through&2020& &980&& Ownership( (400( Rental( (580(( ( • Homeownership(supports(yearUround(residency(and(allows(residents(to(invest(in( and(help(build(a(more(stable(community.(( ( o About(60%(of(needed(ownership(units((245(total)(should(be(priced( affordable(for(the(workforce.(This(includes(homes(priced(between( ---PAGE BREAK--- Whitefish(Area(Workforce(Housing(Needs(Assessment,(Oct.(2016( Rees(Consulting,(Inc.;(WSW(Consulting;(Williford,(LLC( 13 $160,000(and($310,000(for(households(earning(between($40,000(and( $75,000(per(year((about(80%(to(150%(AMI).(( ( o Homes(priced(below($160,000(are(also(undersupplied((under(80%(AMI).( Producing(homes(at(these(low(price(points(will(require(substantial( subsidies(or(programs(such(as(Habitat(for(Humanity.( ( o Preferred(product(types(are(singleUfamily(homes,(duplexes(and( townhomes(with(a(garage(and/or(extra(storage.( ( • Rentals(are(in(tight(supply.(Rentals(support(businesses(in(need(of(workers(and( help(new(residents(gain(a(foothold(in(a(community.( ( o About(360(rentals((62%)(should(be(priced(affordable(for(workforce( households(earning(at(or(below($40,000(per(year((under(80%(AMI).(( ( o Rents(should(mostly(be(affordable(for(entryUlevel(workers(earning($9(to( $15(per(hour(through(professionals(earning(up(to($20(per(hour.(This( ranges(from(about($400(up(to($1,000(per(month.(( ( o Renters(want(to(live(close(to(their(jobs(in(the(Whitefish(Area.(Renters(also( desire(to(have(pets,(extra(storage(and/or(garages.( & ---PAGE BREAK--- Whitefish(Area(Workforce(Housing(Needs(Assessment,(Oct.(2016( Rees(Consulting,(Inc.;(WSW(Consulting;(Williford,(LLC( 14 Section&1&–&Population&and&Demographic&Trends& ( This(section(of(the(report(provides(population(and(household(estimates,(examines( growth(and(describes(the(demographic(characteristics(of(households,(including(the(mix( of(owner(and(renter(households(and(household(income.(Key(findings(include:( ( • The(population(of(the(Whitefish(Area((zip(code(59937)(grew(at(a(slower(pace( than(Flathead(County(between(2000(and(2010,(but(is(estimated(to(have(been( growing(at(almost(twice(the(County’s(rate(since(2010.( ( • The(Whitefish(Area(is(losing(families(–(these(are(primarily(workforce(households.( ( • Growth(in(the(population(of(persons(over(the(age(of(65(is(outpacing(other( population(groups,(meaning(that(retiree(households,(both(locals(and(second( homeowner(retirees,(are(becoming(more(prominent.(Homes(occupied(by(senior( households(are(not(available(to(the(workforce.( ( • The(homeownership(rate(declined(4Upercentage(points(between(2000(and(2010,( but(has(remained(about(65%(over(the(past(five(years.( ( • Estimates(of(employed(household(incomes(indicate(that(renter(households( predominately(earn(under($40,000(per(year(and(owner(households( predominately(earn(over($50,000,(with(a(median(income(for(all(households(of( about($53,300.(This(is(important(when(considering(housing(affordability(and( pricing(for(the(workforce.( Population&and&Households& ( The(Whitefish(Area(currently(has(a(population(of(approximately(14,460,(which(equates( to(about(15%(of(the(population(in(Flathead(County.(The(rate(of(growth(in(the(Whitefish( Area(has(varied(from(that(of(the(County(since(2000:( • Between(2000(and(2008,(the(population(in(the(Whitefish(Area(increased(about( 10%((1,180(persons);(the(County(grew(at(over(twice(that(rate((21%).(( ( • During(the(recession,(the(Whitefish(Area(lost(about(120(persons,(whereas(the( County(showed(modest(growth.( • Since(2010,(the(population(in(the(Whitefish(Area(has(grown(at(almost(twice(the( pace(of(the(County,(increasing(an(average(of(2.2%(per(year,(compared(to(1.1%(in( the(County(as(a(whole.(( ---PAGE BREAK--- Whitefish(Area(Workforce(Housing(Needs(Assessment,(Oct.(2016( Rees(Consulting,(Inc.;(WSW(Consulting;(Williford,(LLC( 15 Change&in&Population:&&2000&to&2016&(Estimated)& & Source:(US(Census(population(estimates;(Consultant(team((2016(and(zip(code(area)( ( Population:&&2000&to&2015& 2000& 2010& 2015& 2016& (est.)& %&change& (2000F2010)& %&change& (2010F2015)& Flathead&County& 74,507( 90,928( 96,165( 97,626( 22%( Whitefish&Area& 11,526( 12,588( 14,006( 14,460( 11%( Source:(US(Census(population(estimates;(Consultant(team((2016(and(zip(code(area)( With(an(average(of(2.2(people/household,(residents(of(the(Whitefish(Area(occupy(over( 6,400(housing(units.( ( Households:&&2000&to&2016&(Estimated)& 2000& 2010& 2015& 2016&(est.)& %&change& (2000F2010)& %&change& (2010F2015)& Flathead&County& 29,588( 37,504( 39,664( 40,267( 27%( Whitefish&Area& 4,739( 5,605( 6,236( 6,438( 18%( 11%( Source:(US(Census(estimates;(Consultant(team((2015,(2016)( & 0 2,000 4,000 6,000 8,000 10,000 12,000 14,000 16,000 18,000 20,000 0 10,000 20,000 30,000 40,000 50,000 60,000 70,000 80,000 90,000 100,000 59937 Zip Code Area Population County Population Year Flathead County 59937 zip code area ---PAGE BREAK--- Whitefish(Area(Workforce(Housing(Needs(Assessment,(Oct.(2016( Rees(Consulting,(Inc.;(WSW(Consulting;(Williford,(LLC( 16 Owner&and&Renter&Households& Of(the(6,438(households(in(the(Whitefish(Area,(about(65%(own(and(35%(rent.(This(is( lower(than(the(71%(ownership(rate(in(the(County(as(a(whole.( ( OwnerF&and&RenterFOccupied&Households:& Whitefish&Area&–&2016& & 2016&(est.)& OwnerFOccupied&& 65%( 4,179( RenterFOccupied& 35%( 2,259( TOTAL&& 100%( 6,438( Source:(US(Census(estimates;(Consultant(team((2016)( & Between(2000(and(2010,(the(homeownership(rate(declined(4Upercentage(points(in(the( Whitefish(Area,(from(69%(to(65%.(Most(of(this(decline(likely(occurred(during(the( recession((2007(–(2010).(Data(from(the(2010U2014(ACS(indicates(that(this(rate(has( remained(steady(over(the(past(five(years.2((( ( The(homeownership(rate(also(declined(in(the(County(as(a(whole,(but(by(a(lower(2U percentage(points.(( & OwnerFOccupied&Housing&Units:&&2000&and&2010& Source:((2000(and(2010(US(Census( 2(The(2010U2014(ACS(indicates(that(the(ownership(rate(averages(about(66%,(with(a(+/U(4%(margin(of(error( at(the(90%(confidence(level.(In(other(words,(the(ACS(represents(with(90%(confidence(that(the(ownership( rate(falls(between(62%(and(70%.(Based(on(the(ACS,(the(2010(Census(and(local(interviews,(it(is(expected( that(the(ownership(rate(has(remained(fairly(steady(since(2010.(( 73% 71% 69% 65% 0% 10% 20% 30% 40% 50% 60% 70% 80% 90% 100% 2000 2010 % of Owner Occupied Units Year Flathead County 59937 Zip Code ---PAGE BREAK--- Whitefish(Area(Workforce(Housing(Needs(Assessment,(Oct.(2016( Rees(Consulting,(Inc.;(WSW(Consulting;(Williford,(LLC( 17 Type&of&Households& There(is(little(variation(in(household(type(in(the(Whitefish(Area(compared(to(the(County( as(a(whole.(The(variations(seen(are(typical(in(mountain(resort(communities:( ( • The(percentage(of(households(with(children((couples(and(single(parents( overall((32%);(and( ( • the(Whitefish(Area((39%)(than(the(County((34%).( ( The(Whitefish(Area,(however,(has(a(lower(percentage(of(roommate(households(relative( to(many(mountain(resort(communities(where(housing(costs(are(high(and(tourismUbased( wages(are(low.(If(recent(housing(trends(continue,(the(percentage(of(roommate( households(will(likely(increase(while(fewer(residents(will(be(able(to(afford(to(live(alone.(( & Household&Distribution&by&Type:&&2010& Household&Type& Flathead&County& Whitefish&Area& (59937)& Couple,&no&children& 34%( 33%( Couple,&with&children& 19%( 17%( Single&parent&households& 13%( 11%( Living&alone& 27%( 30%( Other&nonFfamily&households&& (e.g.,&roommates)& TOTAL& 100%( 100%( Source:((2010(US(Census( Changes(between(2000(and(2010(show(that:(( ( • Households(living(alone(and(couples(without(children(increased(at(the(fastest( rate(in(the(Whitefish(Area.( ( • Couples(with(children(remained(fairly(flat(in(the(County,(but(declined(in(the( Whitefish(Area.(The(Area(lost(about(170(of(these(households(and(350(residents( between(the(ages(of(5(and(17.(Ensuring(housing(is(available(and(affordable(for( young(families(to(grow(in(the(Whitefish(Area(will(help(retain(these(households(in( the(future.( ( ---PAGE BREAK--- Whitefish(Area(Workforce(Housing(Needs(Assessment,(Oct.(2016( Rees(Consulting,(Inc.;(WSW(Consulting;(Williford,(LLC( 18 • The(effect(of(housing(on(families(with(children(is(also(supported(by(a( demographic(study(that(was(recently(conducted(for(the(Whitefish(School( District.3(This(study(forecasted(future(school(enrollments.(This(study(concluded( that(continued(inUmigration(of(young(families(to(the(Whitefish(School(District(is( needed(to(retain(or(grow(school(enrollments(and(the(housing(market(will(impact( this(trend.(The(study(forecasts(that(the(rate(and(magnitude(of(existing(home( sales(will(become(a(dominant(factor(affecting(the(city’s(population(and(school( enrollment.( ( Percent&Change&in&Households&by&Type:&&2000&to&2010& & Flathead& County& Zip&Code& Couple,&no&children& 30.0%( 27.8%( Couple,&with&children& 0.6%( U15.2%( Single&parent&households& 40.3%( 25.9%( Living&alone& 36.9%( 33.3%( Other&nonFfamily& households& 45.2%( 20.0%( TOTAL& 26.8%( 18.3%( Source:((2000(and(2010(US(Census( ( Comparing(owner(and(renter(households:( ( • Owners(are(comprised(of(a(higher(percentage(of(couples,(both(with(and(without( children,(then(renters.( ( • Renters(are(more(likely(to(be(living(alone((42%)(or(with(roommates((15%)(than( owners.(( ( • Another(15%(of(renters(are(single(parent(households.(These(households(often( find(it(more(difficult(than(other(types(of(households(to(afford(housing.( & & 3(The(Whitefish(School(District(Demographic(Study,(May(2016”(by(McKibben(Demographics.(This(study( evaluates(a(broader(geographic(area,(analyzes(a(different(time(period((i.e.,(projects(future(trends(rather( than(reporting(on(past(trends),(and(relies(upon(different(research(methods(and(data(than(this(Housing( Needs(Assessment;(therefore,(direct(comparisons(of(the(data(between(these(two(studies(is(not(possible( nor(advised.( ---PAGE BREAK--- Whitefish(Area(Workforce(Housing(Needs(Assessment,(Oct.(2016( Rees(Consulting,(Inc.;(WSW(Consulting;(Williford,(LLC( 19 Household&Type&by&Tenure&(2010):&& Whitefish&Area& Source:((2010(US(Census( & Age&of&Population& The(age(distribution(of(residents(in(the(Whitefish(Area(is(similar(to(that(of(the(County( 2000,(show(that:( ( • The(fastest(growing(segment(of(the(population(in(the(Whitefish(Area(and(the( County(between(2000(and(2010(were(persons(age(65(and(over((29%(and(36%( increase,(respectively).( ( • Conversely,(the(population(of(persons(between(the(ages(of(5(to(19(declined(by( 15%(in(the(Whitefish(Area(and(increased(only(5%(in(the(County.( ( & & & 15% 42% 15% 11% 16% 6% 23% 8% 26% 36% 0% 5% 10% 15% 20% 25% 30% 35% 40% 45% Other non-family households Living alone Single parent households Couple, with children Couple, no children Percent of Households Owner Renter ---PAGE BREAK--- Whitefish(Area(Workforce(Housing(Needs(Assessment,(Oct.(2016( Rees(Consulting,(Inc.;(WSW(Consulting;(Williford,(LLC( 20 Population&Distribution&by&Age:&2010& & Source:((2010(US(Census( & SeniorFHeaded&Households& ( SeniorUheaded(households(have(been(increasing(as(a(percentage(of(households(in(the( Whitefish(Area.(This(is(due(both(to(persons(aging(in(place(and(second(homeowners( moving(into(their(homes(to(retire(to(the(area.( ( SeniorUheaded(households(increased(4Upercentage(points(in(the(Whitefish(Area(and(now( County(overall((9.6%).( ( SeniorFHeaded&Households:&&2000&to&2010& Flathead&County& 59937&&Zip&Code& 2000& 2,619( 8.9%( 371( 7.8%( 2010& 3,616( 9.6%( 508( 12.1%( %&change&(2000F2010)& 38%( U( 37%( U( Source:((2000(and(2010(US(Census( ( & 6% 19% 17% 22% 23% 14% 5% 16% 17% 24% 27% 14% 0% 5% 10% 15% 20% 25% 30% Under 5 5 to 19 20 to 34 35 to 49 50 to 64 65 and over Percent of Population Age of Population Flathead County 59937 Zip Code ---PAGE BREAK--- Whitefish(Area(Workforce(Housing(Needs(Assessment,(Oct.(2016( Rees(Consulting,(Inc.;(WSW(Consulting;(Williford,(LLC( 21 Household&Size& & Households(average(just(over(2.2(people(per(household(in(the(Whitefish(Area,(down( from(about(2.4(people(on(average(in(2000,(a(reflection(of(an(increase(in(seniors((65+)( and(a(decrease(in(families(with(children.(( ( Household&Size:&&2010& Persons&per& Household& Flathead& County& 59937& Zip&Code& 1Fperson& 27%( 30%( 2Fperson& 39%( 41%( 3Fperson& 14%( 13%( 4Fperson& 11%( 10%( 5+Fperson& AVERAGE& 2.4( 2.23( Source:((2010(Census( ( Owner(households(in(the(Whitefish(Area(are(larger,(on(average((2.3(persons)(than( renter(households((about(2.0(persons).(With(a(lower(percentage(of(families(with( children(and(higher(percentage(of(households(living(alone(in(rentals,(it(is(not(surprising( that(the(average(household(size(is(smaller.4( ( & & but(the(estimate(has(a(high(margin(of(error((+/U(7.9%),(indicating(that(this(change(may(not(be(real.(The( average(size(of(renter(households(may(increase,(for(example,(if(more(renters(have(become(roommate( households(since(the(2010(Census.( ---PAGE BREAK--- Whitefish(Area(Workforce(Housing(Needs(Assessment,(Oct.(2016( Rees(Consulting,(Inc.;(WSW(Consulting;(Williford,(LLC( 22 Household&Size&by&Tenure&(2010):&& Whitefish&Area& ( Source:((2010(US(Census( Household&Income& Because(the(purpose(of(this(study(is(to(determine(the(availability(and(need(for(housing( that(is(affordable(to(the(workforce,(it(is(important(to(understand(the(income(distribution( of(employed(households(in(the(Whitefish(Area.(Workers(hired(by(employers(reside(in( households(–(some(may(live(alone,(with(multiple(roommates(who(have(multiple( incomes,(or(have(families(with(one(or(more(incomeUearners.(While(available(jobs(and( wages(in(an(area(will(affect(how(much(households(may(earn,(workers(hired(by(local( employers(will(make(their(housing(decisions(based(on(their(household(or(family(needs( and(total(resources,(rather(than(solely(on(their(wage(earned(at(a(particular(job.(Housing( programs(typically(address(household(rather(than(individual(needs,(and(affordability(is( based(on(household(incomes(rather(than(wages.( To(determine(the(sales(price(or(rent(for(housing(to(be(attainable(by(the(workforce,( housing(costs(are(compared(to(the(incomes(of(households(with(employees.(Based(on( the(ACS,(between(75%(to(77%(of(Flathead(County(households(and(77%(to(83%(of( Whitefish(Area(households(include(at(least(one(member(who(is(employed.(( ( 5% 8% 13% 32% 42% 6% 11% 14% 46% 23% 0% 5% 10% 15% 20% 25% 30% 35% 40% 45% 50% 5+-person 4-person 3-person 2-person 1-person Percent of Households Owner (2.33 Avg) Renter (2.04 Avg) ---PAGE BREAK--- Whitefish(Area(Workforce(Housing(Needs(Assessment,(Oct.(2016( Rees(Consulting,(Inc.;(WSW(Consulting;(Williford,(LLC( 23 The(below(table(shows(the(income(distribution(of(households(headed(by(persons(under( the(age(of(62(within(Flathead(County,(which(is(used(to(approximate(the(income( distribution(of(employed(households.5((Based(on(this(data:( ( • Employed(households(in(Flathead(County(earn(a(median(of(about($53,300(per( year.( ( • The(majority(of(renters(earn(under($40,000((62%),(compared(to(only(31%(of( owners.(This(is(roughly(equivalent(to(80%(of(the(County’s(area(median(income( (AMI)6(and(is(defined(as(“low(income.”( ( • A(similar(percentage(of(owners(and(renters(earn(between($40,000(and($50,000.( This(is(approximately(equivalent(to(households(earning(between(80%(and(100%( AMI,(which(is(considered(moderate(income.(In(most(communities,(this(is(the( most(common(income(level(at(which(renters(seek(to(purchase(homes.(This( transition(is(reflected(in(the(Whitefish(Area(by(the(relatively(equal(percentage(of( renters(and(owners(earning(within(this(income(range.( ( • Owners(are(much(more(likely(to(earn(incomes(in(the(middle(and(upper(ranges( over($50,000((65%)(than(renters((29%).& Most(communities(show(similar(variations(in(income(between(owners(and(renters.( & & 5(This(data(is(used(to(approximate(the(employed(household(income(distribution(of(workers(filling(jobs(in( the(Whitefish(Area(for(a(few(reasons.