Gloucester Daily Times
Residents ponder move because of housing costs, survey says
By Douglas A. Moser, Staff writer
February 10, 2006
Essex County residents said housing costs have made them consider moving out of the state and nearly as many believe that housing makes it harder to make ends meet, a new poll says.
A poll released by the University of Massachusetts Donahue Institute and the Citizens' Housing and Planning Association (CHAPA) showed that housing is a serious concern to a majority of Bay Staters and that the impact may be felt more on young families and the elderly.
"It's a major challenge facing households, some of which are firmly in the middle class," said Michael Goodman, director of economic and public policy research at the Donahue Institute. "Clearly it isn't a problem exclusively for lower- or moderate-income residents. Housing is causing financial stress for a troublingly large percentage of the population there."
The survey, which compiled statewide data as well as information by county, showed 78 percent of Essex County residents said they were "very concerned" or "somewhat concerned" about the cost of housing in the area, compared with 87 percent statewide.
When ranked with other issues, it was in the top three, along with public education and access to health care.
In addition, the study reported that 64 percent of county residents "agree" or "strongly agree" that the cost of housing is hurting the economy by making it harder to find employees.
Goodman said he is unsure if businesses have left because their rents are too high. Those data is are not tracked in that manner. The recession in 2001 may have had an impact on professionals in Massachusetts, especially the North Shore and the northern Route 128 corridor because of the concentration of high technology companies. Some may not have been able to find the same job opportunities afterward and left.
"It stands to reason that in Massachusetts, which relies heavily on its educated work force, the departure of younger and better educated, more highly skilled workers from the labor market is a competitive disadvantage for the state and the region," he said, adding that many Bay Staters have moved to southern New Hampshire, which is experiencing economic growth at a better clip than other parts of New England because of lower housing costs.
About 43 percent responded that they or a member of their immediate families have seriously considered moving out of Massachusetts to escape high housing costs. Also, 44 percent said that housing costs are making it harder to make ends meet.
The results also showed that a clear majority of Essex County residents, 59.3 percent, support more lower-cost homes "in their own neighborhood." Fifty-three percent would support housing for low-income families and individuals in their neighborhoods.
Large majorities said they did not think that more affordable homes in their neighborhoods would lead to more crime (60 percent) nor would it change the character of their towns (64 percent).
Christine Cousineau, executive director of Cape Ann Housing Opportunity, the nonprofit developer that is converting the LePages site into condos and apartments in West Gloucester, said the community and the city leadership have supported that project, which will include some homes for sale and some for rent at affordable rates. The rest of the 124 homes will be sold at market value.
"I think that programs and activities that would result in the development of new housing would go a long way to alleviate some of these challenges," Goodman said. "I think state action is necessary, but I don't think there's any substitute for local action."
When demand for anything, including housing, is too high, the market raises the price as a response when no more of that item is available. The fix? More items. In this case, more housing theoretically would have the effect of pushing down prices.
"In Gloucester, when the Pond View Village is completed, that may affect the market," said William Dugan, executive director of the Gloucester Housing Authority. "If the assisted living facility is built on Sam Park's property (near Fuller School on Route 128), that will affect the market."
Jennifer Raitt, executive director of the North Shore Housing Trust, said the poll disproves negative stereotypes of affordable housing and that lower-cost homes have a role in helping young families and seniors.
"In a general way, I think communities have to think comprehensively about the affordable housing problem," said Raitt. "It's not about looking for new land for building housing, but about the existing housing stock, looking at zoning and looking at the needs of the local population."
Dugan said that Gloucester, besides the Pond View Village and the Park property, has attempted to increase the housing stock, pointing to Mayor John Bell's push in the last couple of years to change the zoning ordinance to allow more homes in the city.
Thomas Gleason, executive director of MassHousing, said people have opposed affordable housing plans when they appear on paper but approve of them after people start moving in.
"Everybody says they're OK with affordable housing until something is actually proposed in their neighborhood," he said. "There seems to be a real reluctance to permit in some communities because of the impact they believe these affordable housing units will have."
By the numbers
How Essex County residents responded to the survey
* 78 percent cited housing as a concern
* 43 percent said they or an immediate family member is considering leaving Massachusetts because of the cost of housing
* 44 percent said their monthly housing payment makes it difficult to make ends meet
* 59 percent support building more affordable housing in their neighborhoods
* 83 percent agreed that the cost of housing prevents young families from living in their town
* 77 percent believe that the cost of housing is preventing the elderly from continuing to live in their town
How the poll was conducted
The Donahue Institute and CHAPA conducted the poll during the first two weeks of November, the groups said. It surveyed 512 residents statewide and 454 residents in Essex County. The residents were interviewed by phone and chosen by random-digit dialing. The margin of error in the statewide poll is +/- 4.4 percent and +/- 4.7 percent for the Essex County results.