Presentation on theme: "City of Milwaukee Department of City Development Neighborhood Stabilization Program Federal Reserve Conference November 5, 2009."— Presentation transcript:
City of Milwaukee Department of City Development Neighborhood Stabilization Program Federal Reserve Conference November 5, 2009
Foreclosures in Milwaukee Backdrop for the NSP Program Over 10,000 foreclosure filings in Milwaukee (2007- 2008); more than double historical averages Over 5,300 properties are currently subject to an open foreclosure filing – an increase of almost 20% from year end 2008 1,348 Milwaukee homes are currently bank owned foreclosures (REOs). An additional 302 are City owned tax foreclosed properties. Two thirds of foreclosed properties have open building code violations
Foreclosures in Milwaukee Hardest hit areas are CDBG areas; significant City investments are at risk Subprime lending activity peaked in 2005 with over $1 Billion of activity in Milwaukee Subprime lending disproportionately impacted low income and minority families; 59% of 2006 loans in CDBG areas were subprime/high-cost
Trends Foreclosure filings are up since last year “Second Wave” – related to economy in addition to predatory lending
Trends Number of bank owned properties is declining as prices are being slashed and more buyers are entering the market In Milwaukee, there have been more sales of foreclosed properties than regular market transactions
Neighborhood Stabilization Program (NSP) Milwaukee’s NSP Plan Program Summary Homebuyer Assistance (80 homes)$1,600,000 Rental Rehabilitation (75 units)$1,312,500 Rental Development - Large Project (40 units)$1,200,000 Buy in Your Neighborhood (40 units)$240,000 Acquisition, Rehab, Resale (5 homes)$375,000 Demolition (75 properties)$1,312,500 Vacant Land Initiative Vacant Lot Reprogramming (50 properties)$100,000 Vacant Lot Redevelopment (40 units)$1,200,000 Land Bank$864,219
Neighborhood Stabilization Program (NSP) Homebuyer Assistance Up to 30% of purchase/rehab cost, indexed to buyer income (final levels of assistance being determined). 0% interest 2 nd mortgage, forgivable after five or ten years depending on level of assistance received. Code compliance: Each property will be inspected to insure that it meets the minimum standards for the program. A rehabilitation specialist will prepare a scope of work, monitor the construction and perform a final inspection to insure that the property meets program standards) Provides forgivable loans for owner occupant purchasers of foreclosed homes
Neighborhood Stabilization Program (NSP) Rental Rehab Provides forgivable loans to investor purchasers for the rehabilitation of foreclosed homes. Up to $17,500 per unit (example: 2 unit property is eligible for $35,000). Funds can be used for rehab costs only and must be matched dollar for dollar by landlord. Property must be rented to income-eligible tenants and held for a minimum of 5 years. Tenant income: < 60% AMI with priority to landlords who agree to rent to tenants with incomes < 50% AMI. Code compliance: Each property will be inspected to insure that it meets the minimum standards for the program. A rehabilitation specialist will prepare a scope of work, monitor the construction and perform a final inspection to insure that the property meets program standards. Participating landlords must have a responsible track record including a good record with the Department of Neighborhood Services and a history of paying their property taxes on time.
Neighborhood Stabilization Program (NSP) Buy in Your Neighborhood Provides low interest loans for investors purchasing a foreclosed home in their neighborhood. 3.0% interest 2nd mortgage for up to 20% of purchase/rehab cost. Property must be located within three blocks of purchaser’s primary residence. Property must be rented to income-eligible tenants and held for a minimum of 5 years. Tenant income: < 60% AMI with priority to landlords who agree to rent to tenants with incomes < 50% AMI. Code compliance: Each property will be inspected to insure that it meets the minimum standards for the program. A rehabilitation specialist will prepare a scope of work, monitor the construction and perform a final inspection to insure that the property meets program standards)
What’s Helping Created guidelines and before launching, met with lenders, home buying counseling agencies and realtors to solicit feedback Continue to meet to work through issues and identify process improvements
What’s Helping Strong Marketing Efforts – Getting the Word Out –Community Organizations –Newly formed Milwaukee Homeownership Consortium –Website –Other Partners – Milwaukee Public Schools, City employee brown bags, Milwaukee Police Dept.
Challenges Most properties in need of rehab – length of process to approve assistance doesn’t always match timeframe of offer to purchase – lenders/servicers motivated to sell and would prefer to accept a “cash offer” Access to financing, especially for non-owner occupied properties, continues to be a challenge Create realistic expectations on process – partners are key in the communication Working on this – applied for NSP 2 funds, as well as secondary market, and local banks
Land Bank City formed the Milwaukee Neighborhood Reclamation Company LLC Forged partnership with National Community Stabilization Trust, as well as individual relationships with lenders Targeting neighborhoods with ongoing initiatives and past and current investment activities Currently acquiring first Land Bank properties
Large Project Pool Rehabilitation and New Construction Resources for developers with the capacity to handle larger scale projects Targeting neighborhoods with ongoing initiatives and past and current investment activities Issued a “Request for Qualifications” to identify development partners
Demolition and Reuse Funds Demolition of most severely blighting properties Where unbuildable lots result, stipends for landscaping, urban gardens, or other productive reuse
What’s Helping Multiple tools (demolition, development subsidy, property acquisition capability) provide more options for making an impact as well as more flexibility in decision making City already had an established development arm, as well as real estate staff Utilizing local neighborhood partners to assist in property identification as well as reuse strategies
Challenges Property condition – left vacant, properties are deteriorating and/or being vandalized, creating fewer and/or more expensive options for their reuse DNS property registration and vacant property ordinances Neighborhood outreach
Challenges Foreclosed properties are selling at 38% of assessed value Speculators are active in the marketplace – purchasing properties without the intent or capacity to make the necessary repairs
Recent Examples 2712 N. 46th St. 2009 Assessed Value: $104,800 Sales Price: $42,000 (10/29/2009) 1603 S. Union St. 2009 Assessed Value $72,000 Sales Price: $15,000 (10/9/2009)
What we are doing: Stepped up homeownership marketing efforts Considering a real estate broker" incentive program” for owner occupant purchases Aggressive and coordinated code enforcement efforts Database for tracking foreclosed properties, as well as properties in the foreclosure process
WHAT’S MOST HELPFUL OVERALL? A coordinated effort – NSP Program is part of a larger foreclosure strategy for the City of Milwaukee that also includes prevention and intervention activities. Everybody has a vested interest in addressing the issue – ask them to be part of the effort.
Questions? NSP program information, applications, Q & A and information on other City foreclosure initiatives www.milwaukeehousinghelp.org Information on the Department of Neighborhood Services foreclosure legislation www.city.milwaukee.gov/DNS/APIF