(First,(Whitefish(Area(employees(live(throughout(Flathead(County(–( an(estimated(56%(of(employees(reside(in(homes(outside(of(the(59937(zip(code(area((see(Section(2(–( Economic(Trends(for(more(information).(Just(evaluating(the(income(of(households(within(the(59937(zip( code(area(would(exclude(the(majority(of(the(workforce,(many(of(whom(currently(do(not(earn(enough(to( reside(nearer(their(jobs.(Second,(labor(force(participation(drops(off(significantly(for(older(residents(–(from( over(80%(for(residents(under(64(to(under(15%(for(older(residents(based(on(the(2010U2014(ACS(for( Flathead(County.(Third,(there(is(no(source(of(secondary(data(that(includes(only(the(incomes(of(households( with(at(least(one(employed(person(in(the(zip(code(area(–(the(information(has(been(approximated(from( the(best(available(data.( 6(See(the(“Introduction(–(What(is(Affordable(Housing(for(the(Workforce”(for(a(definition(of(the(area( median(income((AMI)(for(Flathead(County.( ---PAGE BREAK--- Whitefish(Area(Workforce(Housing(Needs(Assessment,(Oct.(2016( Rees(Consulting,(Inc.;(WSW(Consulting;(Williford,(LLC( 24 Estimated&Income&of&Employed&Households&& Flathead&County,&2016& & Owners& Renters& TOTAL& Under&$15,000& 22%( 12%( $15&to&$24,999& 18%( 10%( $25&to&$39,999& 10%( 21%( 14%( $40&to&$49,999& 11%( 10%( 11%( $50&to&$59,999& 11%( 10%( $60&to&$74,999& 15%( 13%( $75,000&or&more& 39%( 13%( 30%( TOTAL& 100%( 100%( 100%( Source:(Ribbon(Demographics,(LLC;(Consultant(team( ( ( ---PAGE BREAK--- Whitefish(Area(Workforce(Housing(Needs(Assessment,(Oct.(2016( Rees(Consulting,(Inc.;(WSW(Consulting;(Williford,(LLC( 25 Section&2&–&Economic&Trends& This(section(presents(information(on(the(number(of(jobs,(job(trends(and(projections,( average(number(of(jobs(held(per(worker(and(per(household,(seasonality(in(employment,( and(wages.(It(also(presents(employer(perceptions(and(problems(related(to(the(current( housing(market,(including(unfilled(jobs,(employee(turnover(and(perceptions(of( employee(housing(issues.&( ( Key(findings(from(this(section(include:( ( • The(Whitefish(Area(is(conservatively(projected(to(add(about(400(jobs(through( 2020.(More(workers(will(be(needed(to(fill(these(jobs,(creating(more(demand(for( housing(to(support(businesses(and(employees.( ( • The(Whitefish(Area(has(two(seasonal(employment(peaks(–(one(in(the(summer( and(one(in(the(winter.(Many(employees(filling(seasonal(jobs(reside(in(the(area( yearUround;(however,(about(720(jobs(in(the(summer(and(420(in(the(winter(must( be(newly(filled(each(year.( ( • About(50%(of(jobs(are(lowUpaying(tourism(service(positions,(but(higher(paying( health(care(jobs(are(growing.( ( • About(18%(of(employers(in(the(Whitefish(Area(pay(higher(wages(for(the(same( jobs(than(in(other(parts(of(the(County.(The(large(employment(sectors(of( accommodation,(food(services(and(recreation(pay(average(wages(that(are(7%(to( 9%(higher(than(the(County(overall.( ( • About(56%(of(workers((3,200(employees)(in(the(Whitefish(Area(commute(into( the(area(for(work(from(homes(in(Kalispell,(Columbia(Falls(and(other(areas.(( ( • About(32%(of(employers(report(either(losing(employees(or(having(positions( declined(because(workers(found(other(jobs(nearer(their(place(of(residence(–(a( problem(that(will(grow(if(workers(must(increasingly(live(in(housing(outside(of(the( Whitefish(Area.( ( • About(50%(of(employers(report(that(finding(and(retaining(qualified(employees( has(gotten(harder(over(the(past(few(years;(unfilled(jobs(have(been(on(the(rise.( The(scarcity(of(housing(available(for(the(workforce(in(the(area(is(adversely( affecting(at(least(55%(of(all(employers(and(impacts(employees(holding(entryU level(through(midUmanagement(positions.(( ---PAGE BREAK--- Whitefish(Area(Workforce(Housing(Needs(Assessment,(Oct.(2016( Rees(Consulting,(Inc.;(WSW(Consulting;(Williford,(LLC( 26 Job&Estimates&and&Projections& In(2016,(about(14.6%(of(jobs(in(Flathead(County(were(located(in(the(Whitefish(area.( Almost(400(jobs(are(projected(to(be(added(in(the(Whitefish(area(by(2020.( ( Jobs&Estimates&and&Projections:&&2012&to&2020& #&of&Jobs& Average&Yearly&%&growth& 2016& 2020& 2016F2020& Flathead&County& 48,115( 50,853( 1.4%( Whitefish&Area& 7,005( 7,400( 1.4%( Source:(2015(QCEW(zip(code(files;(Economic(Modeling(Specialists(international((EMSI)(( projections((2016(to(2020);(Consultant(team( *Job(estimates(for(the(Whitefish(Area(are(based(on(QCEW(job(estimates((2012(to(2015)(and(EMSI(job( projections((2016(to(2020)(for(Flathead(County.( & Change&in&Jobs& ( Jobs(in(Flathead(County(peaked(in(2007,(fell(through(2010(and,(in(most(job(sectors,( began(coming(back(in(2011.(( ( • Flathead(County(lost(about(10%(of(its(jobs((5,000(total)(between(2007(and(2010,( a(loss(similar(in(scale(to(other(mountain(west(counties(during(the(recession.(( ( o Construction,(manufacturing(and(retail(lost(the(most(jobs(between(2007( and(2010.( ( o Unlike(in(many(other(mountain(resort(communities,(accommodation(and( food(services(and(arts,(entertainment(and(recreation(showed(little( decline(during(the(recession,(losing(a(respective(3%(and(1%(of(jobs.( Visitation(from(Canada(strengthened(during(this(period(corresponding( with(the(oil(boom(in(that(country,(mitigating(the(loss(of(American( visitation.( ( o Some(industries(continued(to(add(jobs,(including(health(care(and(social( services((5%(increase),(educational(services((3%(increase)(and( government((10%(increase).( ( ---PAGE BREAK--- Whitefish(Area(Workforce(Housing(Needs(Assessment,(Oct.(2016( Rees(Consulting,(Inc.;(WSW(Consulting;(Williford,(LLC( 27 • Jobs(have(increased(an(average(of(2.2%(per(year(since(the(low(in(2010.(As(of( 2016,(total(jobs(have(recovered(to(preUrecession(levels(and(now(exceed(48,000( jobs.(( ( o During(the(recovery,(the(most(jobs(have(been(added(in(health(care(and( social(assistance,(finance(and(insurance,(manufacturing(and( transportation(and(warehousing.(( ( o Construction(jobs(still(remain(about(30%(below(the(preUrecession(peak.( Jobs(in(manufacturing,(retail,(and(administrative(support(and(waste( management(also(remain(below(preUrecession(peaks.( ( • Looking(ahead,(job(growth(is(projected(to(occur(more(slowly,(at(a(rate(of(about( 1.4%(per(year(CountyUwide.( ( Flathead&County&Job&Estimates&and&Projections:&&2005&to&2020& ( Source:((QCEW,(EMSI,(Consultant(team( ( Employer(survey(results(and(current(commercial(development(in(the(pipeline,(indicate( that(a(future(growth(rate(of(1.4%(may(be(conservative(for(the(Whitefish(Area.( ( • Based(on(the(2016(employer(survey,(most(employers(in(the(Whitefish(Area( expect(to(increase(their(employment(over(the(next(five(years.( ( & 0 10,000 20,000 30,000 40,000 50,000 60,000 Number of Jobs ---PAGE BREAK--- Whitefish(Area(Workforce(Housing(Needs(Assessment,(Oct.(2016( Rees(Consulting,(Inc.;(WSW(Consulting;(Williford,(LLC( 28 Job&Changes&Planned&Over&the&Next&Four&Years:& Whitefish&Area&Employers&(59937),&2016& ( Source:((2016(Employer(Survey( ( • Another(indicator(of(continued(job(growth(is(that(new(commercial(development( is(under(construction(or(pending(in(the(Whitefish(Area,(as(summarized(in(the( below(table.(More(workers(will(be(needed(to(fill(jobs(created(when(new( commercial(space(and(businesses(are(completed,(increasing(the(need(for( housing(for(the(workforce.(( ( • Hotels(and(bar/restaurant(businesses(are(typically(the(largest(employee( generators(per(square(foot(of(development,(both(of(which(are(currently(pending( or(approved(in(the(Area.( & Proposed&Commercial&and&MixedFCommercial&Development:&&& Whitefish&Area,&2016( County&(59937&area)& Description& 4,500(sq.(ft.(Tavern/Casino( (CUP(proposed)( 4,500(sq(ft(commercial( Mini(Storage(( (under(development)( U( City&of&Whitefish& Description& Marriott(Towneplace(( (CUP(approved)( 81(rooms/17,565(sq.(ft.( 2nd(St.(Lofts(( (CUP(approved)( Mixed(commercial/residential;(15(condos((2(liveUwork);(( 3,696(sq.(ft.(commercial(space( The(Mix(( (CUP(approved)( Three(buildings(for(commercial/light(industrial(uses;(( 17,825(sq.(ft.( Baker(Lots(( (building(permit(pending)( Mixed(commercial((4,000(sq.(ft.)(and(vacation(rentals((5(units)( Source:((Flathead(County(Planning(&(Zoning(Dept.,(City(of(Whitefish(Planning(Dept. Increase number of employees 53% Stay about the same 40% Don't know 5% Reduce number of employees 2% ---PAGE BREAK--- Whitefish(Area(Workforce(Housing(Needs(Assessment,(Oct.(2016( Rees(Consulting,(Inc.;(WSW(Consulting;(Williford,(LLC( 29 Seasonality&of&Jobs& ( Flathead(County(experiences(peak(employment(in(the(summer(months.(The(County( added(over(4,300(jobs(in(2015(between(the(low(in(January(and(the(high(in(June.(Summer( jobs(are(mostly(added(in(accommodations(and(food(services;(arts,(entertainment(and( recreation;(construction;(public(administration/government;(and(retail. & Flathead&County&Employment&by&Month:&&2007,&2010,&2015& ( ( Source:((Quarterly(Census(of(Employment(and(Wages((QCEW)( ( The(Whitefish(Area,(in(contrast,(has(two(seasonal(job(peaks:((one(in(the(summer((June( through(September)(and(another(in(the(winter((November(through(April).(Based(on( employer(survey(results:((( ( • About(40%(of(businesses(hire(summer(seasonal(workers;(27%(hire(winter( seasonal(workers.( ( • Businesses(reported(hiring(for(more(summer( seasonal(jobs((1,440(total)(than(winter(seasonal( jobs((1,200(total)(in(2016.( ( • About(50%(of(summer(seasonal(workers(and(65%( of(winter(seasonal(workers(live(in(the(area(yearUround.(Many(of(these(workers( are(“yearUround(seasonal”(job(holders,(meaning(that(they(work(in(one(or(more( seasonal(jobs(during(the(summer(and(one(or(more(seasonal(jobs(during(the( 20,000 25,000 30,000 35,000 40,000 45,000 Jan Feb Mar Apr May Jun Jul Aug Sep Oct Nov Dec Flathead County Employment 2007 2010 2015 720(summer(jobs(and(420( winter(jobs(must(be(filled( each(year(with(workers( from(outside(the(Whitefish( Area.( ---PAGE BREAK--- Whitefish(Area(Workforce(Housing(Needs(Assessment,(Oct.(2016( Rees(Consulting,(Inc.;(WSW(Consulting;(Williford,(LLC( 30 winter,(but(remain(in(the(area(yearUround.(The(remaining(720(summer(jobs(and( 420(winter(jobs(must(be(filled(by(workers(who(are(recruited(from(outside(the( area(each(season.( ( • Businesses(in(recreation/entertainment,(bar/restaurant,(retail(sales,(and(lodging( are(the(predominate(industries(that(hire(both(summer(and(winter(seasonal( workers.(Government(and(health(care(each(hire(summer(seasonal(employees.( ( Seasonality&of&Jobs:&&Whitefish&Area,&2016& & Average& Employment& Estimated&yearF round&jobs& Summer& seasonal& Winter& seasonal& 2016& (estimated)( 7,005( 5,925( 1,440( 1,200( 2020& (projected)& 7,400( 6,260( 1,520( 1,270( Source:((2016(Employer(Survey,(EMSI(projections,(Consultant(team( ( Wages&by&Industry& Based(on(QCEW(2015(wage(estimates,(the(average(wage(in(the(Whitefish(Area(is(about( 9.8%(lower(than(in(Flathead(County(overall.(This(figure(is(misleading,(however.(Several( industries(pay(higher(wages(in(the(Whitefish(Area(than(in(the(County.(( ( • nearby(communities(for(the(same(jobs.(While(most(types(of(businesses(have(at( least(one(employer(that(does(so,(paying(higher(wages(is(most(prevalent(among( service(employment(industries,(including(bar/restaurant,(lodging,(recreation,( retail,(and(personal(services.(( ( • Based(on(QCEW(wage(data,(the(larger(employment(sectors(of(accommodation,( food(services(and(recreation(pay(average(wages(that(are(7%(to(9%(higher(than( the(County(overall.(A(higher(wage(can(help(attract(workers,(cover(some(of(the( cost(for(workers(that(commute(and(assist(with((though(not(fully(compensate(for)( higher(costs(of(living(in(the(area.(( ( Average&Annual&Wage:&&&2015& Flathead&County& $37,340( Whitefish&Area& $33,993( Source:((QCEW,(Montana(Dept.(of(Labor(and(Industry( ( ---PAGE BREAK--- Whitefish(Area(Workforce(Housing(Needs(Assessment,(Oct.(2016( Rees(Consulting,(Inc.;(WSW(Consulting;(Williford,(LLC( 31 The(lower(overall(average(wage(paid(in(the(Whitefish(Area(compared(to(the(County(is( largely(due(to(differences(in(the(mix(of(jobs.(( ( • About(57%(of(jobs(pay(below(the(average(wage(of($33,933(in(the(Whitefish(Area( compared(to(48%(of(jobs(in(the(County.( ( • The(dominant(industry(in(the(Whitefish(Area(is(accommodation(and(food( services((28%(of(jobs),(which(pays(the(lowest(average(annual(wage.(Retail(is( second,(making(up(14%(of(jobs.(Retail(pays(an(average(wage(just(under($27,000( per(year.(These(industries(are(related(to(the(tourism(economy.( ( • Health(care(and(social(assistance(is(the(third(largest(employment(sector((13%(of( jobs)(and(pays(significantly(more(than(the(average(wage((over($45,000(per(year).( This(has(also(been(one(of(the(faster(growing(sectors(in(the(Area(and(is(an( important(service(for(the(growing(senior(population,(among(others.( • percentage(of(jobs(in(the(Whitefish(Area((5%)(compared(to(the(County((4%).( Local(Realtors(noted(that(“work(from(anywhere”(buyers,(particularly(those(in( technology,(have(increased(their(purchasing(in(the(Area(in(recent(years.( Jobs&and&Wages&by&Industry&Sector:&&Flathead&County&and&Whitefish&Area,&2015& Source:((QCEW,(Consultant(team( $0 $10,000 $20,000 $30,000 $40,000 $50,000 $60,000 $70,000 0% 5% 10% 15% 20% 25% 30% Average Yearly Wage % of Total Jobs % jobs (Flathead County) % jobs (Whitefish area) Average Yearly Wage (Whitefish area) ---PAGE BREAK--- Whitefish(Area(Workforce(Housing(Needs(Assessment,(Oct.(2016( Rees(Consulting,(Inc.;(WSW(Consulting;(Williford,(LLC( 32 ( CountyUwide,(wages(increased(an(average(of(about(4%( per(year(between(2005(and(2008,(then(stagnated(in( 2009(during(the(recession.(Wages(began(increasing(again( in(2010,(at(an(average(rate(of(about(2.5%(per(year.(This( rate(of(increase(is(much(slower(than(home(purchase( prices((6.7%(per(year(since(2010)(and(rents((10%(over( each(of(the(past(two(years)(in(the(Whitefish(Area,( contributing(to(increased(housing(unaffordability(for(local(workers.7( & Average&Annual&Wage:&&Flathead&County,&2005&to&2015& ( Source:((QCEW,(Montana(Dept.(of(Labor(and(Industry( Jobs&per&Employee&and&Employees&per&Household& The(number(of(jobs(per(employee(and(the(number(of(employees(per(employed( household(are(used(to(translate(job(growth(into(the(number(of(housing(units(needed(by( workers(to(fill(new(jobs.(Based(on(these(estimates:( ( • Employees(filling(the(7,005(jobs(currently(in(the(Whitefish(Area(reside(in(an( average(of(3,560(households.(The(number(of(housing(units(needed(to(keep(up( with(job(growth(through(2020(is(estimated(in(Section(7(–(Current(Housing(Needs( and(Projected(Demand.( ( ( 7(See(Section(4(–(For(Sale(Market(and(Section(5(–(Rental(Market(for(more(detail.( $20,000 $22,000 $24,000 $26,000 $28,000 $30,000 $32,000 $34,000 $36,000 $38,000 $40,000 2005 2006 2007 2008 2009 2010 2011 2012 2013 2014 2015 Flathead County Average Wage Growth(in(wages(has(not( kept(up(with(the(significant( increase(in(home(purchase( prices(and(rents(in(recent( years.( ---PAGE BREAK--- Whitefish(Area(Workforce(Housing(Needs(Assessment,(Oct.(2016( Rees(Consulting,(Inc.;(WSW(Consulting;(Williford,(LLC( 33 Translating&Number&of&Jobs&to&Number&of&Households& ( &2016& Total(Whitefish(Area((59937)(jobs( 7,005( Jobs,per,employee, 1.2, Total(employees(filling(jobs( 5,840( Employees,per,household, 1.64, Total(employee(households( 3,560( Source:(EMSI(projections,(US(Census/2010U2014(ACS,(LAUS,(Consultant(team( ( Employees(Per(Household.(The(number(of(employees(per(employed(household(was( estimated(from(2010U2014(ACS(data(for(Flathead(County(by(dividing(the(number(of( employed(persons(in(Flathead(County(by(the(number(of(households(with(at(least(one( employee.(As(shown(below:( ( • There(are(just(over(1.6(employees(per(working(household(on(average(in(the( County.(This(is(likely(conservative(for(the(Whitefish(Area.(Most(mountain(resort( communities(typically(have(closer(to(1.8(employees(per(household(in(large(part( due(to(the(higher(cost(of(living(in(these(areas.