Current conditions

Setting the stage Population/household changes Household income Housing

Demographic changes

Population & households Charlottesville population is approximately 47,754 people, with 19,515 households. Our population has grown 6.1% since 2000, and projected to grow an additional 7% over the next 4 years. Source: ESRI Community Profiles 2017; Partners for Economic Solutions, 2018

Population by Age - 2017 Population is younger than other areas in our metropolitan region: Median age in Charlottesville is 29 vs. 38 for the surrounding areas. This age distribution is expected to remain relatively stable over the next 4 years with 1% decrease anticipated in the 20-24 years age bracket and a 1% increase in the 75 – 84 years age bracket by 2022. Source: ESRI Community Profiles 2017; Partners for Economic Solutions, 2017

HOuseholds – Race/Ethnicity 2017 2010 Change 2010-2016 # % Total Population 47,754 100.0 45,025 2,729 6.1 White 32,664 68.4 31,112 69.1 1,552 4.9 Black or African American 8,978 18.8 8,735 19.4 243 2.7 Asian 3,486 7.3 2,882 6.4 604 20.9 Hispanic or Latino 2,435 5.1 2,296 139 Source: ESRI Community Profile 2017; Partners for Economic Solutions 2017 The City has been growing over the past several years, adding 2,729 residents since 2010. However, while all racial and ethnic groups have experienced growth in their populations, the growth has not been even. The Asian population has increased nearly 21% since 2010, while the African American population has expanded by only 2.7 percent. It’s important to note, that this 2.7 % increase is occurring after a significant 10.3% decrease in the City’s black population between the 2000 and 2010 censes.

Distribution of African American households 1990 2010 Majority of African American households live in neighborhoods south of downtown The distribution of African American households throughout the City has Not changed much since 1990; however, the 2010 map illustrates the decrease in the number of black City households over the past 17 years, and suggests a decrease in racial diversity in the City’s northern neighborhoods. Source: US Department of Housing and Urban Development Affirmatively Furthering Fair Housing Mapping Tool

Neighborhood Segregation Index of Dissimilarity Level of integration in a given neighborhood Percentage of HH who need to move to another neighborhood to achieve equal distribution Black/White Dissimilarity Index 1990 2000 2010 46.19 38.21 30.85 Hispanic/White Dissimilarity Index 14.63 11.12 17.24 That said, an examination of HUD’s dissimilarity index, indicates the city’s neighborhoods have actually been diversifying racially during the last 20 years. The index of dissimilarity measures the level of racial and ethnic diversity in a given neighborhood. It represents the percentage of households, of either race or ethnicity, that would have to move to a new neighborhood to achieve racial equality across the city. The Higher the index of dissimilarity number, the greater the level of neighborhood segregation According to the most recent index available, the neighborhoods have become racially integrated, while Hispanic households in the city are become more excluded. HUD does not offer any suggestions for this increase in neighborhood diversity; however, the decrease in the African American population noted early may explain some of this neighborhood integration. Source: US Department of Housing and Urban Development Affirmatively Furthering Fair Housing Mapping Tool

Household income

Median Household income Represents the mid-point of the income spectrum in the city 50% of households earn more, 50% of households earn less Used by HUD to determine who qualifies for rental assistance programs 2017 $76,600 Midpoint of income spectrum. This is the income level they use to determine income limits for housing assistance programs in the City. Currently 76,600 But median income varies across the city.

Household income levels To better understand housing affordability issues in the City, we need to examine the number of households with incomes below the median. Nearly half (49.5%) of the City’s households have annual incomes equal to 80% or less of area median income. More importantly, one third of households in the City have annual incomes no greater than 50% of AMI, with 23% of households having incomes no greater than 30% AMI. 16,100/year for single household or $24,600 for a family of four

Housing

Household tenure Albemarle County Owner Occupied 65.1% Renter Occupied 34.9% Virginia Owner Occupied 66.2% Renter Occupied 33.8% Charlottesville households are predominently renters with 58% of households in the city renting. This is converse to tenure distribution in Albemarle County and the State as a whole Nearly half of the City’s renter’s households have incomes 50% of AMI or less, with more than 1/3 of renters having household incomes no greater than 30% of AMI. Vacancies include units held for occasional or seasonal occupancy. Source: ESRI Housing Profile 2017; Partners for Economic Solutions 2017; 2011-2015 American Community Survey 5-year Estimates

Rental Units Affordable to 50% AMI Looking at the distribution of rental units affordable to 50% AMI households, we find those units are concentrated in the northern and eastern portions of the city. However, there is a mismatch between the location of these units and the distribution of lower-income households in throughout the city. For instance, approximately 45% of the rental units located within census tract 2.02 are affordable to households with incomes equal to or less than 50% AMI. However, 63.7% of the households living in that census tract have household income less than $25,000 per year. Source: US Department of Housing and Urban Development Affirmatively Furthering Fair Housing Mapping Tool

Housing cost burdened households This suggests a large number of renter households in the city are housing cost burdened. Households are considered to be housing cost burdened when they must dedicate more than 30% of their household income towards housing costs. And, as we see here, high housing costs are affecting households across the city. Source: US Department of Housing and Urban Development Affirmatively Furthering Fair Housing Mapping Tool

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