New Mexico houses cost less to buy than in many other states but there's also less inventory and one data expert does not expect a building boom to return.
Ali Wolf, chief economist for the data and consulting firm Zonda, said in the three years leading up to the 2008 Great Recession, homebuilders started about 2 million homes a year. Because the pandemic followed the financial crisis, housing starts never fully rebounded.
"We are seeing reasonable levels of growth," Wolf explained. "A lot more construction in the Southeast and the Southwest but these regions are really trying to play catch-up with the amount of in-migration that they've seen."
Since 2010, builders nationwide have started about 1 million new homes a year on average, far below the 1.6 million needed to keep up with population growth. Across New Mexico, there is a shortage of rental homes affordable and available to extremely low-income households with incomes at or below the poverty guideline of 30% of the area's median income.
To offer more inventory, Wolf argued builders need to feel comfortable that they can sell a home. At the same time, developers getting vacant lots ready need to feel confident that somebody's going to buy the land. Right now, she said, the number of vacant developed lots is still 40% below its pre-Great Recession level.
"The building community is saying, 'We don't want to get over our skis,'" Wolf observed. "I think that we will continue to see growth in housing starts. I just don't think we're going to see housing starts look anything similar to what we had seen before the great financial crisis."
Federal housing assistance used to focus on poverty, which helped New Mexico families where immigrants make up slightly more than 11% of the labor force. Now it is also a middle-class support program. If elected, Democratic presidential nominee Kamala Harris has promised financial assistance for both first-time homebuyers and developers who build their housing.
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By Anya Petrone Slepyan for The Daily Yonder.
Broadcast version by Roz Brown for New Mexico News Connection for the Public News Service/Daily Yonder Collaboration
Carlos Miller is a college student who grew up in rural Taos, New Mexico, but he isn't sure he'll be able to come back to his community when he graduates. James Cross, the CEO of the local Holy Cross Medical Center, is paid competitively, but still can't afford a home. Tiana Suazo, of the Taos Pueblo community, lived for years with her abusive father because she couldn't afford to move out. Meanwhile, the beds in the town's homeless shelter are filled with people who have lived in the community for decades.
These are just some of the stories shared by residents of Taos as part of a new video campaign called "Why Housing Matters." The campaign was created by the Taos Housing Partnership, a non-profit organization that acts as a bridge between the Town and County governments, developers and builders, local stakeholders, and residents to create a unified local strategy to address the housing crisis in Taos County.
Nestled in northern New Mexico's Sangre de Cristo mountains, the town of 6,500 people is known for its galleries, restaurants, live music scene, indigenous landmarks, and year-round outdoor recreation. And while visitors continue to stream in, it has become increasingly difficult to buy or rent a home in either the town of Taos or Taos County.
"People just can't afford to live here," said Lisa O'Brien, the executive director of the Taos Housing Partnership in an interview with the Daily Yonder. "We have vacancies in our school districts and vacancies in our healthcare system and vacancies across the board. And most of the time they've recruited, they've interviewed, they've hired. But that individual doesn't have a house to move into."
The crisis has been building for years, according to O'Brien. And though the County has taken steps previously to understand the scope of the problem, there hasn't been an organization ready to enact solutions until now, she said.
"There was never an entity that took it on. And that's what we're going to do right now that's different," O'Brien said. "We know what the problems are. We need to start getting to the solutions."
Though Taos may be facing old problems, the scale of the crisis is new, according to research conducted for the Taos Housing Partnership.
In June of 2023, researchers examined the homes available in Taos County on a particular day to get a snapshot of the state of the housing market. They found that while there were 121 homes listed, only 8 of them cost $300,000 or less. Meanwhile, around 20% of the homes for sale cost over $1,000,000.
This is notable in a county with an area median income (AMI) of $76,000. Even for families who make 120% of the AMI, a $300,000 house is at the "upper limit of affordability," according to the report. Furthermore, the median sale price of a house in Taos County rose by $122,000 - or around 35% - in just three years between 2020 and 2023.
Renters are also facing an affordability crisis in Taos. According to the report, nearly 45% of all renter households are paying "unaffordable housing payments," with 86% of households earning less than $35,000 a year considered cost-burdened. As a result, it is estimated that as many as 750 low-income families have moved out of the county in search of affordable housing.
"We're in a pretty dire situation right now, and I don't think we're any different than a lot of communities in the country, particularly small rural ones," said O'Brien.
Rural communities across the country face similar housing affordability challenges as Taos, with limited housing stock, a high percentage of second homeowners, and a lack of rentals. In counties with recreation-dependent economies like Taos housing tends to be less affordable than other counties.
In Taos, a number of factors have contributed to the crisis, according to O'Brien. Lack of housing stock across all levels, from below-market to high end homes, means it is difficult for people in any income bracket to find a place to live, though more affluent people have significantly more options. With an average of just 16 units built per year between 2020-2023, according to the report, the county is falling far short of the 300-500 units O'Brien estimates are needed to resolve the crisis.