( ( Employees&per&Employed&Household&Calculation:&&Flathead&County& 2016(Population(age(16(to(64(( (63,453(( Population(age(16(to(64(that(worked(during(the(year((%)( 79.4%( Population(age(16(to(64(that(worked(during(the(year((#)( (50,382(( ( ( 2016(Households((Flathead(County)( 40,267( Households(with(earnings((%)( 76.3%( Households(with(earnings((#)( (30,705(( & & Employees&per&employed&household& (50,382&persons/30,705&households)& 1.64& Source:(US(Census/2010U2014(ACS,(Consultant(team( ( Jobs(per(Employee.(The(number(of(jobs(held(per(employee(was(estimated(by(dividing( the(number(of(jobs(in(Flathead(County(in(2015(by(the(average(employed(labor(force( during(the(year.8((As(shown(below:( 8(BLS/LAUS(estimates(the(number(of(employed(residents(in(Flathead(County.(This(includes(persons(that( may(hold(jobs(within(or(outside(of(Flathead(County.(Based(on(worker(commute(information(from(the(US( Census,(the(number(of(working(Flathead(County(residents(that(commute(out(for(jobs(is(approximately( equal(to(the(number(of(persons(that(commute(in(to(Flathead(County(for(work.((see(e.g.,(U.S.(Census( Bureau.(2016.(OnTheMap(Application.(LongitudinalUEmployer(Household(Dynamics(Program.( ---PAGE BREAK--- Whitefish(Area(Workforce(Housing(Needs(Assessment,(Oct.(2016( Rees(Consulting,(Inc.;(WSW(Consulting;(Williford,(LLC( 34 ( • Employees(hold(an(average(of(1.1(jobs(in(Flathead(County.(This(is(likely( conservative(for(the(Whitefish(Area.(Employees(in(most(mountain(resort( communities(hold(1.2(to(1.3(jobs(on(average.9(( ( • Based(on(interviews(with(Whitefish(Area(employers(and(residents,(many( employees(in(the(Whitefish(Area,(particularly(in(tourismUservice(jobs(including( retail,(bar/restaurant,(lodging/accommodations(and(recreation,(hold(more(than( one(job.(These(industries(comprise(a(much(higher(percentage(of(jobs(in(the( Whitefish(Area((47%)(than(in(the(County(overall((32%).(As,a,result,,a,ratio,of,1.2, jobs,per,employee,is,used,in,this,report,to,estimate,workforce,housing,needs,in, the,Whitefish,Area.( Jobs&per&Employee&Estimate:&&Flathead&County& Flathead(County(Jobs((2015)( 46,301( Average(#(of(employed(labor(force(( (2015)( (42,547(( Average(Jobs(per(Employee((Flathead(County)( 1.1( Average&Jobs&per&Employee&(Whitefish&Area&(est))& 1.2& Source:((EMSI(job(estimates;(BLS/LAUS(labor(force(estimates;(Consultant(team( Unfilled&jobs& Employers(have(reported(increased(difficulty(recruiting(and(retaining(workers(to(fill( positions.(With(unfilled(positions,(this(decreases(the(ability(for(a(business(to(provide( quality(services(and(reduces(their(ability(to(generate(needed(revenue(during(peak( business(periods.(Unfilled(jobs(are(a(key(indicator(of(the(need(for(additional(workforce( housing.( • Employers(report(that(about(3.8%(of(yearUround(jobs((225(total)(and(9.8%(of( seasonal(summer(jobs((140(total)(were(unfilled(as(of(this(past(summer.(( ( • The(percentage(of(jobs(that(are(unfilled(has(increased(since(last(year.( ( & & http://onthemap.ces.census.gov/).(This(means(that(the(number(of(working(residents(of(Flathead(County( reported(by(BLS/LAUS(is(a(good(approximation(of(the(total(number(of(persons(filling(jobs(in(the(County.( 9(Recent(surveys(completed(for(housing(needs(assessments(in(the(Town(of(Estes(Park,(Colorado((2015);( Summit(County,(Colorado((2013);(and(Teton(County,(Wyoming((2014)(show(workers(holding(an(average(of( 1.2(jobs(in(these(resort(areas.(Historic(research(in(these(and(other(resort(communities(show(employees( have(consistently(held(between(1.2(and(1.3(jobs(on(average(over(at(least(the(past(decade.( ---PAGE BREAK--- Whitefish(Area(Workforce(Housing(Needs(Assessment,(Oct.(2016( Rees(Consulting,(Inc.;(WSW(Consulting;(Williford,(LLC( 35 Percentage&of&Unfilled&Jobs&in&the&Whitefish&Area:& 2015&and&Summer&2016& & Year&Round& Jobs& Seasonal&& Jobs& Currently& 3.8%( 9.8%( Last&summer& 3.1%( 7.8%( Last&winter& 2.4%( 4.6%( Source:((2016(Employer(Survey( ( The(ability(for(employers(to(fill(these(jobs(has(been(getting(more(difficult.(About(50%(of( employers(stated(that(recruiting(and(retaining(employees(has(gotten(harder(over(the( past(three(years.( & “To&what&extent&has&your&ability&to&find&and&retain&qualified&employees& changed&over&the&past&three&years?”& Source:((2016(Employer(Survey( ( Commuting& The(Whitefish(Area(employs(about(5,840(people(on(average(yearUround(to(fill(its(7,005( jobs.(The(majority(of(these(jobs(are(filled(by(workers(that(live(outside(of(the(59937(zip( code.(( ( • About(3,245(employees((56%)(commute(in(to(the(Whitefish(Area(for(work( throughout(the(year,(on(average.10((This(number(increases(during(the(summer( 10(Based(on(responses(from(the(2016(Employer(Survey(to(the(question(“where(do(your(employees(live”(for( both(yearUround(and(seasonal(workers.(The(inUcommuting(percentage(is(also(very(similar(to(that(reported( Declined/gotten harder 50% Don't know/not applicable 15% Improved/gotten easier 2% Stayed about the same 33% ---PAGE BREAK--- Whitefish(Area(Workforce(Housing(Needs(Assessment,(Oct.(2016( Rees(Consulting,(Inc.;(WSW(Consulting;(Williford,(LLC( 36 and(winter(peak(season(employment(periods(and(decreases(during(the(offU season(periods.( ( • Columbia(Falls,(Hungry(Horse(and(West(Glacier(area((about(1,300).( ( • Only(about(5%(of(the(workforce(lives(north(of(the(Whitefish(Area.( ( • Employers(estimate(that(a(higher(percentage(of(seasonal(workers(reside(within( the(Whitefish(Area((59%)(than(yearUround(workers.(Some(employers(help( provide(accommodations(for(their(seasonal(employees(and(many(seasonal( employees(live(with(several(roommates.( ( • Employers(estimate(that(about(34%(of(their(inUcommuting(employees(would( prefer(to(live(in(the(Whitefish(Area(if(housing(they(could(afford(was(available.11( Based(on(research(in(comparable(communities,(the(factors(that(most(influence( the(percentage(of(employees(who(want(to(move(closer(to(work(include(the( distance(and(difficulty(of(the(commute(and(the(differential(in(home(values( between(the(community(that(imports(workers(and(“bedroom”(communities,( quality(of(schools,(community(character(and(access(to(recreation.( & Where&Whitefish&Area&Workers&Live& #&Workers& %&Workers& Whitefish(Area( 2,595( 44%( Kalispell( 1,615( 28%( Columbia(Falls,(Hungry(Horse,(West(Glacier( 1,300( 22%( North(of(Zip(59937((Olney,(etc.)( 290( Other( 40( TOTAL& 5,840& 100%& Source:((2016(Employer(Survey( & by(the(U.S.(Census(through(its(OnTheMap(Application(at(http://onthemap.ces.census.gov/(for(the(59937( zip(code(area,(estimating(that(about(60%(of(local(employees(commute(into(the(area(for(work.(( 11(Research(in(comparable(communities(found(that(employers(have(a(good(sense(of(where(their( employees(want(to(live.(Owners/managers(of(small(businesses(and(Human(Resources(personnel(working( for(larger(employers(often(help(employees(with(housing(searches(and(may(provide(additional(housing( assistance.(Estimates(in(the(Whitefish(Area(are(in(line(with(research(in(other(communities.(A(household( survey(for(Estes(Park,(Colorado((2015)(showed(that(60%(of(inUcommuters(want(to(move(closer(to(their( jobs;(a(household(survey(in(Summit(County,(Colorado,((2012/13)(showed(less(than(20%(of(inUcommuters( desired(to(move(into(the(County;(and(a(household(survey(for(the(Gunnison(Valley,(Colorado((2016)( showed(that(74%(of(inUcommuters(would(prefer(to(move(if(affordable(housing(was(available(closer(to( work.( ---PAGE BREAK--- Whitefish(Area(Workforce(Housing(Needs(Assessment,(Oct.(2016( Rees(Consulting,(Inc.;(WSW(Consulting;(Williford,(LLC( 37 Employer&Workforce&Housing&Perceptions&and&Problems& The(majority(of(employers(feel(that(the(availability(of(housing(that(is(affordable(for(the( workforce(in(the(Whitefish(Area(is(one(of(the(more(serious(problems((53%).(Another( 21%(feel(that(it(is(the(most(critical(problem(in(the(area.(( ( While(some(employers(have(not(yet( experienced(problems(related(to( housing,(many(are(aware(that(if( current(trends(continue,(their( business(will(likely(be(impacted(in(the( future.( ( About(4%(of(employers(feel(that(the( availability(of(housing(is(not(a(problem.(A(majority(of(these(employers(provided(yearU round(jobs(in(higherUpaying(job(sectors(and(did(not(hire(seasonal(workers( & Do&you&feel&that&the&availability&of&housing&that&is&affordable&for&the& workforce&in&the&Whitefish&area&is:& Source:(2016(Employer(Survey( ( , 4% 1% 20% 53% 21% 0% 10% 20% 30% 40% 50% 60% Not a problem One of the area's lesser problems A moderate problem One of the more serious problems The most critical problem in the area Percent of Employers “We,all,know,that,Whitefish,is,growing,and, that,means,we,will,all,need,to,hire,more, employees,in,the,future.,If,the,cost,[of, housing],keeps,going,up,I,feel,that,this,is, going,to,only,be,a,growing,problem,for,all, the,businesses,in,Whitefish.”, Whitefish(Area(Employer(Survey(comment( ---PAGE BREAK--- Whitefish(Area(Workforce(Housing(Needs(Assessment,(Oct.(2016( Rees(Consulting,(Inc.;(WSW(Consulting;(Williford,(LLC( 38 Difficulty,Hiring,or,Retaining,Employees, ( To(understand(more(about(some(of(the(problems(experienced(by(employers,(employers( were(asked(if(they(had(anyone(refuse(a(job(offer(or(leave(their(employment(within(the( past(year(for(various(housing(and(costUofUliving(related(reasons.(Based(on(responses:( ( • About(41%(of(employers(had(someone(decline(a(job(offer(or(leave(employment( because(the(cost(of(living(in(the(area(was(too(high;( ( • Almost(oneUthird((32%)(had(someone( leave(their(employment(or(decline(a(job( offer(because(they(found(a(job(nearer( their(place(of(residence.(This(concern(was( raised(by(employers(in(the(2008( Whitefish(Housing(Needs(Assessment(and( will(become(a(more(frequent(problem(as( more(employees(are(forced(to(find( homes(in(neighboring(communities;( ( • The(inability(for(employees(to(find(adequate(housing(or(suitable(transportation( has(also(affected(some(employers.( ( Did,anyone,refuse,a,job,offer,or,did,anyone,leave,your,employment,in,the,, past,12,months,because,they:( %&of&Employers&experiencing&the&problem&& Found(the(cost(of(living(in(the(area(to(be(too(high( 41%( Found(a(different(job(nearer(their(place(of(residence( 32%( Could(not(find/lacked(adequate(housing( 24%( Lacked(transportation( 19%( TOTAL*& 55%& Source:(2016(Employer(Survey( *The(sum(of(the(results(is(over(55%(because(some(employers(experienced(( more(than(one(of(the(problems.( ( ( ( “The,cost,and,availability,of, available,housing,in,Whitefish,has, caused,entry,level,or,service, employees,to,move,to,other,towns., Once,this,happens,most,choose,to, work,in,those,towns,instead., Therefore,diminishing,the,qualified, workforce,in,Whitefish.”, Whitefish(Area(Employer(Survey( comment( ---PAGE BREAK--- Whitefish(Area(Workforce(Housing(Needs(Assessment,(Oct.(2016( Rees(Consulting,(Inc.;(WSW(Consulting;(Williford,(LLC( 39 When(asked(to(elaborate(on(issues(that(have( made(it(difficult(for(employers(to(hire(and( retain(employees,(employers(raise(concerns( about(the(interrelated(issues(of(a(lack(of( qualified(and(dedicated(employees,(the(high( cost(of(living,(the(need(for(more(consistent( and(reliable(transportation,(and(the( seasonality(of(business(in(the(area.(All(of( these(factors(combine(to(make(it(more( difficult(for(local(employers(to(compete(for( workers,(pay(higher(wages(and(attract( employees(who(must(commute(into(the(area( for(work.( A(decline(in(volunteers(is(common( among(mountain(resort(communities( in(which(a(rising(number(of(local( employees(reside(in(homes(outside(of( the(community.(Households(on( average(are(more(vested(and(involved( in(the(communities(in(which(they(live.( This(can(create(problems(for(local( services,(such(as(fire(and(emergency( medical(services(and(public(schools,( which(often(rely(upon(a(strong( volunteer(base.( Employment,Problems, ( Employers(were(asked(how(frequently(they(experienced(several(employment(problems( over(the(past(year,(which(could(be(related(to(housing.(( ( About(69%(of(employers(experienced(at(least(one(of(the(identified(problems(in(the(past( year(either(sometimes(or(often.(For(problems(that(employers(experienced(“often”:( ( • About(31%(often(had(no(applicants(for(jobs(this(past(year;( ( • Over(oneUfourth(of(employers(often(had(unfilled(jobs(and/or(unqualified( applicants;( ( “The,cost,of,living,and,lack,of, available,housing,is,drastically, reducing,our,labor,resources.,A, combination,of,affordable,housing, and,free,public,transportation,would, improve,local,business,growth,and, quality,of,services,for,tourists.,As, owners,we,are,making,it,work,, however,,qualified,local,workers, mean,we,can,succeed,better,in,our, day,to,day,business,goals.”, Whitefish(Area(Employer(Survey( “The,lack,of,affordable,housing,has,proven, to,greatly,reduce,the,pool,of,possible, volunteer,firefighters…,Volunteer,firefighters, need,to,have,free,time,to,donate,for,training, and,call,response.,If,they,have,to,work,two, jobs,in,order,to,live,here,they,don't,have,the, time,needed.,The,demand,for,emergency, services,goes,up,every,year.,If,we,can't,get, volunteers,we,need,more,career,staff.”, Whitefish(Area(Employer(Survey( (printed(with(permission(from(the(Whitefish(Fire( Department)( ---PAGE BREAK--- Whitefish(Area(Workforce(Housing(Needs(Assessment,(Oct.(2016( Rees(Consulting,(Inc.;(WSW(Consulting;(Williford,(LLC( 40 • Tardiness,(which(can(be(related(to(commuting(problems,(and/or(employee( turnover(affected(just(under(oneUfourth(of(employers;(and( ( • Absenteeism(was(experienced(by(only(about(12%(of(employers.( ( Percent&of&Employers&Experiencing&the& Following&Problems&"Often"&in&the&Past&Year:& No&applicants& 31%( Unfilled&jobs& 27%( Unqualified&applicants& 25%( Tardiness& 24%( Employee&turnover& 22%( Absenteeism& 12%( Source:(2016(Employer(Survey( Difficulty,Finding,Workforce,Housing, Employers(were(asked(to(indicate(the(level(of(difficulty(that(their(employees(have( locating(housing(in(the(area(given(a(scale(from(1((no(problem)(to(5((major(difficulty).(As( shown(below:( ( • Summer(seasonal(workers(are(likely(to(have(much(more(difficulty(than(winter( seasonal(workers.(Employers(and(property(managers(noted(that(many(rentals( lease(for(9Umonth(terms,(then(are(shortUtermed(rented(during(the(summer,( decreasing(unit(availability(for(workers.(Employers(also(hire(more(summer( employees(on(average(than(in(the(winter(and(a(higher(percentage(of(winter( employees(reside(in(the(area(yearUround(so(already(have(housing(upon(starting( their(employment.( ( • By(employment(type,(service(positions,( including(wait(staff,(dishwashers,( recreational(guides(and(others,(are( reported(by(54%(of(employers(to(have( “major(difficulty”(finding(housing.(This(is( followed(by(general(maintenance/labor( employees((including(housekeepers),(and( construction(and(skilled(trade( employees.( ( • Retail/lodge(service(clerks(were(reported(by(38%(of(employers(to(have(difficulty( locating(housing.(Several(lodging(establishments(provide(rooms(for(some( employees,(helping(with(their(housing.( ( “Our,employees,are,living,where, they,can,,many,in,Kalispell,,two,in, cJfalls.,Three,in,one,whitefish, home.,We,have,one,who,is, currently,"camping",for,the, summer,(yes),seeking,housing.”, Whitefish(Area(Employer(Survey( comment( ---PAGE BREAK--- Whitefish(Area(Workforce(Housing(Needs(Assessment,(Oct.(2016( Rees(Consulting,(Inc.;(WSW(Consulting;(Williford,(LLC( 41 • Housing(is(hard(to(come(by(for(more(than(just(seasonal(and(general(service( positions.(Entry(level(and(midUmanagement(positions(are(also(reported(to(have( trouble(finding(housing(by(a(respective(45%(and(25%(of(employers.(( ( • Employers(report(that(all(types(of(housing(is(needed,(but(yearUround(rentals(that( serve(lowU(and(moderateUincome(employees(and(entry(level(ownership(are(the( most(in(need.(This(includes(rentals(affordable(for(employees(earning(from(about( $10(to($18(per(hour(and(homes(starting(around($150,000(for(firstUtime(buyers.