Texoma Affordable Housing Study

Texoma Affordable Housing: A Rental Market Study 2008-2012

Author: Alexandra Weston Moffett
Chief Research Officer

Introduction by the author

O ver the past decade, rising rent and utility prices in conjunction with small gains in renter-income resulted in decreased affordability across the Texoma Region. In all three counties, there was at least a 10% increase in the number and share of “cost-burdened” individuals that spend more than 30% of their income on housing. Though decreased affordability is the result of a long-term trend, the economic downturn exacerbated affordability issues as many individuals lost their homes and jobs.

Today, almost half of all renters in the Texoma region constitute as cost-burdened. Consequently, many renters throughout the Texoma region turn to project-based and voucher-based programs for assistance. The demand for Section 9 Housing Choice Vouchers and Public Housing properties far surpasses the capabilities of these programs in both Grayson and Fannin counties. For those unable to receive assistance, cost-burdened individuals spend a large portion of their income on rent, often disallowing a clear break from the cycle of poverty.

Composed of Grayson, Fannin and Cooke counties, the Texoma region contains three diverse economies. Each community had a unique reaction and response to the economic down-turn. The following report dissects the rental market of each county by renter population demographics and the rental housing stock, then analyzes subsequent needs.

Purpose and Scope

The Texoma Affordable Housing Market Study originated as a strategic plan, devised by TCOG, to better understand the rental market in the Texoma Region. The objective of the strategy was to assess the supply, demand and affordability of the rental housing market in Grayson, Fannin and Cooke counties. The subsequent measure of the gaps in the Texoma rental market is integral to understanding the effectiveness of current strategies that aim to address market needs. By dissecting the rental markets across the region, this study will provide evidence to regional policymakers of the need for creative solutions to the reality of the housing market. Additionally, this study serves as an invaluable tool for landlords, property management companies, investors and developers to make informed business decisions with the future of their capital assets. Ultimately, the purpose of this study is to ensure that the Texoma Region identifies housing gaps to ensure a future of safe and affordable housing for its community.

Study Parameters and Region

The Texoma Region, composed of Grayson, Fannin and Cooke counties, straddles the border between Texas and Oklahoma. Although predominantly a rural area, the county contains the Sherman-Denison MSA.

Methodology

The statistics published in this report, unless otherwise noted, are derived from the 2010 Census and the American Community Survey (ACS) from 2000, 2007, 2008, 2009 and 2010. These sources contain the most recent information available for many of the demographics here written in this report.

The Texoma region has not witnessed the unparalleled growth of many suburban areas in Texas and it is likely that many of the current demographics are similar to those reported in 2010. Approach these statistics with caution when considering present market conditions.

It should be noted that these demographics are limited to renters only and do not refer to the entire population except when referring to employment. Employment statistics could not be analyzed by tenure.

For more information on the methodology of the census please visit the following website: www.bebr.ufl.edu/category/subject-index/census-methodology

For more information on the methodology of the ACS please visit: www.census.gov/acs/www/methodology/methodology_main/

Additionally TCOG issued a survey by fax to apartment complexes and by mail to single family units. The survey does not contain a large enough sample size in all areas. It does, however, reflect many present market conditions. The trends elucidated by the survey contain disclaimers where necessary.