But with the price of building materials still far higher than their pre-pandemic costs, correcting this deficit won't be easy, especially when it comes to affordable housing.
"People ask me, Lisa, why can't you just go build houses that people can afford?' And I always chuckle, because I can't call the lumber company and say, 'hey, can you give me the affordable housing window package?' It doesn't exist. The cost of building is what it is." O'Brien said.
Instead, O'Brien says the organization is looking at a range of possible solutions to reduce other costs. Land and infrastructure subsidized by the local government are one possibility. Changing zoning codes and encouraging developers to build higher-density housing will also help solve the shortage in homes. And mortgage assistance programs are another way to close the steadily increasing gap between the cost of a home and what most locals can afford to pay.
"There's not one thing that's going to fix the housing situation," O'Brien said. "But there's a lot of little things that you can do, and if you do ten of those things it may add up to getting someone into a home."
Coming up with a range of possible solutions is one thing. Actually enacting them, with community support, is another, O'Brien said. This is especially true when it comes to building affordable housing developments, which is a critical part of Taos Housing Partnership's strategy.
"People have concerns about water here, and if we have a strong enough social infrastructure to support a growing community. These are all rational questions," O'Brien said. "I think the challenge is when there's this global sense of 'we don't want to change...we don't want anything that looks like growth. And that stops a conversation right then and there."
One of Taos Housing Partnership's many tasks, according to O'Brien, is facilitating community conversations to "level set" the way Taoseños are thinking about housing. O'Brien and her team are trying to help residents understand the deep connection between housing and other issues that affect the community, from education and healthcare to the town's tourism-based economy, which depends on service workers.
"We have to say, 'we all want to be part of a vibrant, thriving, growing community, which means having a strong healthcare system, having a strong school system, we want all our favorite restaurants to be open.' And if we want all of those things, we have to be able to provide the housing that accommodates that," O'Brien said.
O'Brien is the first to admit that turning the tide on Taos' housing crisis won't be easy, especially with decades of inertia working in the other direction. But she believes that the Taos Housing Partnership's grassroots approach to building support for a range of housing solutions is the way to move the community forward.
"So I think there's excitement in figuring out how do you get people of all ages from all different income levels to start talking about why housing is so important for the health and vibrancy of the community? We all live in it," she said.
Anya Petrone Slepyan wrote this article for The Daily Yonder.
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By Dwight Adams for Mirror Indy.
Broadcast version by Joe Ulery for Indiana News Service reporting for the Mirror Indy-Free Press Indiana-Public News Service Collaboration.
People can almost always use an extra hand when winter arrives.
What do people need the most? "Coats. We can never have enough coats, hats, boots," said Maumi Van Kirk, director of retail sales for the Julian Center, including its Thrifty Threads store. "We always run out of coats. That's what people are looking for - warm gear."
Along with free clothing, local organizations can help with food, rent and utility payment assistance, bus passes and car repairs.
The township you live in can also be a good resource for assistance, whether you need food, medicine, clothing or help paying your bills.
Help with rent
Renters living in Marion County are not eligible for the Indiana Emergency Rental Assistance program.
Instead they can call 211 to learn about Indianapolis' Office of Public Health and Safety, which created programs in partnership with local legal aid providers to help residents facing eviction. That includes the Tenant Legal Assistance Project (TLAP) and the Tenant Advocacy Project (TAP).
Renters who have received an eviction notice or believe their landlord is getting ready to file one can call the Tenant Information Hotline at 317-327-2228. Also, Indiana Legal Help has information about legal assistance for housing and other issues.
The Housing Choice Voucher program, administered by the Indianapolis Housing Agency, also can provide rental assistance for qualified low-income families. Under the HCV program, also known as the Section 8 program, participants pay no more than 30 percent of their monthly adjusted income toward rent and utilities. But the agency is under a federal takeover right now and isn't running the voucher program effectively, as a Mirror Indy investigation has shown.
Help with utility bills
Energy Assistance Program
The federally funded program provides a one-time annual benefit through the Low-Income Home Energy Assistance Program that is paid to your local utility vendor to cover heating and electric costs.
Indiana households that earn 60 percent of the state's median income or less may qualify for this benefit. You can apply before April 14, 2025, on the Indiana Housing & Community Development Authority website, by mail, in person, or by calling 211.
Know your rights
According to Indiana law, a regulated utility cannot turn off residential utility service from Dec. 1 through March 15 to any customer who has applied for and is eligible for the Energy Assistance Program. This includes utilities that provide electric or gas energy.
Winter Assistance Fund
Families and individuals in Marion County who don't qualify for the EAP can get help paying for heating bills through the United Way of Central Indiana from Jan. 1, 2025, through May 31, 2025.