( , “To,what,extent,do,your,employees,have,difficulty, ,locating,housing,in,the,area?”, %&of&employers&stating&their&workers&have&a&& “major&problem”&finding&housing:& Summer(Seasonal( 54%( Winter(seasonal( 31%( Other(services(( (wait(staff,(dishwashers,(spa/massage,(guiding/recreation,(etc.)( 54%( General(maintenance/labor(( (housekeeping,(janitorial,(landscaping,(etc.)( 49%( Construction/repair/skilled(trades( 46%( Entry(level(professionals( 45%( Retail/lodge(service(clerks( 38%( Office(support(staff( 28%( Mid(management( 25%( Upper(management( 17%( Source:((2016(Employer(Survey( ( ( ---PAGE BREAK--- Whitefish(Area(Workforce(Housing(Needs(Assessment,(Oct.(2016( Rees(Consulting,(Inc.;(WSW(Consulting;(Williford,(LLC( 42 Section&3&–&Housing&Inventory& This(section(provides(an(overview(of(the(housing(inventory,(occupancy(and(ownership(of( homes,(and(age(and(type(of(housing(in(the(Whitefish(Area((59937).(It(includes( information(on(market(rate(units,(affordable(and(income(restricted(housing(and( employerUassisted(housing(for(workers.(It(also(discusses(housing(developments(either( under(construction(or(proposed(in(the(Whitefish(Area((59937).(Key(findings(include:( ( • Local(residents(lost(a(lot(of(ground(to(second(homeowners(in(the(Whitefish(Area( since(2000;(the(percentage(of(residential(units(occupied(by(locals(declined(by( almost(10Upercentage(points.(This(trend(has(implications(for(workforce(housing( both(in(terms(of(demand((jobs(created(by(second(home(construction(and( maintenance)(and(supply((relatively(fewer(homes(available(for(the(workforce).( ( • Second(homeowners(are(more(likely(than(resident(owners(to(own(homes(priced( over($500,000;(however,(second(homeowners(are(also(competing(with(residents( at(the(lower(price(points.(Second(homeowners(have(become(more(costU conscious(since(the(recession,(increasing(competition(at(lower(price(points.( ( • Home(construction(has(picked(up(again(since(the(recession,(although(is(still( below(the(preUrecession(peak(in(2004(and(2005.(Residential(building(permits( issued(by(the(City(of(Whitefish(so(far(this(year(are(already(over(twice(the(number( issued(in(all(of(2015.( ( • The(housing(stock(in(the(Whitefish(Area(is(mostly(singleUfamily(homes((70%).( New(townhomes(are(mostly(targeted(and(priced(for(second(homeowners.(A(low( percentage(of(condominiums(are(available(to(and(owned(by(residents((29%).( More(diverse(product(is(needed(for(residents(and(second(homeowners(alike.(( ( • About(3.7%(of(housing(units(in(the(area(are(restricted(with(price/rent(caps(and( income(targets(to(be(affordable(long(term(for(the(workforce.(The(10( permanently(deed(restricted(ownership(homes(currently(house(a(local( firefighter,(a(school(teacher,(service(workers,(and(seniors.(The(266(affordable( rentals(provide(housing(for(retired(seniors(and(persons(with(disabilities,(plus( employees(in(lowerUwage(service,(retail/restaurant(and(recreation(positions.(( ( • About(23%(of(area(employers(provide(some(housing(assistance(to(their( employees.(The(largest(percentage(pay(higher(wages,(but(some(provide(rooms( or(units(to(rent(or(other(programs.(About(14%(expressed(interest(in(helping(with( housing(in(the(future,(with(65%(being(uncertain(or(needing(more(information.( Further(education(or(a(more(defined(assistance(program(may(generate(support( from(more(local(employers.( ---PAGE BREAK--- Whitefish(Area(Workforce(Housing(Needs(Assessment,(Oct.(2016( Rees(Consulting,(Inc.;(WSW(Consulting;(Williford,(LLC( 43 Housing&Units&–&Number&and&Occupancy& The(Whitefish(Area((59937)(has(just(over(9,000(residential(units,(which(equates(to(about( 18%(of(the(units(in(Flathead(County(as(a(whole.(The(number(of(housing(units(increased( by(about(oneUthird(in(both(the(County(and(Whitefish(Area((59937)(between(2000(and( 2010,(which(far(exceeds(the(population(growth(rates(of(9%(in(the(Whitefish(Area(and( 22%(in(Flathead(County(during(the(same(period.( ( Housing&Unit&and&Occupancy&Estimates& Flathead&County& Whitefish&Area&(59937)& Housing& Units& Occupied& Units& Housing& Units& Occupied& Units& 2000& 34,773( 29,588( 5,896( 4,739( 2010& 46,963( 37,504( 7,873( 5,605( 2016&(est)& 50,422( 40,267( 9,044( 6,438( %&change&& (2000&to&2010)& 35.1%( 26.8%( 33.5%( 18.3%( Source:((2000(and(2010(US(Census,(2010U2014(ACS,(Consultant(team( ( The(percentage(of(homes(in(the(Whitefish(Area(occupied(by(local(residents(relative(to( vacant/second(homes((59937)(has(declined(by(almost(10Upercentage(points(since(2000.(( ( • The(area(had(a(relatively(high(occupancy(rate(of(80%(compared(to(other(highU cost(mountain(resort(towns(in(2000,(but(has(since(dropped(to(near(70%( occupancy.(The(number(of(total(housing(units(grew(at(almost(twice(the(rate(of( households((i.e.,(occupied(housing(units)(during(this(period.(( ( • This(is(a(significant(change(during(the(10Uyear(period,(a(trend(that(has( implications(for(workforce(housing(both(in(terms(of(demand((jobs(created(by( second(home(construction(and(maintenance)(and(supply((relatively(fewer(homes( available(for(the(workforce).( ( & ---PAGE BREAK--- Whitefish(Area(Workforce(Housing(Needs(Assessment,(Oct.(2016( Rees(Consulting,(Inc.;(WSW(Consulting;(Williford,(LLC( 44 Occupied&Housing&Unit&Trend:&&2010&to&2014&(est)& & Source:((2000(and(2010(US(Census,(2010U2014(ACS( Ownership& owned(by(Whitefish(Area(residents.(Renters(who(live(in(units(owned(by(absentee( landlords(account(for(the(difference.( ( Of(the(37%(of(homes(owned(by(outUofUarea(owners,(most(are(owned(by(persons( residing(in(other(states.(The(vast(majority(of(outUofUcountry(owners(reside(in(Canada.( & Estimated&Owners&by&Place&of&Residence:&&Whitefish&Area,&2016& & Source:((Flathead(County(GIS(Department,(Montana(Dept.(of(Revenue,(Consultant(team( ( ( ( 85.1% 80.4% 79.9% 71.2% 78.6% 68.6% 0% 10% 20% 30% 40% 50% 60% 70% 80% 90% 100% Flathead County Whitefish Area (59937) % of Housing Units that are Occupied Year 2000 2010 ACS 2010-14 Whitefish Area (59937) 63% Other Montana 7% Other State 22% Other Country 8% ---PAGE BREAK--- Whitefish(Area(Workforce(Housing(Needs(Assessment,(Oct.(2016( Rees(Consulting,(Inc.;(WSW(Consulting;(Williford,(LLC( 45 The(ownership(pattern(varies(by(type(of(unit:( ( • Locals(own(the(majority(of(singleUfamily(homes((71%).(Locals(are(less(likely(to( own(townhomes((41%)(or(condominiums((29%).(( ( • This(ownership(pattern(is(largely(reflective(of(housing(preferences(by(locals,(as( expressed(by(local(Realtors,(as(well(as(the(low(supply(of(townhomes(and( condominiums(that(are(suitable(or(affordable(for(local(buyers.12( & Ownership&of&Homes&by&Type&of&Unit:&&2016& & Source:((Flathead(County(GIS(Department,(Montana(Dept.(of(Revenue,(Consultant(team( Often(in(resort(communities(we(see(more(second(homeownership(at(higher(price(points( (e.g.(luxury(homes)(than(homes(owned(by(locals.(Evaluating(ownership(by(total(assessed( value(shows(that:( ( • second(homeowners;(and( ( • A(much(higher(percentage(of(second(homeowners(own(homes(valued(over( $500,000(than(locals.( ( Despite(these(differences,(the(distribution(of(local(and(second(homeowners(follow(a( similar(pattern(across(all(price(points(below($500,000.(This(indicates(that(locals(are( competing(with(second(homeowners(at(all(price(points.(Local(Realtors(indicate(that( 12(See(Section(4(–(For(Sale(Market(for(more(information.( 71% 41% 29% 29% 59% 71% 0% 20% 40% 60% 80% 100% Single Family Townhomes/duplex Condominiums/multi-family % of Housing Units Residence Type Out-of-area owner Local owner (59937) ---PAGE BREAK--- Whitefish(Area(Workforce(Housing(Needs(Assessment,(Oct.(2016( Rees(Consulting,(Inc.;(WSW(Consulting;(Williford,(LLC( 46 many(second(homeowners(have(become(more(costUconscious(since(the(recession,( increasing(competition(at(lower(price(points.13( & Ownership&by&Assessed&Home&Value:&&2015& ( Source:((Flathead(County(GIS(Department,(Montana(Dept.(of(Revenue,(Consultant(team( Age&of&Units& The(average(year(in(which(homes(were(built(in(the(Whitefish(Area((59937)(was(1983(–( over(30(years(ago.(While(older(homes(are(typically(in(need(of(repairs(and(upgrades,(the( age(of(the(total(housing(stock(is(relatively(wellUbalanced,(with(about(oneUthird(each( being(built(prior(to(1980((over(35(years(ago),(between(1980(and(2000(and(since(2000.( ( & 13(See(Section(4(–(For(Sale(Market(for(more(information.( 2% 7% 17% 17% 14% 11% 7% 9% 16% 3% 7% 14% 15% 10% 7% 5% 9% 31% 0% 5% 10% 15% 20% 25% 30% 35% % of Households Estimated Home Value Local owner (59937) Out-of-area owner ---PAGE BREAK--- Whitefish(Area(Workforce(Housing(Needs(Assessment,(Oct.(2016( Rees(Consulting,(Inc.;(WSW(Consulting;(Williford,(LLC( 47 Age&of&Housing&Units:&&2015& Year&Built& TOTAL&Units& 2010&to&2016& 12.9%( 2000&to&2009& 21.8%( 1990&to&1999& 17.1%( 1980&to&1989& 12.6%( 1970&to&1979& 14.8%( Before&1970& 20.8%( TOTAL& 9,044( Source:(2000(and(2010(US(Census,(City(building(permits,(Consultant(team( ( Residential(construction(has(varied(over(the(years.(Activity(picked(up(in(the(1990’s,(was( strong(in(the(midU2000’s,(slowed(significantly(during(to(the(recession,(began(picking(up( again(in(2012(and(is(increasing.(( ( • The(number(of(residential(building(permits(issued(by(the(City(of(Whitefish( through(midU2016((142(total)(is(already(twice(the(number(issued(in(all(of(2015.( Building(permit(activity(surpassed(2007(levels(beginning(in(2013,(but(is(still( below(that(seen(during(the(preUrecession(peak(in(2004(and(2005((about(300( residential(permits(issued(each(year).( ( • Activity(in(the(unincorporated(Whitefish(Area((59937)(has(also(picked(up(this( year.(The(County(does(not(issue(building(permits,(but(conducts(septic(inspections( for(new(development,(and(must(approve(subdivision(applications.(The(County( has(about(1,400(preliminarily(approved(residential(lots(that(were(created(prior( to(the(recession.(Developers(are(undertaking(infrastructure(improvements(and( septic(inspections,(which(began(increasing(in(2013(after(the(recession(and( remain(strong(this(year.(( ( Type&of&Units& The(Whitefish(Area((59937)(has(little(diversity(in(its(housing(inventory.(About(70%(are( singleUfamily(homes.(While(these(are(a(preferred(productUtype(for(locals,(they(also(tend( to(be(among(the(most(expensive.(( ( More(diversity(in(terms(of(townhomes(or(duplexes(would(provide(more(options,(as( discussed(further(in(Section(4(–(For(Sale(Market.(Based(on(Montana(Department(of( Revenue(records,(about(5%(of(the(housing(stock(in(the(Whitefish(area(is(comprised(of( townhomes.( ( & ---PAGE BREAK--- Whitefish(Area(Workforce(Housing(Needs(Assessment,(Oct.(2016( Rees(Consulting,(Inc.;(WSW(Consulting;(Williford,(LLC( 48 Housing&Units&by&Type:& Whitefish&Area&(59937),&2016& Total&units& Single&family& 70.0%( Duplex/FourFplex& 11.0%( Other&multiFfamily& 13.0%( Mobile&Homes& 6.0%( TOTAL& 9,044( Source:((2000(and(2010(US(Census,(2010U2014(ACS,(City( Building(Permit(data,(Consultant(team( Affordable&Housing&Inventory& There(are(a(handful(of(permanently(affordable(homeownership(units(and(several( affordable(rental(properties(in(the(Whitefish(Area,(as(summarized(below.( ( Ownership( ( There(are(ten((10)(permanently(deedUrestricted(homes(for(ownership(by(households( earning(80%(or(less(of(the(area(median(income((AMI)(in(Whitefish.(The(Whitefish( Housing(Authority((WHA)(qualifies(buyers(and(oversees(sales(of(the(units.(These(include:( ( • A(mix(of(townhomes(and(singleUfamily(homes,(with(2U(and(3Ubedrooms.( ( • The(homes(were(initially(acquired(by(the(WHA(through(a(variety(of(methods.(The( WHA(helped(construct(two(homes,(received(two(through(the(city’s(voluntary( inclusionary(zoning(program,(and(purchased(and(rehabilitated(the(other(six( units.(( ( • The(ten(homes(have(helped(14(households(in(the(Whitefish(Area(through(both( initial(home(sales(and(resales.(( ( • The(units(house(a(variety(of(residents,(including(a(local(firefighter,(a(school( teacher,(service(workers,(and(seniors.(The(units(have(a(mix(of(families,(singleU parents(and(singles.(( ( • The(average(homebuyer(that(applies(for(the(program(can(pay(about($115,000( and(can(receive(up(to(a(100%(match(from(the(WHA.(The(upper(range(for(loan( approval(is(around($160K(for(applicants.( ( & ---PAGE BREAK--- Whitefish(Area(Workforce(Housing(Needs(Assessment,(Oct.(2016( Rees(Consulting,(Inc.;(WSW(Consulting;(Williford,(LLC( 49 Permanently&DeedFRestricted&Homeownership:&&Whitefish&Area& Project& Total&Units& 1Fb& 2Fb& 3Fb& Income&level& Year&Built& Housing(Authority( scattered(homes( 10(( 4(townhomes( 6(singleUfamily( 0( Yes( Yes( <80%(AMI( Various( Source:((Interviews;(Consultant(team( ( Rental( ( There(are(266(IncomeUrestricted(rentals(in(the(Whitefish(Area:( ( • All(units(are(restricted(for(households(earning(80%(or(less(of(the(area(median( income.(Over(oneUhalf(of(rentals(are(restricted(for(seniors/persons(with( disabilities((151(total).( ( • Projects(provide(a(mix(of(1U,(2U(and(3Ubedroom(units.(OneUbedroom(units( comprise(the(majority(of(senior/disabilityUrestricted(rentals((128(units),(with( twoUbedroom(units(making(up(the(majority(of(other(rentals((89(of(115(rentals).( ( • The(projects(were(constructed(with(a(combination(of(funding,(including(lowU income(housing(tax(credits((LIHTC),(Rural(Development(funding,(Section(515(and( Section(202,(and(other(HUD(public(housing(support.(Two(rentals(were(donated( to(the(WHA(by(BNSF(railroad.( ( • Mountain(View(Manor(and(the(BNSF(units(are(managed(by(the(WHA.(Other( projects(are(managed(by(independent(property(managers(or(companies.( ( • Most(nonUretired(occupants(are(employed(in(Whitefish(in(lowerUpaying(service( jobs,(retail/restaurant(and(tourism/recreation(positions.(Hailey(Apartments,( located(near(Whitefish(Mountain(Resort,(houses(several(ski(resort(workers,( many(of(whom(are(employed(yearUround(in(the(area(by(holding(seasonal(jobs( both(in(the(summer(and(the(winter.( ( • Occupants(are(a(mix(of(families,(singleUparents,(singles(and(roommate( households,(depending(upon(the(property(and(size(of(unit.( ( While(private(and(nonUprofit(developers(have(been(able(to(utilize(various(public( financing(programs(to(produce(rentals(for(low(income(families(and(seniors(in(the(past,( no(new(affordable(housing(has(been(built(in(the(past(12(years.(With(today’s(land(and( construction(costs,(comparable(mountain(towns(are(finding(that(additional(local( subsidies(and(incentives(are(required(for(affordable(apartment(development(to(be( feasible.( & ---PAGE BREAK--- Whitefish(Area(Workforce(Housing(Needs(Assessment,(Oct.(2016( Rees(Consulting,(Inc.;(WSW(Consulting;(Williford,(LLC( 50 IncomeFRestricted&Rentals:&&Whitefish&Area&(59937)& Project& Total&Units& 1Fb& 2Fb& 3Fb& Income&level& Year&Built& Housing(Authority(BNSF(Units( 2( 2( 0( 0( <80%(AMI( Various( Mountain(View(Manor( 50( 48( 2( 0( <40%(AMI;(Senior( 1969/1997( Big(Mountain(Apts( 37( 0( 37( 0( <60%(AMI( 1977( Colorado(Village(Apts( 36( 4( 28( 4( <60%(AMI( 1986( Whitefish(Manor( 30( 30( 0( 0( <40%(AMI;(Senior( 1988( Stonecreek(Apts( 41( 40( 0( 1( <60%(AMI;(Senior( 1992( Mountain(Apartments( 30( 6( 18( 6( 50%,(60%(AMI( 2001/02( Mountain(Senior(Apts( 30( 10( 20( 0( 50%,(60%(AMI;(Senior( 2003( Hailey(Apartments( 10( 2( 6( 2( 50%,(60%(AMI( 2004( TOTAL&Rentals& 266( 142( 111( 13( All(under(80%(AMI( U( Source:((Interviews;(HUD(rental(database;(Consultant(team( ( Employer&Assisted&Housing& ( About(23%(of(employers(in(the(Whitefish(Area((59937)(provide(some(sort(of(housing( assistance(to(their(employees.( ( • communities(for(the(same(jobs(to(help(compensate(for(the(higher(cost(of(living( or(potential(need(for(employees(to(commute(from(outside(of(the(Area.(( ( • About(6%(of(employers(own(units(or(rooms(for(use(or(rent(by(employees.( Another(1%(master(lease(units(that(are(rented(to(employees.(Businesses( providing(units(are(primarily(in(the(recreation,(lodging(and(real(estate(industries.( Some(units(have(been(provided(for(many(years,(whereas(others(have(been( recently(acquired(to(help(retain(and(recruit(workers(for(hard(to(fill(positions.