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<br />TABLE OF CONTENTS <br /> <br />Page <br /> <br />PURPOSE AND SCOPE OF STUDy.............................................................................. 1 <br /> <br />LOCATION EV ALVA TIONS ......................................................................................... 2 <br /> <br />Housing Site Locations .... ............ ........... ......... ............................. .'. ..... ........................... 2 <br /> <br />Summary of Potential Housing Products for Various Properties.................................... 7 <br /> <br />DEMOGRAPHIC ANALYSIS ......................................................................................... 9 <br /> <br />Market Area Definition........... ........................... ........ ........................ .... ........ ................. 9 <br /> <br />Population and Household Growth Trends and Projections ........................................... 10 <br />Population Age Distribution Trends ............................................................................... 11 <br />Household Income by Age of Householder .................................................................... 13 <br />Homeownership Rate Trends.. ..... ........................................... .................... .................... 17 <br /> <br />Household Type ........ ....... .......... .......... ....................... ....... ............................................. 19 <br /> <br />Employment Growth Trends and Projections ................................................................. 21 <br />Summary of Demographic' Trends ..... .................. ........ ................ ................................... 27 <br /> <br />FOR-SALE HOUSING MARKET CONDITIONS........................................................ 29 <br /> <br />Introduction ............. ........ ................ ........ ........ .......... .................. ..... ............................... 29 <br /> <br />For-Sale Housing Market Statistics ......... ........ ............. ..... .......... ..... ................ .............. 29 <br />Actively Marketing Affordable For-Sale Developments ................................................ 35 <br />Planned and Proposed Housing Developments............................................................... 39 <br /> <br />RENTAL HOUSING MARKET CONDITIONS ........................................................... 42 <br /> <br />Introduction ........ ..... .......................... ...... ....... ........... .................. ..................... ............... 42 <br /> <br />Subsidized Rental Housing..... .... .......... ..... .............. .... ........ .......... ..... .................. .......... 42 <br />Affordable Rental Housing .. ..... ..... ..... ........ .......... .................. ..... ............... ...... ..... ......... 42 <br />Market Rate Rental Housing. ..... ........... .... .................. ........ .......... ..... ..... ........................ 43 <br />Market Rate Rental Housing - Features and Amenities.................................................. 48 <br />Proposed and Planned Rental Housing Developments ................................................... 49 <br />Summary of Rental Housing Market Analysis ............................................................... 50 <br /> <br />INDEPENDENT SENIOR HOUSING MARKET CONDITIONS .............................. 51 <br /> <br />Introduction..... ............. ................ ..... ...... ....... ....................... ...... ..... ...... ......................... 51 <br /> <br />Existing Market Rate Independent Senior Housing Projects .......................................... 51 <br />Existing Independent Senior Housing - Features and Amenities................................... 55 <br />Proposed and Planned Senior Housing Developments ................................................... 55 <br />Summary ofIndependent Senior Housing Market Analysis........................................... 56 <br /> <br />HOUSING NEEDS ANALYSIS ....................................................................................... 58 <br /> <br />Introduction........ .......... ................... ........ ....... ............................. ..... ...... ......................... 58 <br /> <br />Workforce Housing Needs Analysis........... ............................. ..... ........... ..... ..... ............. 58 <br />Active Adult Housing Needs Analysis ........................................................................... 60 <br /> <br />Demand Summary................................... ........ ......................... ........ ..... .......................... 63 <br />