Utility company assistance
Citizens Energy Group has a section called "Trouble Paying Your Bill" on its website, which includes information on the EAP program, as well as discounts for natural gas and wastewater bills. Citizens' Warm Heart Warm Home Foundation offers grants to help customers sustain utility service and catch up on past-due bills. You can apply by calling 317-924-3311.
AES' Indiana's Power of Change program can also help provide electric bill assistance.
Food pantries
Along with well-known food pantries offered through Gleaners and the St. Vincent de Paul Society, local churches, schools and other community organizations (like Mary Rigg on the west side and Pathways on the east side) also run food pantries, where Indianapolis residents can get free food this winter.
Food pantries also have opened on local college campuses including Ivy Tech Community College and Indiana University Indianapolis.
Free winter clothing and household items
The Archdiocese of Indianapolis Catholic Charities has a free clothing room at its offices in the Xavier Building, 1435 N.Illinois St. You can 317-236-1512 to plan a visit.
B.A.B.E. (Beds and Britches, Etc.): The B.A.B.E. program, run by the Marion County Public Health Department, provides new and gently used clothing, as well as maternity wear, baby supplies, bedding and blankets, baby toys and personal hygiene items for pregnant people and children up to age 5. Call 317-221-3050 to learn more.
Fletcher Place Community Center operates a free thrift store for people who are homeless and low-income families at the Elaine Cates Center, 924 S. Shelby St. Call 317-636-3466, ext. 403
Julian Center Thrifty Threads store, 1501 W. 86th St., offers free, gently used clothing, furniture and household goods to people in need. Call 317-802-9612 to learn more.
Lambswear Clothing Closet provides childhood necessities to families throughout Central Indiana, including free children's clothing from preemie size to 14/16 youth.
Operation School Bell: The Assistance League of Indianapolis offers free new school clothing, winter coats, shoes and school supplies to eligible students in kindergarten through fifth grade. Call 317-872-1010 to learn more.
Servant's Heart of Indy helps people living in Beech Grove and adjacent southeast areas of Marion County with year-round support, including its food pantry and warehouse of free clothing, furniture, toiletry items and holiday gifts. Call 317-788-9433.
Society of St. Vincent de Paul's Mission 27 Resale Shop sells clothing, used furniture, small appliances, and household items at a discounted price. Proceeds support its
Bus passes, car repairs and transportation
The Archdiocese of Indianapolis offers short-term assistance with transportation through bus tickets and vouchers for gas. Visit their website or call 317-236-1512.
Community Action of Greater Indianapolis can provide assistance with services such as car repairs and rental assistance. Visit their office at 3266 N. Meridian St. or call 317-396-1800.
Irvington Community Advocacy Network can provide information and help regarding free transportation services within limited boundaries. Call 317-322-9645.
The St. Vincent de Paul Society can offer assistance with paying for car repairs. Call the help line at 317-687-0169.
IndyGo offers half-fare discounts for bus service to qualified individuals, including youths 18 and younger, persons 65 and older, and persons with disabilities. IndyGo also offers a taxi voucher service to its IndyGo Access Riders to arrange travel for any time of day or day of the week. Call 317-635-3344.
Nationwide charitable organizations may also be able to provide help with repairing or buying a low-cost car, including Free Charity Cars and the Causes Charitable Organization.
Dwight Adams wrote this article for Mirror Indy.
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Construction will begin early next year on new affordable housing dedicated to low-income Oregon farmworkers. This project is the latest by the Farmworker Housing Development Corporation, a nonprofit that is partnering with Energy Trust of Oregon to make their housing more energy efficient. This year, the FHDC hosted workshops teaching more than 200 families how to save energy at home.
Ramon Martinez, communications and advocacy coordinator with the FHDC, said the payoffs are significant. Along with receiving more than $20,000 in incentives to help reduce energy use across their properties, residents' bills are down.
"During the cold months, some people are afraid to turn on the heater, right? But its been great because I've heard successful stories about residents seeing $200, $300 bills, lowering it down to the $100 range," he explained.
Research shows that most farmworkers in Oregon do not have access to affordable housing and often live in over-crowded conditions.
In Oregon and Washington, 32% of farmworker households live in poverty, which is more than twice as much as the general U.S. population. The Farmworker Housing Development Corporation manages 460 units across the central Willamette Valley, providing affordable housing to more than 2,000 people. Along with rental housing, it also helps farmworkers who are interested in becoming homeowners.
Christian Meneses-Zurita, senior asset manager with the FHDC, said it has hosted homebuyer resource fairs and recently started a fund to help farmworkers find housing and pay for education.
"Our affordable housing options can be a stepping stone," Meneses-Zurita said.
More information about the Ramon Ramirez Fund is at www.FHDC.org.
In early 2025, construction will begin on new affordable housing dedicated to low-income Oregon farmworkers.
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