( ( • About(5%(of(employers(help(employees(with(the(housing(search.(In(this(tight( housing(market,(many(noted(that(finding(housing(is(dependent(upon(having(local( connections(because(many(homes(are(either(not(advertised(or(are(quickly( occupied(once(advertised.(( ( & ---PAGE BREAK--- Whitefish(Area(Workforce(Housing(Needs(Assessment,(Oct.(2016( Rees(Consulting,(Inc.;(WSW(Consulting;(Williford,(LLC( 51 Type&of&Housing&Assistance&Provided&by&Employers:&&2016& %&of&Employers&Providing&Assistance& Pay(higher(wages(than(nearby(communities( 18%( Own(units/rooms(occupied(by(employees( Assist(employees(with(housing(search( Master(lease(units(that(are(rented(to(employees( Salary(stipend/signUon(bonus( Down(payments(or(help(with(mortgage( TOTAL&%&of&Employers&Providing&Assistance*& 23%& Source:((2016(Employer(survey( *The(sum(of(the(percentages(add(to(34%(because(some(employers(provide(more(than(one(form(of( assistance.( ( • When(asked(if(employers(would(be(willing(to(provide(assistance(in(the(future(for( either(their(own(or(other(employees(in(the(community,(about(14%(expressed( interest;(21%(are(not(willing(to(provide(housing(support.(A(large(65%(indicated( they(were(uncertain/needed(more(information,(indicating(that(further(education( or(a(more(defined(assistance(program(may(generate(more(support(from(local( employers.( , “In,the,future,would,you,be,willing,to,assist, with,the,provision,of,workforce,housing?”, Whitefish&Area&Employers,&2016 & Source:((2016(Employer(survey( & No, I am not willing to support housing for employees 21% Uncertain/ need more information 65% Yes, for any employee in the community 9% Yes, for my employees only 5% ---PAGE BREAK--- Whitefish(Area(Workforce(Housing(Needs(Assessment,(Oct.(2016( Rees(Consulting,(Inc.;(WSW(Consulting;(Williford,(LLC( 52 Proposed&and&Pending&Development& Several(residential(development(projects(are(proposed(or(under(construction(in(the(City( of(Whitefish,(totaling(over(300(units.(The(majority(of(homes(are(proposed(to(be(marketU rate,(with(potential(for(ten((10)(affordable(apartments(through(the(City’s(voluntary( inclusionary(zoning(ordinance.(These(projects(are(summarized(below.( & Under&Construction&and&Pending&Approvals&(Residential):&&City&of&Whitefish&2016& Project/Status& #&of& units&& Type&of&Units& Price&Point& 93(llc(( (2017(extension;(working(on( engineering(plans)( 52( 22(single(family( lots( 30(condos( Market(rate( Tamarack(Ridge( (2014(preliminary(plat(approved)( 32( single(family( Market(rate( Maple(Ridge( (2014(preliminary(plat(approved)( 20( 10(single(family;(( 5(townhouse( Market(rate( WF(Crossing( (approved;(under(construction)( 60( ForUrent( apartments( Market(rate;(6(affordable( (60%(and(70%(AMI( households)( Mkay(Enterprises( (2016(preliminary(plat(approved)( 41( 18(apartments;( 10(townhomes;( 13(single(family( Market(rate;(4(affordable( rental(apartments( proposed( SW(Subdivision( (2016(preliminary(plat(approved)( 6( 2(townhomes( 4(single(family( Market(rate( The(Cabins(at(Whitefish( (approved;(working(on( engineering(plans)( 12( Condo(cabins( In(resort(residential(zoning,( but(could(be(used(for(single( family(residential( Cottonwood(Estates(( (pending(preliminary(plat( application)( 23( Single(family( Market(rate( Whitefish(Lake(Condos( (building(permit(submitted)( 4( Condominiums( Market(rate;(on(the(lake( Monterra(Phase(II( (CUP(approved;(Feb.(2017( expiration)( 66( Condominiums( Market(rate( Source:((City(of(Whitefish(Planning(Dept.( ( The(County(has(seen(increased(activity(this(year(in(infrastructure(improvements(and( septic(inspections(on(some(of(the(over(1,400(preliminarily(approved,(undeveloped( residential(lots.(The(most(activity(is(around(the(Whitefish(area(and(is(primarily(for(largeU lot(single(family(homes,(all(of(which(would(be(marketUrate(and(not(affordable(for(most( residents.(( ( ( ---PAGE BREAK--- Whitefish(Area(Workforce(Housing(Needs(Assessment,(Oct.(2016( Rees(Consulting,(Inc.;(WSW(Consulting;(Williford,(LLC( 53 Section&4&–&ForFSale&Housing&Market& This(section(of(the(report(presents(trends(in(the(number(of(home(sales(and(prices(in(the( Whitefish(area(and(Flathead(County,(an(overview(of(recent(sales(activity,(and(the( current(availability(of(homes(by(type,(price(and(relative(condition/age(of(home,(and( evaluates(the(affordability(of(homes(to(the(local(workforce.(This(section(also(presents( ownership(preferences(and(information(on(mortgage(availability.(( ( Key(findings(include:( • Home(prices(in(the(Whitefish(Area(increased(an(average(of(6.7%(per(year(since( 2010,(are(now(close(to(preUrecession(peak(levels(and(are(not(affordable(for(most( local(residents.(An(income(of(over($157,000(is(required(to(afford(a(median(priced( singleUfamily/townhome(listed(for(sale.(Over($75,000(is(needed(to(afford(the( median(priced(condominium(listed(for(sale.( • The(inventory(of(homes(listed(for(sale(is(very(low,(particularly(at(or(below( $350,000.(These(homes(are(in(high(demand(by(local(residents(and(employees,(as( well(as(second(homeowners.(Homes(priced(at($500,000(and(above(are(overU supplied.(( ( • The(homes(that(are(available(below($300,000(are(typically(older(and(in(poor( condition.(( ( • New(construction(is(not(targeting(the(local(workforce.(The(median(asking(price( of(condominiums(constructed(in(the(past(two(years(is(about($400,000(and(the( median(price(of(newer(singleUfamily(and(townhomes(is(about($450,000.( ( • Second(home(buyers(are(responsible(for(a(significant(share(of(home(sales.(They( are(more(cost(conscious(than(they(were(prior(to(the(recession(and(compete(with( residents(for(homes.(Many(plan(to(retire(in(the(Whitefish(Area.(The(ability(to( shortUterm(rent(their(homes(has(permitted(future(retirees(to(purchase(homes(at( least(five(or(more(years(before(retirement.( ( • First(time(homebuyers(are(returning(to(the(market,(although(the(availability(of( homes(they(can(afford(is(very(limited.(Families(with(children(are(less(able(than( singles(or(second(homeowners(to(compromise(on(their(home(size(and(storage( needs,(and(often(find(homes(in(Columbia(Falls(or(Kalispell(in(lieu(of(the(Whitefish( Area.( & ---PAGE BREAK--- Whitefish(Area(Workforce(Housing(Needs(Assessment,(Oct.(2016( Rees(Consulting,(Inc.;(WSW(Consulting;(Williford,(LLC( 54 Trends&in&Home&Sales:&&2005&–&2015& The(real(estate(market(in(the(Whitefish(region(and(Flathead(County(as(a(whole(has(been( recovering(from(the(depths(of(the(recession(in(2009,(but(sale(volumes(and(home(prices( have(not(yet(returned(to(peak(levels.( ( • The(number(of(sales(in(both(Flathead(County(as(a(whole(and(the(Whitefish( region((which(includes(the(city(and(unincorporated(county(within(a(3.5Umile( radius)14(peaked(in(2005/06(prior(to(the(recession.(The(number(of(sales(fell( about(50%(to(their(low(in(2009.(( ( • The(number(of(sales(has(recovered(over(80%(of(total(volume(since(the(low(in( 2009,(but(is(still(below(peak(volumes(in(both(the(Whitefish(region(and(the( County(as(a(whole.( ( • Sales(in(the(Whitefish(region(have(comprised(between(17%(and(20%(of(all(sales( in(the(County(over(the(past(10(years.( ( Number&of&Residential&Sales:&2005F2015& Source:(Flathead(Market(2014(and(2015,(Jim(Kelley 14(This(region(approximates,(but(is(not(completely(equivalent(to,(the(59937(zip(code(area.( 1,789 1,870 1,357 990 912 1,039 1,029 1,333 1,539 1,507 1,673 318 273 278 182 157 216 218 256 330 279 292 - 200 400 600 800 1,000 1,200 1,400 1,600 1,800 2,000 2005 2006 2007 2008 2009 2010 2011 2012 2013 2014 2015 Number of Sales Year Flathead County Whitefish Area (Within 3.5 miles) ---PAGE BREAK--- Whitefish(Area(Workforce(Housing(Needs(Assessment,(Oct.(2016( Rees(Consulting,(Inc.;(WSW(Consulting;(Williford,(LLC( 55 • Median(sale(prices(peaked(in(2007(in(both(the(County(($250,000)(and(the( Whitefish(region(($335,000),(after(the(number(of(sales(had(already(started(to( drop(likely(due(to(lack(of(inventory.(The(median(sale(price(declined(28%(in(the( County(and(32%(in(the(Whitefish(region(upon(reaching(their(low(in(2011(and( 2010,(respectively.( ( • Price(recovery(has(been(relatively(strong,(increasing(an(average(of(6.7%(per(year( in(the(Whitefish(region(since(2010(and(7.7%(per(year(in(the(County(since(the(low( in(2011.(( ( • The(median(sale(price(increased(9.6%(this(past(year(in(the(Whitefish(region(and,( at($312,500,(is(only(about(6.7%(below(the(2007(peak.(Price(increases(have(not( occurred(evenly(across(the(board.(Homes(priced(below($500,000(have(been(in( demand(and(are(growing(faster(in(price(than(higher(priced(homes.( Median&Residential&Sales&Price:&2005F2015& Source:(Flathead(Market(2014(and(2015,(Kelley(Appraisal The(City(of(Whitefish(and(the(Whitefish(region(have(among(the(highest(median(home( prices(in(the(County.(In(2015,(the(median(sale(price(in(the(Whitefish(region(($312,500)( was(about(30%(higher(than(the(County(overall(($242,000),(whereas(the(City(of(Kalispell( and(the(Columbia(Falls(area(were(a(respective(20%(and(13%(below(the(County(median.( When(local(employees(and(residents(cannot(find(suitable(housing(they(can(afford(in(or( near(Whitefish,(these(communities(provide(alternatives.(( ( & $0 $50,000 $100,000 $150,000 $200,000 $250,000 $300,000 $350,000 $400,000 2005 2006 2007 2008 2009 2010 2011 2012 2013 2014 2015 Median Sales Price Year Whitefish area (Within 3.5 miles) Flathead County ---PAGE BREAK--- Whitefish(Area(Workforce(Housing(Needs(Assessment,(Oct.(2016( Rees(Consulting,(Inc.;(WSW(Consulting;(Williford,(LLC( 56 Median&Residential&Sales&Prices:&2015& Source:(Flathead(Market(2014(and(2015,(Kelley(Appraisal( ( Recent&Sales& Sales(in(the(Whitefish(Zip(Code(Area(between(July(2015(and(June(2016,(indicate(that( prices(are(continuing(to(rise.(The(median(price(of(homes(sold(was(higher(than(sales(in( the(City(of(Whitefish(through(December(of(last(year(–(at($326,250.(Of(these(sales:( ( • Homes(sold(for(an(average(price(of($186(per(square(foot.(As(is(typical,(single( which(are(typically(smaller.( ( • Townhomes(sold(for(the(highest(median(price,(which(is(not(frequently(the( situation.(The(sold(townhomes(are(newer(product(on(average(than(the(singleU family(homes(and(condominiums(and(are(relatively(large.(Most(are(3UorUmore( bedrooms(exceeding(1,800(square(feet(in(size.(The(three(units(that(sold(for( under($200,000(were(the(only(2Ubedroom(homes,(averaging(about(1,100(square( feet.(This(product(is(mostly(being(produced(for(and(marketed(to(second( homeowners.( ( ( $189,500 $320,000 $312,500 $210,000 $278,000 Flathead County $242,000 $0 $50,000 $100,000 $150,000 $200,000 $250,000 $300,000 $350,000 Kalispell (city) Whitefish (city) Whitefish (3.5-mile area) Columbia Falls (3.5-mile area) Bigfork (5-mile area) Median Sale Price: 2015 Home Sales ---PAGE BREAK--- Whitefish(Area(Workforce(Housing(Needs(Assessment,(Oct.(2016( Rees(Consulting,(Inc.;(WSW(Consulting;(Williford,(LLC( 57 Of(the(lower(priced(product:( ( • About(52%(of(sales(were(priced(below($350,000(–(the(price(point(sought(by(most( local(residents.(About(60%(of(sales(in(this(range(were(singleUfamily(homes(and( townhomes.(( ( • The(inventory(under($350,000(was(on(the(market(for(less(than(five(months,( compared(to(almost(eight(months(for(homes(over($350,000.( ( • Homes(that(sold(for(under($100,000(were(all(older(condominiums(built(in(the( 1970s.( ( • The(12(single(family(homes(that(sold(for(under($200,000(were(built(60Uyears(ago,( on(average.( Residential&Units&Sold:&&July&1,&2015&–&June&30,&2016& Whitefish&Zip&Code&Area&(59937)& Type&of&Home& Condominium& Townhome& Single&Family& TOTAL&%& <=$100,000& 9( 0( 0( $100,001&F&$150,000& 5( 0( 0( $150,001&F&$200,000& 22( 3( 12( 11%( $200,001&F&$250,000& 17( 0( 24( 13%( $250,001&F&$300,000& 13( 2( 33( 15%( $300,001&F&$350,000& 2( 2( 28( 10%( $350,001&F&$400,000& 2( 3( 28( 10%( $400,001&F&$500,000& 3( 6( 20( $500,001&F&$750,000& 6( 3( 31( 12%( Over&$750,000& 5( 2( 44( 16%( TOTAL& 84( 21( 220( 325( Median&Sold&Price& $227,500( $410,000( $379,750( $326,250( Median&Sold&Price&per& Square&Foot& $211( $189( $180( $186( (Source:((MLS( & ---PAGE BREAK--- Whitefish(Area(Workforce(Housing(Needs(Assessment,(Oct.(2016( Rees(Consulting,(Inc.;(WSW(Consulting;(Williford,(LLC( 58 Availability&–&Homes&Listed&for&Sale&& ( Housing(at(prices(affordable(for(locals(is(in(short(supply.(Compared(with(the(325(units( that(sold(between(midU2015(and(midU2016,(the(July(inventory(of(about(414(units(equals( more(than(a(oneUyear(supply.(While(this(suggests(the(Whitefish(Area((59937)(should(be( a(buyer’s(market,(a(closer(look(shows(that(this(conclusion(is(highly(dependent(upon(the( price(point(of(available(housing.(( ( Current(listings(have(a(comparatively(high(median(list(price(($495,000)(compared(to(the( median(sale(price(last(year(($326,250).(This(does(not(mean(that(prices(have(escalated(to( this(extent,(but(rather(the(lower(priced(homes(have(sold,(while(homes(priced(over( $500,000(remain(on(the(market.(More(specifically:( ( • Five(or(six(years(ago,(during(the(recession,(there(was(too(much(inventory(priced( below($350,000;(now(the(inventory(is(too(low.(Less(than(30%(of(available(homes( fall(below(this(price,(compared(to(52%(of(sales(last(year.( ( • Single(family(homes(and(townhomes(priced(below($350,000(are(in(high(demand.( These(homes(are(the(most(desired(by(locals(and(also(sought(after(by(second( homeowners.(There(is(a(very(low(fourUmonth(supply(of(homes(available((38( homes(available(compared(to(104(sales(last(year).(( ( • The(homes(that(are(available(below($300,000(are(typically(older(and(in(poor( condition.(New(construction(is(not(targeting(the(local(workforce.(The(median( asking(price(of(condominiums(constructed(in(the(past(two(years(is(about( $400,000(and(the(median(price(of(newer(single(family(and(townhomes(is(about( $450,000.( ( • About(70%(of(the(available(homes(under($350,000(are(condominiums,(which,(as( discussed(below,(present(some(challenges(for(local(buyers.(HOA(dues(decrease( the(affordability(of(these(units.( ( ( • Demand(for(higherUpriced(homes((e.g.(over($700,000)(has(not(returned.(There(is( more(than(a(twoUyear(supply(of(homes(available(in(this(price(range.( ! & ---PAGE BREAK--- Whitefish(Area(Workforce(Housing(Needs(Assessment,(Oct.(2016( Rees(Consulting,(Inc.;(WSW(Consulting;(Williford,(LLC( 59 MLS&Listings&in&Whitefish&Area&(59937):&&July&2016& Type&of&Home& Condominium& Townhome& Single&Family& TOTAL&%& <=$100,000& 7( 0( 0( $100,001&F&$150,000& 6( 0( 0( $150,001&F&$200,000& 15( 0( 2( $200,001&F&$250,000& 13( 0( 4( $250,001&F&$300,000& 27( 3( 12( 10%( $300,001&F&$350,000& 15( 3( 14( $350,001&F&$400,000& 11( 2( 21( $400,001&F&$500,000& 13( 5( 39( 14%( $500,001&F&$750,000& 17( 5( 42( 16%( Over&$750,000& 14( 3( 117( 33%( TOTAL& 138( 21( 251( 100%( Median&List&Price& $315,000( $434,000( $689,900( $495,000( Median&List&Price&per& Square&Foot& $248( $205( $252( $243( (Source:((MLS( Affordability&for&the&Workforce&& Even(though(prices(have(not(returned(to( previous(peak(levels,(they(are(still(too(high(for( most(workforce(households.(( ( • An(income(of(over($91,700((or(2.7( times(more(than(the(average(wage)(is( needed(to(afford(the(median(priced( singleUfamily/townhome(sold(in(the(Whitefish(Area((59937)(between(July(2015( through(June(2016.(Based(on(the(current(median(listing(price(of($653,000,(the( income(required(rises(to(over($157,000.( ( • The(median(priced(condominium(sold(over(the(past(year(requires(an(income(of( almost($55,000(to(afford,(or(about(1.6(times(the(average(wage,(which(could(be( affordable(to(a(twoUincome(household(provided(suitable(product(can(be(found.( Based(on(the(current(median(listing(price(of($315,000,(the(income(required( jumps(to(over($75,000.( “Staff,wanting,to,move,up,from, apartment,living,to,renting,or,buying,a, house,are,moving,out,of,town,to, C[olumbia],F[alls],or,Kalispell,or,other, places,and,leaving,working,in, W[hitefish].”, Whitefish(Area(Employer(Survey( ---PAGE BREAK--- Whitefish(Area(Workforce(Housing(Needs(Assessment,(Oct.(2016( Rees(Consulting,(Inc.;(WSW(Consulting;(Williford,(LLC( 60 ( Income&Needed&to&Afford&Median&Home&Compared&to&Incomes&and&Wages:& Whitefish&Area&(59937),&2015F16& ! Source:(Land(Title,(HUD,(DOLA,(Consultant(team( ( Homebuyer&Profiles&and&Preferences& The(primary(buyer(segments(in(the(current(market(are(second(home(owners,(outUofU area(retirees(moving(in(or(purchasing(with(future(plans(to(retire(to(the(area(and(local( residents(and(employees.(Investment(buyers(who(purchase(properties(for(the(purpose( of(renting(them(out(or(otherwise(making(a(profit,(are(also(present.( ( Second(home(buyers(comprise(an(estimated(20%(to(30%(of(buyers(in(the(current( market.(OutUofUarea(current(and(future(retirees(comprise(an(additional(30%(to(40%(of( buyers.15(Realtors(have(seen(some(changes(in(the(demographics(and(preferences(of( these(buyers(over(the(past(several(years:( ( 15(Source:(Realtor(focus(groups(and(interviews.( $381,100 $227,500 $91,720 $54,750 $53,000 $53,000 $33,990 $33,990 $0 $50,000 $100,000 $150,000 $200,000 $250,000 $0 $50,000 $100,000 $150,000 $200,000 $250,000 $300,000 $350,000 $400,000 $450,000 Single Family/Townhome Condominium Household Incomes and Wages Median Home Sale Price Median sale price (Jul 2015 - Jun 2016) Income needed to afford average home Median workforce household income (est.) Average wage (59937) ---PAGE BREAK--- Whitefish(Area(Workforce(Housing(Needs(Assessment,(Oct.(2016( Rees(Consulting,(Inc.;(WSW(Consulting;(Williford,(LLC( 61 • Before(the(recession,(second(home(buyers(focused(on(the(higherUend(market( (over($700,000).(Today’s(second(homeowner(is(making(more(modest(choices( and(seeking(smaller(houses.(They(are(now(competing(with(locals(for(homes( priced(between(about($275,000(to($425,000.( ( • During(the(recession,(most(second(home(buyers(were(Canadian(due(to(the(oil( boom,(allowing(many(to(purchase(homes(for(cash.(Now(that(the(U.S.(economy(is( recovering,(Americans(are(back(and(comprise(at(least(oneUhalf(of(second(home( buyers.( • The(number(of(earlyUretiree(buyers(has(increased,(in(part(due(to(the(shortUterm( rental(market.(These(buyers(are(purchasing(homes(with(the(intent(to(retire(in( the(area(in(5(to(10(years(and(renting(the(units(short(term(through(sites(like(VRBO( to(cover(mortgage(payments(or(supplement(retirement(savings.( • Many(second(home(buyers(would(prefer(highUamenity(condominiums(over( higherUmaintenance(single(family(homes,(but(there(are(few(options(in(Whitefish.( SecondUhomeowners(own(about(65%(of(the(condominiums(in(Monterra,(for( example.(Second(homeowners(are(very(motivated(to(purchase(in(the(Whitefish( Area(and(are(willing(to(compromise(on(their(preferred(housing(type(and( amenities(to(be(in(the(area.(Many(compete(with(locals(for(single(family(homes,( duplexes(and(townhomes((if(available)(at(the(lower(price(points.( Local(buyers(make(up(the(remaining(30%(to(40%(of(the(forUsale(market.(Realtors(stated( that(local(residents(and(employees(were(not(actively(buying(during(the(recession(–(most( were(not(able(to(take(advantage(of(the(lower(prices(to(get(into(home(ownership;( however,(a(few(employers(noted(that(purchasing(homes(in(foreclosure(during(this( period(allowed(them(and(some(of(their(employees(to(stay(in(the(Area.(Now(that(rents( are(starting(to(exceed(mortgage(payments(on(homes(in(the(Whitefish(Area,(firstUtime( homebuyers(are(coming(back(to(the(market.(Other(local(buyers(are(taking(advantage(of( the(equity(earned(on(their(homes(and(are(wanting(to(upsize.(( ( • About(50%(of(local(buyers(are(firstUtime(homebuyers.(The(other(50%(are( homeowners(that(want(to(purchase(a(larger(home.(Local(households(are(rarely( looking(to(downsize(and(purchase(smaller(homes(–(although(some(are(looking(to( rent(smaller(homes(in(the(area,(with(little(success(due(to(the(unavailability(of( rentals.( ( • Singles(and(young(families(are(the(predominant(demographic(for(local( homebuyers.(Technology(and(workUfromUanywhere(buyers(are(increasing.( Realtors(feel(the(current(rising(housing(market(is(more(tied(to(job(growth(than( the(preUrecession(market,(with(many(employees(in(professional(positions( relocating(to(the(Whitefish(area((e.g.,(health(care,(etc.)(and(seeking(housing.( ( ---PAGE BREAK--- Whitefish(Area(Workforce(Housing(Needs(Assessment,(Oct.(2016( Rees(Consulting,(Inc.;(WSW(Consulting;(Williford,(LLC( 62 • About(80%(of(local(buyers(are(searching(for(homes(priced(below($300,000,( although(a(few(have(purchased(near($400,000.( ( • The(preferred(unit(types(are(single(family(homes(with(small(yards(and( townhomes.(Garages(and(extra(storage(are(key.(While(both(amenities(are(best,( one(is(workable.(A(twoUbed/twoUbath(townhome(with(a(garage(priced(under( $300,000(in(good(condition(will(sell(quickly.(Homes(available(at(this(price(point( are(typically(old(and(in(subUpar/poor(condition.( ( • Condominiums(are(generally(not(preferred(by(locals(and(are(particularly(difficult( options(for(families.(High(homeowner(dues((e.g.,($275/month(at(Monterra)(add( to(the(cost(to(purchase(these(homes.(It(is(also(hard(to(get(financing(for(units(that( are(not(FHA(approved,(higher(down(payments(are(typically(required,(and(finding( affordable(options(that(provide(sufficient(storage(and/or(garages(is(difficult.(( ( • Like(second(homeowners,(local(buyers(desire(the(Whitefish(Area(and(are(willing( to(compromise(on(most(of(their(home(preferences.(Some(singles(can(make( older,(smaller(condominiums(work.(Young(families,(however,(often(find(suitable( product(in(the(Columbia(Falls(area((small(single(family(homes(or(duplexes(with( yards)(when(they(cannot(find(affordable(product(in(the(Whitefish(Area.(( Preferred&Housing&Options:&&Local&and&Second&Home&Buyers,&2016& & Unit&Type& Price& Location& Local& Resident/Employee& Household& SingleU family/Townhome( 2(BR(w/(garage( and/or(extra(storage( Small(yard( <=$300,000( In/near(Whitefish;(will( compromise(to(be(in(the( Whitefish(Area(to(the( extent(possible;(families( may(relocate(to(Columbia( Falls( 2nd&Home&Buyer& Future&Retiree& HighUamenity( condominiums(or( townhomes( <$450,000;( demand(for( $700,000+( properties(has( not(yet( returned( In/near(Whitefish;(will( compromise(product(type( to(purchase(in(the(Area( Source:((REALTOR®(focus(group( Investment(buyers(are(not(a(significant(component(of(the(market.(The(shortUterm(rental( market(has(generated(some(activity.(Realtors(noted(that(house(swaps(and(shortUterm( rentals(are(driving(prices(up,(particularly(in(areas(zoned(resort(residential((where(shortU term(rentals(are(permitted). & ---PAGE BREAK--- Whitefish(Area(Workforce(Housing(Needs(Assessment,(Oct.(2016( Rees(Consulting,(Inc.;(WSW(Consulting;(Williford,(LLC( 63 Mortgage&Availability& For(singleUfamily(homes,(townhomes(and(duplexes,(conventional(and(governmentU backed(mortgages(are(again(readily(available(at(competitive(rates.(( ( • Lending(standards(that(tightened(after(the(recession(have(again(relaxed.(Most( buyers(with(decent(credit(and(adequate(income(can(get(a(loan.(Applicants(with(a( new(job(may(have(difficulty(getting(approved.( ( • Conventional(loans(are(again(readily(available(with(as(little(as(5%(down.(This(is(a( popular(product(for(local(firstUtime(buyers.(Gift(funds(from(friends(or(family(and( downUpayment(assistance(programs(are(common(for(residents(needing(help(with( the(down(payment.(( ( • Rural(Development((RD)(and(FHA(also(offer(some(0%(down(payment(loans.( Educational(outreach(to(locals(to(increase(knowledge(of(the(availability(of(this( product(may(help(more(renters(move(into(ownership(provided(homes(are( available(for(them(to(purchase.( • Locals(being(approved(for(loans(for($250,000(and(less(are(the(most(common.(The( problem(is(housing(inventory(–(this(product(is(scarce.( ( Condominium(financing(is(more(difficult.(The(industry(went(through(many(changes(after( the(recession(and(has(limited(condominium(financing(primarily(to(portfolio(loans((i.e.,( loans(not(sold(on(the(secondary(market(and(that(are(not(usually(available(for(fixed(rates( long(term).(FHA(is(looking(at(changing(their(standards,(but(challenges(still(remain:( ( • Monterra(is(about(the(only(FHAUapproved(condominium(project(in(the(Whitefish( Area.(FHA,(USDA(and(VA(loans(are(only(available(on(projects(that(are(approved.(( ( • There(are(tight(limits(on(the(amount(of(commercial(space(that(can(be(within(the( project.( ( • Condominiums(often(have(higher(down(payment(requirements.( ( • The(number(of(shortUterm(and(longUterm(rentals(in(a(project(can(affect(the( ability(to(get(financing.( ( ( ( ---PAGE BREAK--- Whitefish(Area(Workforce(Housing(Needs(Assessment,(Oct.(2016( Rees(Consulting,(Inc.;(WSW(Consulting;(Williford,(LLC( 64 Section&5&–&Rental&Housing&Market& This(section(of(the(report(presents(the(inventory(of(rental(units,(their(condition/age,( rents,(and(vacancies.(It(identifies(trends(in(the(occupancy(and(price(of(rental(units(and( preferences(among(renters.(( ( Key(findings(from(this(section(include:( ( • Rents(have(increased(an(average(of(10%(for(each(of(the(past(two(years(and(now( surpass(preUrecession(levels.(Increases(are(likely(in(the(future(given(the(limited( supply.(( ( • The(average(rent(in(the(Whitefish(Area(($1,240)(is(affordable(to(a(household( earning(over($50,000(per(year((about(100%(AMI).(Of(units(available(for(rent,(the( asking(rent(averaged(over($1,500.(Most(rents(exclude(utilities.( ( • Availability(is(extremely(low.(Less(than(2%(of(units(were(vacant(in(August.( Property(managers(report(that(vacancies(the(past(few(years(have(been( consistently(low(yearUround.(( ( • Some(yearUround(rentals(are(converting(to(other(uses.(Owners(are(selling(their( homes(as(prices(have(increased(and(taking(them(off(the(rental(market;(other( owners(are(reducing(their(lease(terms(from(oneUyear(to(8Umonths((Oct.(through( May),(so(they(can(lease(their(units(for(more(during(the(summer.(( ( • Turnover(is(very(low;(renters(have(so(few(choices(that(many(cannot(move.(( ( • Rising(rents(affect(the(demographic(of(households.(Families(are(being(replaced( by(multiple(roommate(households(who(can(afford(the(higher(rent.( ( • Seniors(seeking(rentals(has(been(increasing.(This(includes(seniors(on(fixed( incomes,(as(well(as(seniors(with(equity(who(recently(sold(their(homes(and(want( to(downsize.(( & ---PAGE BREAK--- Whitefish(Area(Workforce(Housing(Needs(Assessment,(Oct.(2016( Rees(Consulting,(Inc.;(WSW(Consulting;(Williford,(LLC( 65 Rental&Inventory& About(35%(of(households(in(the(Whitefish(Area(rent(their(homes.(This(equates(to(just( under(2,300(renter(households(in(2016.( ( RenterFOccupied&Housing:&&& Whitefish&Area&(59937),&2010&to&2016&(estimated)& 2010& 2016& Total&Households& 5,605( 6,438( RenterUoccupied( 1,967( 2,259( Source:(2010(US(Census,(DOLA(projections((Grand(County),(Consultant(team( ( Based(on(interviews(with(managers(of(over(1,000(marketUrate(rentals(in(the(area,(less( than(20%(of(units(are(in(apartment(buildings.( • Rentals(in(the(area(are(primarily(individually(owned(singleUfamily(homes,(duplex,( townhome(and(condominium(units.(( ( • It(is(estimated(that(about(oneUhalf(of(these(rentals(are(rented(by(their(owners,( with(the(other(50%(being(rented(through(a(professional(property(management( company.(( Age&and&Condition& Over(50%(of(rented(properties(in(the(area(were(built(more(than(30(years(ago.(Many(of( the(older(units(that(are(professionally(managed(are(being(renovated(or(have(undergone( repairs(and(upgrades.(Some(ownerUmanaged(units(are(poorly(maintained,(but(this(has( not(been(a(common(complaint.( ( Of(the(264(affordable(apartments,(about(26%(were(built(since(2000.(( ( • The(oldest(property,(Mountain(View(Manor,(had(significant(renovations( completed(in(1997(and(is(pending(further(upgrades.( ( • Big(Mountain(Apartments,(Colorado(Village,(and(Whitefish(Manor(are(reported( to(be(in(generally(good(condition.( ( • Most(properties(have(management(onUsite(to(address(needed(repairs.( ( & ---PAGE BREAK--- Whitefish(Area(Workforce(Housing(Needs(Assessment,(Oct.(2016( Rees(Consulting,(Inc.;(WSW(Consulting;(Williford,(LLC( 66 Year&Built:&&Affordable&Apartments,&Whitefish&Area& & #&Units& Year&Built& Mountain&View&Manor& 50( 1969/1997( Big&Mountain&Apts& 37( 1977( Colorado&Village&Apts& 36( 1986( Whitefish&Manor& 30( 1988( Stonecreek&Apts& 41( 1992( Mountain&Senior&Apts& 30( 2003( Hailey&Apartments& 10( 2004( Mountain&Apartments& 30( 2001/02( TOTAL& 264( U( Source:(HUD(LIHTC(database;(Interviews( Rents& & Market(rents(have(been(increasing(significantly(over(the(past(few(years.(Rents(have( increased(an(average(of(50%(since(2010,(with(a(10%(increase(in(each(of(the(past(two( years.(Rents(have(surpassed(preUrecession(prices(and,(for(some(units,(have(reached(the( point(where(households(could(pay(less(if(they(could(purchase(the(home.( • The(average(marketUrate(rent(is($1,240(for(units( leased(by(property(managers.(This(is(affordable( for(a(twoUperson(household(earning($50,000( per(year,(or(about(100%(AMI.(Over(70%(of( renter(households(have(lower(incomes.(Many( renters(desire(to(purchase(homes(once( reaching(this(income(level.( ( • Average(rents(vary(from(about($775(for(a(oneUbedroom((just(over(60%(AMI)(to( $1,275(for(a(twoUbedroom((over(100%(AMI)(and($1,680(for(a(threeUbedroom( (over($120%(AMI(for(a(twoUperson(household).( ( • Rents(vary(significantly(within(each(bedroom(size.(Rent(differences(depend( mostly(upon(location(–(units(in(the(Whitefish(Area,(and(particularly(downtown,( demand(higher(rents(than(units(in(other(areas;(and(whether(units(have(a(garage( or(storage(or(allow(pets(–(pets(are(common(among(renters.(The(age(and( condition(of(units(has(some(effect,(but(less(so(than(the(other(factors.( ( • As(rents(on(3Ubedroom(units(have(jumped($200(or(more,(this(has(had(the(effect( of(displacing(young(families(and(replacing(them(with(3UorUmoreUroommate( households(which(can(pay(the(higher(rent.(( (“Rents,have,gotten,out,of, reach,in,Whitefish,for,younger, employees,who,are,not, looking,for,a,situation,with,a, lot,of,roommates...”, Whitefish(Area(Employer(Survey( comment( ---PAGE BREAK--- Whitefish(Area(Workforce(Housing(Needs(Assessment,(Oct.(2016( Rees(Consulting,(Inc.;(WSW(Consulting;(Williford,(LLC( 67 ( • There(has(been(an(increase(in(seniors(who(have(sold(their(homes(for(equity(and( are(looking(to(downsize.(Many(desire(singleUfloor(living.(Many(end(up(in( Columbia(Falls(or(Kalispell(due(to(the(shortage(of(units(in(the(Whitefish(Area( and/or(their(high(price.( Market&Rents&by&Unit&Size,&June&2016& Market&Rents& NOTES& 1&Bedroom& $450U$1,600;( $775(average( Big(range,(most(are( priced(below($1,000( 2&Bedroom& $700(U($2,900;( $1,275(average( Base(price(is($700U $900;(most(are( $2,000(or(below( 3&Bedroom& $900(–($3,600;( $1,680(average( Consistently(start(at( $900U$1,000;(most( units(peak(at($3,000( 4&Bedroom& $1,500U$1,800;( $1,650(average( Only(one(manager( had(these(units( Overall&Average& $1,240( U( Source:((Property(Manager(focus(group,(interviews( Rents(for(the(incomeUrestricted(affordable(apartments(in(the(Whitefish(Area(are(much( lower(on(average(than(market(rents;(although(for(all(except(3Ubedroom(units,(there(is( some(overlap(in(price(ranges.(( ( The(overall(average(apartment(rent(of($615(is(affordable(to(a(2Uperson(household( earning(about($25,000((50%(AMI).(The(availability(of(these(units(is(limited,(however:( • All(units(typically(have(no(vacancies,(very(low(turnover(of(only(1(to(3(units(each( year(and(most(have(a(waitlist,(allowing(units(to(be(filled(quickly(when(they( become(available.( ( • While(these(units(serve(many(lower(income(employees(in(the(Whitefish(Area,16( they(cannot(serve(many(segments(of(the(market.(This(includes(dualUincome( couples(who(exceed(incomeUqualification(limits,(yet(cannot(afford(market(rate( rentals;(applicants(with(felony(convictions;(and(employees(without(sufficient( income(documentation.(These(households(cannot(afford(market(rents,(but(also( cannot(access(current(affordable(options.( ( 16(See(Section(3(–(Housing(Inventory((Affordable(Housing(Inventory)(for(more(information(on(occupants.( ---PAGE BREAK--- Whitefish(Area(Workforce(Housing(Needs(Assessment,(Oct.(2016( Rees(Consulting,(Inc.;(WSW(Consulting;(Williford,(LLC( 68 • There(are(too(few(extremelyUlowUincome(units((i.e.,(30%(AMI)(that(would(be( affordable(to(households(on(social(security(income.(These(households(cannot( afford(rents(at(levels(restricted(for(households(earning(up(to(50%(AMI.(LIHTC( property(managers(report(that(they(have(been(turning(away(more(of(these( applicants(in(the(past(year.( Affordable&Rents&by&Unit&Size,&June&2016& IncomeF Restricted&& Apartment&Rents& 1&Bedroom& $300U$604;( $450(average( 2&Bedroom& $520U$800;( $660(average( 3&Bedroom& $600U$860;( $730(average( Overall&Average& $615( Source:((Property(Manager(focus(group,(interviews( ( There(are(also(too(few(properties(in(the(Whitefish(Area(for(Section(8(voucher(holders.( Market(rents(are(too(high(for(the(program:( ( • One(market(rate(property(manager(accepted(them(in(about(50(of(her(managed( units(that(were(priced(between($600((1Ubr)(and($1,200((3Ubr);(other(managers( had(a(few(units(in(Columbia(Falls.(( ( • The(Whitefish(Housing(Authority(has(not(been(able(to(place(voucher(holders(in( Whitefish(for(several(years.(The(WHA(used(to(be(able(to(place(people(in( Columbia(Falls,(but(rents(are(getting(too(high(there(as(well.($654(for(a(1U bedroom(is(the(allowed(maximum(payment(for(a(voucher(holder.(( ( Lease&terms&& Managers(of(Whitefish(Area(properties(offer(a(mix(of(lease(terms(from(less(than(one( month(up(to(one(year.(The(majority(of(properties(carry(leases(of(8Umonths(or(more.( ( • Owners(converting(longUterm(rentals(to(shortUterm(vacation(rentals(has(not(been( widespread((as(discussed(in(Section(6(–(Housing(Problems).(( ( • Renting(units(with(6U(to(9Umonth(leases(from(fall(through(spring(is(relatively( common,(however,(and(affects(the(ability(for(employees(to(reside(in(the(area( yearUround.(( ( ---PAGE BREAK--- Whitefish(Area(Workforce(Housing(Needs(Assessment,(Oct.(2016( Rees(Consulting,(Inc.;(WSW(Consulting;(Williford,(LLC( 69 o One(property(manager(has(a(unit(that(leases(for($1,000(per(month( through(a(fall/winter(lease,(then(for($3,000(per(month(during(the( summer.(Almost(all(property(managers(had(some(units(on(a(similar( schedule,(although(rents(varied.(Most(of(these(units(are(furnished.(( ( o Some(employers(noted(that(this(type(of(lease(has(been(increasing.( Workers(that(had(relatively(stable(yearUround(rentals(have,(in(recent( years,(needed(to(find(alternative(housing(in(the(summer(so(owners(can( shortUterm(their(units(for(higher(rents.( Utilities&& A(recent(trend(for(new(apartment(projects(in(mountain(communities(is(for(utilities(to(be( included(in(rent.(This(reduces(construction(costs(associated(with(individual(meters,( allows(for(energyUefficient(heating(systems(such(as(central(hot(water(boilers(to(be(used( and(makes(it(easier(for(renters(to(move(in(and(out(without(utility(deposits.( ( In(Whitefish,(most(units(managed(by(property(managers(do(not(include(utilities:(( ( • Managers(estimate(that(electric(may(cost($100(on(average,(depending(upon(the( age(of(the(property,(and(water(and(sewer(average($80(per(month.(( ( • With(planned(wastewater(treatment(upgrades,(the(wastewater(rate(is( anticipated(to(double,(which(will(have(a(significant(impact(on(renters(and( homeowners(alike.( Vacancy&Rate& As(a(general(rule,(doubleUdigit(vacancy(rates(are(considered(to(be(very(high,(rates(at(or( below(3%(are(very(low,(and(a(vacancy(rate(of(around(6%(that(is(trending(downward(is( typically(an(indication(to(developers(that(construction(of(additional(units(should(begin.( These(“rules(of(thumb,”(however,(vary(by(market(area.( ( The(average(vacancy(rate(in(the(Whitefish(Area(was(below(2%(in(August((fewer(than(45( units),(which(is(very(low.(Vacancy(rates(have(tightened(over(the(past(four(years.( ( • Rentals(are(now(mostly(occupied(yearUround.(Vacancies(used(to(increase(in(the( fall(and(took(longer(to(fill(than(other(times(of(the(year.(That(has(not(been(the( case(for(the(past(four(years.(Property(managers(have(consistently(had(at(least( 98%(occupancy.( ( ---PAGE BREAK--- Whitefish(Area(Workforce(Housing(Needs(Assessment,(Oct.(2016( Rees(Consulting,(Inc.;(WSW(Consulting;(Williford,(LLC( 70 • Property(managers(have(more(choices(in(tenants(now.(Most(take(application( fees(and(have(multiple(applications(for(units.( ( • Units(renting(for(less(than($800(take(hours(to(fill;(units(at($1,600(take(no(more( than(30Udays;(units(priced(over($4,000(still(take(time(to(fill.(( ( • IncomeUrestricted(affordable(rentals(have(been(full(the(past(few(years.(Most( have(waitlists(varying(from(six(up(to(30(people;(units(are(usually(filled( immediately(upon(vacancy.(( ( • Affordable(properties(turnover(one(to(two(units(per(year.(Of(units(built(in(the( 2000’s,(many(have(their(original(tenants.(( ( • Fewer(than(10%(of(market(rate(units(managed(by(property(managers(turnover( each(year(in(the(Whitefish(Area.(Most(turnover(occurs(in(May(through(August.( The(lack(of(rentals(keeps(tenants(in(their(units.(Managers(have(had(some(tenants( give(30Uday(notice,(then(take(the(unit(back(for(lack(of(alternatives.( ( Vacancy&Rates:&&Whitefish&Area&(59937),&July/August&2016& IncomeFrestricted&rentals& 1.9%((5(units)( MarketFrate&rentals&(interviews)& 1.0%((11(units)( MarketFrate&rentals&(advertised)& 1.0%((23(units)( Source:((Craigslist;(Interviews;(consultant(team( ( Available&Rentals& Only(23(units(available(to(rent(yearUround(in( the(Whitefish(Area(were(advertised(on(Zillow( and(Craigslist(in(August.(Of(these,(the(average( rent(was(over($1,500(per(month.(Only(six(units( were(available(for($1,000(per(month(or(less.( & & & “Most,[of,my,employees],live,in, Kalispell,or,C[olumbia],Falls,or, outside,of,Whitefish.,Affordable, Rentals,are,very,hard,to,find,,that, aren't,vacation,rentals.,I,have,had, several,employees,over,the,years, who,live,in,low,income, housing/apartments.”, Whitefish(Area(Employer( ---PAGE BREAK--- Whitefish(Area(Workforce(Housing(Needs(Assessment,(Oct.(2016( Rees(Consulting,(Inc.;(WSW(Consulting;(Williford,(LLC( 71 Rents&of&Vacant&Units&by&Income&Affordability:&& Whitefish&Area&(59937),&August&2016& Max&Rent& Studio/& 2F bedroom& 3+F bedroom& Total& listings& %&listings& 1Fbedroom& <$15,000& $375( 0( 0( 0( 0( $15&F&$24,999& $625( 1( 1( 0( 2( $25&F&$39,999& $1,000( 2( 2( 0( 4( 17%( $40&F&$49,999& $1,250( 2( 2( 0( 4( 17%( $50&F&$59,999& $1,500( 0( 1( 0( 1( $60&F&$74,999& $1,875( 0( 1( 5( 6( 26%( $75,000&or&more& Over( $1,875( 0( 2( 4( 6( 26%( Total& U( 5& 9& 9& 23& 100%( Average&Rent& U( $921( $1,262( $2,068( $1,503( U( Sources:(Zillow(and(Craigslist( ( Renter&Preferences&, Interviews(with(property(managers(and(comments(from(employers(provide(some(insight( on(the(preferences(of(renters(in(the(Whitefish(Area:( ( • Units(in(and(near(Whitefish(are(most(preferred.(Prices(should(not(exceed(about( $800(for(a(1Ubedroom,($1,200(for(a(2Ubedroom(and($1,500(for(a(3Ubedroom.(( ( • Pets(are(popular.(Some(owners(are(renovating(units(and(no(longer(allowing(pets,( whereas(others(are(renovating(units(with(petUfriendly(carpets.(Some(require(a( pet(deposit(and/or(extra(rent.( ( • Storage(and(garages(are(preferred.(Units(with(these(amenities(can(demand( higher(rent.( ( • Units(for(seniors(to(downsize(are(limited(in(the(Whitefish(Area(and(in(increasing( demand.(These(should(be(oneUstory(units(with(easy(access.( ( ( ( ---PAGE BREAK--- Whitefish(Area(Workforce(Housing(Needs(Assessment,(Oct.(2016( Rees(Consulting,(Inc.;(WSW(Consulting;(Williford,(LLC( 72 Section&6&–&Housing&Problems& This(section(provides(an(overview(of(multiple(indicators(of(housing(problems,(including( households(that(are(costUburdened(by(unaffordable(housing(payments,(overcrowded,( living(in(substandard(housing,(or(forced(to(commute.(This(section(also(provides(an( overview(of(the(impacts(of(shortUterm(rentals(on(the(availability(of(yearUround(housing( for(the(local(workforce. ( This(section(uses(a(combination(of(local( information(and(secondary(data(from(the( 2000(US(Census(and(2010U2014(ACS(because( 2010(Census(data(is(not(available(for(these( samples(of(residences,(rather(than(a(100%( census(count(like(the(2000(or(2010(Census,( the(ACS(should(be(used(to(gauge(trends(over(time(rather(show(precise(changes.(This(is( particularly(true(in(areas(with(populations(under(20,000((such(as(the(Whitefish(Area),( where(margins(of(error(can(be(high.(The(ACS(margins(of(error(for(the(Whitefish(Area( have(been(provided(below(where(helpful(to(understand(the(data(quality(and(reliability( for(certain(housing(problems.( CostFBurdened& Households(are(considered(to(be(cost(burdened(if(their(housing(payment17(exceeds(30%( of(their(gross(income,(and(extremely(cost(burdened(if(it(exceeds(50%.(Cost(burdened( households(often(have(insufficient(income(left(over(for(other(life(necessities(including( food,(clothing,(transportation(and(health(care.( In(2000,(about(35%(of(renters(and(28%(of(owners(were(costUburdened(in(the(Whitefish( Area.(ACS(2010U2014(estimates(show(that(costUburden(among(owners(has(remained( about(the(same.(CostUburden(among(renters(is(estimated(to(have(increased,(ranging( between(39%(to(over(60%.(( ( Rents(increasing(at(a(rate(of(near(10%(over(the(past(couple(of(years(compared(to(a( yearly(2.5%(increase(in(area(wages(has(likely(increased(cost(burden(among(renters,( though(the(magnitude(of(this(change(cannot(be(reliably(quantified.(Property(managers( were(not(able(to(comment(on(the(extent(of(this(problem;(however,(they(have(observed( more(families(being(replaced(with(roommate(households,(which(have(more(incomes(to( cover(the(rent,(as(rents(rise.(( & & 17(The(US(Census(defines(“housing(payment”(to(include(rent(and(mortgage(plus(utilities.( “Whitefish,housing,is,expensive.,I,have, associates,in,the,service,industry,that, cannot,find,reasonable,housing.,They, have,shared,housing,with,multiple, roommates,in,less,than,desirable, conditions.”, Whitefish(Area(Employer(Survey(Comment( ---PAGE BREAK--- Whitefish(Area(Workforce(Housing(Needs(Assessment,(Oct.(2016( Rees(Consulting,(Inc.;(WSW(Consulting;(Williford,(LLC( 73 Cost&Burdened&Households:& Whitefish&Area:&2000&–&2014&(est)& & Source:(2000(Census,(2010U2014(ACS(estimate( Substandard&Housing& Housing(is(considered(substandard(when(it(lacks(basic(facilities,(including(complete( plumbing,(complete(kitchens(or(heating.(Households(residing(in(substandard(housing( are(considered(to(be(in(need(of(assistance,(even(if(they(are(otherwise(satisfied(with(their( housing.( ( Few(households(in(the(Whitefish(Area(reside(in(substandard(housing(based(on(this( definition.(About(1%(of(renters(and(0.5%(of(owners(in(2000(lacked(complete(facilities( and(none(lacked(heating(options.(Based(on(the(ACS(2010U2014(estimates,(this(has( remained(fairly(consistent.( ( As(indicated(in(earlier(sections,18(the(age(of(housing(and(maintenance(of(units(are(more( likely(to(affect(the(condition(and(suitability(of(housing(for(locals.( & & 18(See(Section(3(–(Housing(Inventory,(Section(4(–(For(Sale(Market(and(Section(5(–(Rental(Housing(Market.( 35% 28% 51% 12%) 30% 0% 10% 20% 30% 40% 50% 60% 70% 80% 90% 100% Renters Owners % of Households Paying >30% of Income for Housing 2000 2010-2014 ---PAGE BREAK--- Whitefish(Area(Workforce(Housing(Needs(Assessment,(Oct.(2016( Rees(Consulting,(Inc.;(WSW(Consulting;(Williford,(LLC( 74 Type&of&Heating&Fuel&Used:&&Renters& &Whitefish&Area,&2000&–&2014&(est)& Renters& Owners& 2000& 2010F2014& 2000& 2010F2014& Lack&complete&plumbing& 1.0%( 0.0%( 0.5%( 1.0%( Lack&complete&kitchen& 1.0%( 0.4%( 0.3%( 0.4%( Type&of&Heating&Fuel&Used& ( ( ( ( Gas/Oil( 50.4%( 49.0%( 65.4%( 66.5%( Electric( 42.2%( 45.9%( 18.1%( 20.2%( Wood( 7.4%( 4.7%( 16.0%( 11.5%( Other( 0.0%( 0.0%( 0.4%( 1.9%( None( 0.0%( 0.4%( 0.0%( 0.0%( Source:(2000(Census,(2010U2014(ACS(estimate( Overcrowding& & Overcrowding(does(not(have(a(strict(definition.(Most(property(managers(allow(no(more( than(2Upersons(per(bedroom(in(their(units.(The(Census(Bureau(defines(overcrowded( housing(units(as(those(with(more(than(1Uperson(per(room.(( ( Based(on(the(Census,(renter(households(were(more(likely(to(be(overcrowded((6%)(than( owner(households((3%)(in(2000.(The(ACS(indicates(this(may(have(decreased(in(2010U 2014;(although(among(renters,(overcrowding(problems(change(with(peak(employment( periods.(( ( Property(managers(noted(that(overcrowding(in(their(rentals(has(not(been(a(problem,( but(they(allow(no(more(than(2Upersons(per(bedroom(upon(leaseUup(and(monitor(this( requirement.(They(have,(however,(seen(a(rise(in(roommate(households(both(as(a( percentage(of(total(renters(and(in(size((e.g.(threeU(and(fourUroommate(households( instead(of(two(roommates).( & & ---PAGE BREAK--- Whitefish(Area(Workforce(Housing(Needs(Assessment,(Oct.(2016( Rees(Consulting,(Inc.;(WSW(Consulting;(Williford,(LLC( 75 Overcrowded&Households:&&& Whitefish&Area,&2000&–&2014&(est)& Source:(2000(Census,(2010U2014(ACS(estimate( Forced&to&Commute& As(stated(in(Section(2(–(Economic(Trends,(employers(estimate(that(about(34%(of(inU commuting(workers((1,095(total)(would(prefer(to(live(in(the(Whitefish(Area(if(they(could( find(housing(that(they(could(afford.(These(workers(are(forced(to(commute(due(to(the( lack(of(workforce(housing(in(the(Whitefish(Area.(For(workers(that(would(prefer(to(move:( ( • It(is(typical(for(homeowners(who(inUcommute(to(be(more(reluctant(than(renters( to(move(given(their(more(stable(housing(situation.( ( • Employees(wanting(to(move(work(in(a(range(of(jobs(in(the(Whitefish(Area,( including(retail,(lodging/accommodations,(bar/restaurant,(recreation,(health( care,(and(finance/banking.(( ( • According(to(employers,(inUcommuters(include(employees(from(entryUlevel(and( seasonal(workers(through(management(positions.(( ( Providing(a(range(of(housing(options(–(both(rental(and(ownership(–(at(various(price( points(could(provide(inUcommuting(workers(with(more(local(housing(options.(This(would( also(help(house(new(workers(nearer(their(jobs(and(help(mitigate(commuting(in(the( future.( 5.9% 3.2% 1.7% 0.0% 0% 1% 2% 3% 4% 5% 6% 7% Renters Owners % of Households With >1 Occupant per Room 2000 2010-2014 ---PAGE BREAK--- Whitefish(Area(Workforce(Housing(Needs(Assessment,(Oct.(2016( Rees(Consulting,(Inc.;(WSW(Consulting;(Williford,(LLC( 76 ShortFTerm&Rental&Impacts& The(shortUterm(rental(market(affects(the(demand(for(workforce(housing(both(from(the( supply(side,(by(removing(longUterm(rentals(and(homes(previously(owned(by(local( residents(from(the(market,(and(the(demand(side,(through(increased(job(growth(to( provide(services(to(the(shortUterm(visitors(and(the(rental(properties.(With(the(explosive( growth(in(shortUterm(vacation(home(rentals(available(through(websites(such(as(VRBO,( AirBnB(and(other(online(hosting(sites,(these(concerns(have(come(to(the(forefront,(not( only(in(the(Whitefish(area,(but(also(among(most(every(highUcost(resort(community( throughout(the(mountain(west.(( While(a(comprehensive(analysis(of(this(issue(was(outside(the(scope(of(this(study,(some( insight(into(the(problem(is(available(through(property(manager(and(Realtor(interviews,( and(through(local(shortUterm(rental(license(data(and(AirBnb(and(VRBO(listings.( ( Existing(ShortUTerm(Rentals.(( ( In(August(of(this(year,(there(were(529(shortUterm(rentals( advertised(on(VRBO(from(Olney(to(Columbia(Falls,( constituting(roughly(5%(of(housing(units(in(this(area. ( ( ShortUterm(rental(advertisements(on(AirBnb(have(increased( significantly(over(the(past(few(years.(In(2016:( ( • There(were(298(active(rentals(listed(with(94(active(hosts.(( ( • Average(daily(rents(received(for(AirBnbUlisted(units(ranged(from(just(under($200( for(a(1Ubedroom(unit(to(over($450(for(a(4Ubedroom(home.( ( Growth&in&AirBnb&Listings:&&2013&to&2016& Year&of&listing:& 2013& 2014& 2015& 2016& #(of(listings:( 15( 37( 129( 298( Source:(Airdna.co( City(License(Data.(The(City(of(Whitefish(began(requiring(permits(for(shortUterm(rented( homes(in(2013.(The(City(requires(a(business(license(and(fee,(City(Fire(Department( inspection,(Flathead(County(Health(Department(inspection(and(State(of(Montana(Public( Accommodation(License(for(a(Tourist(Home.(Properties(must(be(located(within(defined( shortUterm(rental(zones(in(the(city.(The(City(has(issued(permits(for(21(properties.( ( County(Licensed(Tourist(Homes.(The(state(of(Montana(began(requiring(accommodations( inspections(and(permits(for(Tourist(Homes(in(2009.(Flathead(County(has(98(licensed( Tourist(Homes(in(the(59937(zip(code(area.(The(County(does(not(actively(monitor(shortU VRBO(listings(in(August( totaled(about(5%(of( housing(units(in(the( Whitefish(area.(( ---PAGE BREAK--- Whitefish(Area(Workforce(Housing(Needs(Assessment,(Oct.(2016( Rees(Consulting,(Inc.;(WSW(Consulting;(Williford,(LLC( 77 term(rental(homes(to(gain(compliance.(All(permits(were(acquired(upon(request(by(the( owner(or(through(complaints(received(on(nonUpermitted(units.( ( The(County(does(not(collect(information(on(the(use/occupancy(of(the(home(prior(to(its( use(as(a(shortUterm(rental.(Several(observations(have(been(made(upon(inspection,( however:( ( • At(least(three((3)(units(this(spring(had(been(rented(longUterm(and(converted(to( shortUterm.(( ( • The(County(sees(a(lot(of(permit(activity(at(the(base(of(Whitefish(Mountain.(Most( of(these(units(are(condominiums(owned(by(second(homeowners.(( ( • One(fourUplex(was(constructed(this(year(with(the(intent(to(rent(all(units(on(a( shortUterm(basis.(( ( • A(property(manager(of(shortUterm(rentals(expressed(that(it(has(been(hard(to( retain(employees(to(help(manage(the(rentals(due(to(the(lack(of(affordable(homes( in(the(Whitefish(area.(His(workers(have(typically(found(homes(in(Kalispell,(only(to( find(a(job(closer(to(home(and(leave(his(employment(within(one(to(two(years.(( ( ForUsale(market.(Realtors(noted(that(the(shortUterm(rental(market(has(affected(some(of( the(home(purchase(activity.(It(has(attracted(some(investment(buyers,(although(more( frequently(it(has(prompted(many(second(homeowners(with(plans(to(retire(in(the(area(to( purchase(homes(5(to(10(years(in(advance.(Realtors(have(noted(that(home(prices(have( Rental(market.(Property(managers(have(not(seen(a(significant(shift(of(longUterm(rented( homes(into(shortUterm(units((i.e.,(rented(for(periods(less(than(30Udays)(among(units(that( they(manage.(Many(owners(have(considered(conversion,(but(given(the(current(high( yearly(rental(rates(and(the(increased(cost(and(management(involved(with(shortUterm( rentals,(most(owners(have(preferred(to(retain(their(units(as(longUterm(rentals.(As(a( compromise,(however,(some(units(that(were(rented(yearUround(are(converting(to(6U(to( 9Umonth(leases(to(take(advantage(of(higher(summer(rents.(( ( A(larger(contributor(to(the(loss(of(longUterm(rentals(has(been(owners(selling(their(homes( as(home(prices(have(increased.(Managers(reported(losing(nearly(20(units(this(spring(due( to(owners(selling.(New(owners(may(shortUterm(rent(their(units,(particularly(if(they(want( the(flexibility(of(using(the(unit(themselves(for(part(of(the(year.(Property(managers(find( that(units(are(being(shortUterm(rented(regardless(of(whether(they(are(permitted(by( zoning(or(not.( & ---PAGE BREAK--- Whitefish(Area(Workforce(Housing(Needs(Assessment,(Oct.(2016( Rees(Consulting,(Inc.;(WSW(Consulting;(Williford,(LLC( 78 Section&7&–&Current&Housing&Needs&and&Projected&Demand& ( This(section(of(the(report(estimates(the(number(of(housing(units(needed(by(employees( in(the(Whitefish(Area(both(to(fill(existing(gaps(in(the(housing(market(and(to( accommodate(future(needs(to(support(the(businesses(and(the(community(through( 2020.(This(includes(identifying(needs(by(ownership(and(rental(units(and(by(price(points( affordable(for(workforce(households.(( ( Housing(needs(are(determined(through(a(combination(of(factors(and(are(presented(in( two(categories:( ( • CatchUUp(Needs(–(the(number(of(housing(units(needed(to(address(current( deficiencies(in(housing(based(on(employees(needed(to(fill(unfilled(jobs(and(inU commuting(employees(who(want(to(live(in(the(Whitefish(Area.( ( • KeepUUp(Needs(–(the(number(of(units(needed(to(keepUup(with(future(demand( for(housing(based(on(projected(employment(and(jobs(vacated(by(retiring( employees.( ( The(housing(needs(estimated(in(this(section(are(a(component(of(housing(demand(in(the( Whitefish(Area,(but(they(do(not(represent(total(demand.(This(section(estimates(housing( units(needed(to(support(employers,(keep(up(with(future(job(growth(and(improve( housing(conditions(for(area(workers.(The(estimate(includes(housing(that(may(be( provided(by(the(market,(and(gaps(where(the(market(is(unlikely(to(provide(housing( needed(to(support(the(local(workforce.(It(does(not(include(additional(components(of( demand,(such(as(resident(households(who(would(like(to(buy(a(new(or(different(home(in( the(Area(or(outUofUarea(households(wanting(to(purchase(vacation(or(retirement(homes.(( ( Current&Conditions&and&CatchFUp&Needs& & InKcommuters, ( Providing(stable(housing(options(for(inUcommuters(that(would(prefer(to(live(near(their( jobs(has(many(benefits(to(both(employers(and(the(community,(including(helping(to( decrease(employee(turnover,(improve(customer(service,(and(increase(community( vibrancy.( ( About(555(units(are(needed(in(the(Whitefish(Area(to(meet(the(needs(of(inUcommuters( who(would(prefer(to(live(nearer(their(jobs.(Employers(estimate(that(about(34%(of( employees(commuting(from(homes(outside(of(the(59937(zip(code(area(would(move(to( the(Whitefish(Area(if(they(could(find(suitable(housing(they(could(afford.(( ( ---PAGE BREAK--- Whitefish(Area(Workforce(Housing(Needs(Assessment,(Oct.(2016( Rees(Consulting,(Inc.;(WSW(Consulting;(Williford,(LLC( 79 Units&Needed&to&House&InFCommuters& Total&inFcommuters& 3,245( %&want&to&move&to&the&Whitefish&Area& 34%( #&that&want&to&move& (1,095( Jobs&per&employee& 1.2( Workers&per&household& 1.64( New&housing&needed& 555( Unfilled,jobs, ( About(115(housing(units(are(required(to(house(employees(needed(to(fill(the(225(yearU round(jobs(that(are(vacant.(( Units&Needed&to&Help&Fill&Vacant&Jobs& #&YearFRound&unfilled&jobs& 225( Jobs&per&worker& 1.2( Employees&per&household& 1.64( Housing&units&needed& 115( ( Future&(KeepFUp)&Needs& Retiring,employees, ( Employers(will(need(to(fill(the(jobs(vacated(by(retirees(in(addition(to(any(newly(created( jobs.(Some(retirees(will(likely(leave(the(area(upon(retirement;(however,(when(they(sell( their(homes,(many(will(likely(be(purchased(by(second(homeowners(or(inUcoming(retirees( rather(than(local(employees.( ( Employers(report(that(about(6%(of(employees((365(total)(will(be(retiring(over(the(next( four(years.(About(180(housing(units(will(be(needed(to(house(the(employees(filling(jobs( vacated(by(retirees.(( ( ( Retiring&employees( %&to&retire&by&2020& 6.1%( #&to&retire& 357( Jobs&per&worker& 1.2( Employees&per&household& 1.64( Housing&units& 180( ---PAGE BREAK--- Whitefish(Area(Workforce(Housing(Needs(Assessment,(Oct.(2016( Rees(Consulting,(Inc.;(WSW(Consulting;(Williford,(LLC( 80 Job&Growth& ( To(keep(up(with(estimated(job(growth(over(the(next(five(years((395(new(jobs),( approximately(130(additional(units(will(be(needed(by(2020(to(house(63%(of(local( employees(in(the(Whitefish(Area.(The(63%(target(is(based(on(current(patterns(–(44%(of( the(current(workforce(lives(in(the(Area(and(19%(commute(in(but(want(to(move.( ( Estimated&Housing&Needed&by&the&Workforce& Filling&New&Jobs,&2016&–&2020& Increase&in&Jobs&between&2016&to&2020&& 395( Jobs&per&Employee& 1.2( New&Employees&Needed& 330( %&to&live&in&Whitefish&Area*& 63%( #&to&live&in&Whitefish&Area& 210( Employees&per&Housing&Unit& 1.64( New&housing&needed& 130( *Includes(44%(of(the(workforce(that(lives(in(the(Whitefish(Area(plus(inU commuters(who(want(to(move(to(the(Area.( ( Summary&of&CatchFUp&and&KeepFUp&Needs& Based(on(estimated(catchUup(and(keepUup(needs,(approximately(980(housing(units(for( the(workforce(are(needed(by(2020,(or(an(average(of(about(245(units(per(year.(This( includes(housing(inUcommuters(that(want(to(move(to(the(Whitefish(Area,(workers( needed(for(unfilled(jobs,(employees(filling(jobs(vacated(by(retirees(and(workers(filling( new(jobs(created(through(2020.(The(extent(to(which(some(of(these(needs(may(be( addressed(by(the(market(will(be(influenced(by(changes(in(housing(prices(over(time,(the( availability(of(land,(developers’(willingness(to(take(advantage(of(opportunities(to(build( additional(workforce(housing,(and(the(presence(or(absence(of(regulatory(barriers.(In( addition,(the(extent(to(which(any(or(all(of(these(elements(of(need(are(addressed(by(local( housing(programs(will(be(an(extension(of(housing(policy,(resources(and(desired(direction( with(respect(to(workforce(housing.(Setting(this(policy(direction(will(be(a(goal(of(Phase(2,( Strategic(Planning.( ( ( ( ( ( ( ( ( ---PAGE BREAK--- Whitefish(Area(Workforce(Housing(Needs(Assessment,(Oct.(2016( Rees(Consulting,(Inc.;(WSW(Consulting;(Williford,(LLC( 81 Summary&of&Housing&Needs& CatchFUp& &670&& InUcommuters( (555(( Unfilled(jobs( (115(( KeepFUp& &310&& Retiring(employees( (180(( New(jobs( (130(( TOTAL&through&2020& &980&& Needs&by&Own/Rent&and&Income& ( There(is(need(for(both(ownership(and(rental(housing(in(the(Whitefish(Area(that(is( available(to(the(local(workforce.(About(40%(of(new(units(should(be(for(ownership(and( 60%(for(rent.(This(takes(into(account(that(most(inUcommuters(that(would(move(are( renters,(as(are(the(majority(of(new(workers(to(the(area(initially((an(estimated(70%).(It(is( also(in(line(with(the(rental(shortage(experienced(in(the(Whitefish(Area((under(2%( vacancy(rate).(( ( The(precise(ratio,(however,(is(somewhat(dependent(upon(the(Area’(desired(direction( and(housing(policy.(While(the(rental(market(is(currently(tighter(than(the(ownership( market,(ownership(is(needed(long(term(for(yearUround(residents.(( & (Summary&of&Housing&Needs&by&Own/Rent&Through&2020 ( Units&needed&through&2020& &980&& Ownership( (400( Rental( (580(( ( Ownership(housing(should(be(created(based(on(the(income(distribution(of(households( employed(in(the(Whitefish(Area,(as(shown(below.(( ( • Prices(for(locals(should(range(as(low(as(about($160,000(up(to(about($310,000.( This(would(provide(ownership(opportunities(for(households(earning(between( $40,000(through($75,000(per(year((between(about(80%(and(150%(AMI).(The( current(forUsale(market(is(not(providing(a(sufficient(supply(of(homes(in(this(price( range.( ( • Homes(affordable(for(households(earning(under($40,000(per(year(are(also( undersupplied;(however,(producing(homes(at(this(price(will(not(occur(without( substantial(subsidies(or(programs(such(as(Habitat(for(Humanity.(These( households(also(often(have(trouble(qualifying(for(loans(and(meeting(down( payment(purchase(requirements.( ---PAGE BREAK--- Whitefish(Area(Workforce(Housing(Needs(Assessment,(Oct.(2016( Rees(Consulting,(Inc.;(WSW(Consulting;(Williford,(LLC( 82 ( • Homes(affordable(to(households(earning(between($75,000(to($100,000(per(year,( while(not(plentiful,(are(generally(available(in(relation(to(the(percentage(of( workforce(households(earning(within(this(range.( ( • Homes(priced(over($400,000(are(oversupplied(when(compared(to(the(proportion( of(local(workforce(households(that(can(afford(to(purchase(these(homes.(( ( & Homeowner&Income&Distribution&Compared&to&Homes&Availability& Income&Level& MAXIMUM& Affordable& Sale&Price& Owner& Income& Distribution& All&ForF Sale& Listings&& Under&$15,000& Under($62,300( $15&to&$24,999& $103,900( $25&to&$39,999& $166,200( 10%( $40&to&$49,999& $207,700( 11%( $50&to&$59,999& $249,300( 11%( $60&to&$74,999& $311,600( 15%( 10%( $75,000&to&$99,999& $415,500( 14%( 17%( $100,000&or&more& Over($415,500( 25%( 61%( TOTAL& U( 100%( 410( NOTE:(Shading(indicates(where(there(is(a(shortage(of(housing(supply(for(the(workforce.( ( ( There(are(very(few(units(available(to(rent(at(any(price(point(in(the(Whitefish(Area.(( ( • New(rentals(for(the(workforce(should(be(mostly(priced(for(households(earning( under($40,000((or(about($20(per(hour).(Only(six((6)(rentals(in(this(price(range( were(advertised(for(rent(in(August(2016.( ( • There(is(also(a(shortage(of(units(priced(up(to(about($1,200(for(twoUbedroom(and( $1,500(for(threeUbedroom(units(in(the(Whitefish(Area.( & & ---PAGE BREAK--- Whitefish(Area(Workforce(Housing(Needs(Assessment,(Oct.(2016( Rees(Consulting,(Inc.;(WSW(Consulting;(Williford,(LLC( 83 Renter&Income&Distribution&Compared&to&Available&Rentals& Income&Range& Maximum& Affordable& Rent& Renter& Income& Distribution& Available& Rentals*& Under&$15,000& $375( 22%( $15&to&$24,999& $625( 18%( $25&to&$39,999& $1,000( 21%( 17%( $40&to&$49,999& $1,250( 10%( 17%( $50&to&$59,999& $1,500( $60&to&$74,999& $1,875( 26%( $75,000&or&more& Over($1,875( 13%( 26%( TOTAL& U( 100%( 23( *Available(rentals(include(rentals(available(in(the(Whitefish(Area(in(August(2016.( NOTE:(Shading(indicates(where(there(is(a(shortage(of(housing(supply(for(the(workforce.(Workforce(units( provided(in(the(lighter(shaded(price(points(should(be(2U(and(3Ubedroom(units. ---PAGE BREAK--- Whitefish(Area(Workforce(Housing(Needs(Assessment,(Oct.(2016( Rees(Consulting,(Inc.;(WSW(Consulting;(Williford,(LLC( 84 Seasonal&Workers& ( Businesses(recruited(and(trained(new(workers(to(fill(about(720(jobs(last(summer(and( 420(jobs(last(winter.19(Given(the(scarcity(of(housing(in(the(area,(54%(of(employers(that( hire(summer(seasonal(workers(and(31%(that(hire(winter(seasonal(workers(state(that(the( ability(for(these(workers(to(find(housing(is(a(“major(problem.”(Most(seasonal(workers( earn(anywhere(from(about($9(up(to($15(per(hour.( ( Summary&of&Seasonal&Workers& & Summer& Winter& Total&seasonal&jobs& 1,440( 1,200( Jobs&filled&by&seasonal&residents& 720( 420( Jobs&per&seasonal&worker&(est.)*& 1.5( 1.5( Seasonal&workers&needing&housing& 480( 280( #&of&Seasonal&Housing&Units&Needed& Unknown/fluctuates( *Year(round(workers(hold(1.2(jobs(on(average(in(the(Whitefish(Area.(Seasonal(workers(typically(hold(more( than(this((up(to(1.8(jobs(in(some(communities).(An(estimate(of(1.5(was(used((midUpoint).( ( The(number(of(housing(units(needed(by(seasonal(workers(is(difficult(to(define(–(needs( change(yearUtoUyear(based(on(several(factors(–(tourism,(hiring(needs,(weather,(housing( market(availability,(etc.(In(most(seasonal(resort(communities,(housing(for(seasonal( workers(is(often(provided(by(the(employers(who(hire(them.(Neither(private(developers( nor(public(housing(authorities(can(afford(to(develop(housing(that(is(occupied(only(part( of(the(year.(The(dualUseasonality(in(the(Whitefish(Area,(however,(can(provide(options( that(are(not(available(in(communities(that(have(only(one(dominant(season.( ( The(type(of(housing(needed(can(also(vary(significantly.(Employers(have(specific( knowledge(of(the(number(of(workers(they(plan(to(hire,(their(demographic( characteristics(and(their(housing(needs.(For(example:( ( • Many(seasonal(employees(hired(at(Whitefish(Mountain(work(in(the(area(yearU round,(holding(a(seasonal(job(with(the(mountain(in(the(winter(and(with(others( (e.g.(Park(Service,(recreational(outfitters,(etc.)(in(the(summer.(Many(of(their( employees(have(families(or(are(otherwise(not(interested(in(residing(in(temporary( dormUstyle(housing,(but(need(more(permanent,(yearUround(housing(options.(( ( • Other(positions(may(be(filled(by(employees(who(only(come(to(the(area(for(a(few( months(for(which(dorms(or(hostels(may(suffice.(For(peak(summer(seasonal( employees,(RV(spaces,(camping(facilities,(nonUwinterized(cabins(and(similar(low( cost(housing(options(for(these(workers(are(also(feasible,(unlike(for(employees(in( the(winter.( 19(See(Section(2(–(Economic(Trends((Seasonality(of(Jobs).(