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Renters face big gap in housing cost
Changes by county mixed from last year

Hudson Valley Pattern for Progress and its Center for Housing Solutions have been analyzing rental
housing and wage data for many years and provide the statistics and trends to assist communities,
developers, builders and non-profit agencies to plan and construct housing that is affordable in
the Hudson Valley region. These statistics show further proof of the need for additional affordable
housing in every county in the Hudson Valley. The National Low Income Housing Coalition (NLIHC) released its annual “Out of
Reach” report on June 8, 2017. Based on this data, Pattern for Progress provides an analysis regarding the affordability of
rental housing in every county in the region.
The demand for rental units in the Hudson Valley is high, especially affordable rental units. The rental vacancy rate in a vast
majority of market rate apartment complexes is under 5% and affordable housing complexes all have waiting lists ranging
from two years to as long as five years.
According to the “Out of Reach” 2017 report, renter wage rates in Columbia, Greene, Rockland and Ulster Counties remain
lower than in 2012. However, 8 of 9 counties improved since 2016 with only Greene County seeing a decline in wages of 13%.
The renter wage rates in all other counties have increased from 2016 to 2017. The increase in wage rates is welcome news for
renters. However, as the following charts indicate, the gap in monthly housing costs for renters still remains very high.

Renter Hourly Wage Rate: 2012 - 2017
County
Columbia
Dutchess
Greene
Orange
Putnam
Rockland
Sullivan
Ulster
Westchester

2012
$10.48
$12.56
$10.45
$9.52
$9.96
$12.10
$8.87
$9.90
$17.68

2013
$10.90
$12.91
$10.15
$9.91
$10.60
$12.29
$10.12
$9.82
$17.60

2014
$10.67
$12.63
$10.03
$9.58
$9.10
$12.25
$9.21
$9.20
$17.29

2015
$10.48
$12.59
$9.70
$9.55
$9.35
$12.02
$9.59
$9.54
$17.57

2016
$10.19
$12.53
$9.68
$9.65
$8.67
$11.47
$10.02
$9.26
$17.81

2017
$10.27
$12.84
$9.06
$10.22
$10.17
$11.90
$10.42
$9.41
$18.25

$ change
($0.21)
$0.28
($1.39)
$0.70
$0.21
($0.20)
$1.55
($0.49)
$0.57

% change
-2.0%
2.2%
-13.3%
7.4%
2.1%
-1.7%
17.5%
-4.9%
3.2%

Source: NLIHC Out of Reach 2017

There continues to be enormous pressure in Washington for drastic
cuts to the US Department of Housing and Urban Development
(HUD) programs. These proposed cuts will have a significant impact
on many residents within the Hudson Valley, regardless of their
socio-economic status. The proposed cuts will affect people living in
both rural and urban areas. The core programs being attacked
include the Community Development Block Grant (CDBG) and HOME
program. However, there are a number of additional housing, human
services and assistance programs on the chopping block as well.

"Out of Reach 2017 shows why millions of lowincome renters are struggling to afford their
homes,” said NLIHC President and CEO Diane
Yentel. “We have the resources to solve the
affordable housing crisis in America by
rebalancing federal housing expenditures to serve
our country’s most vulnerable households. We
lack only the political will to do so.”

HUD program funding provides support for the construction and
preservation of affordable rental units, homeownership
opportunities and rental assistance. These programs provide assistance to some of the most vulnerable populations in your
communities, including seniors, veterans, people with disabilities and homeless individuals and families. These funds also
provide assistance and leverage local municipal and private resources for community centers, parks, job-training programs,
downtown and "Main Street" revitalization, economic development and infrastructure like water, sewer and sidewalks.
The Center for Housing Solutions and Urban Initiatives ∙ 3 Washington Center ∙ Newburgh, NY 12550 ∙ (845) 565-4900 ∙ www.pattern-for-progress.org

 The “Out of Reach” data for 2017 continue to show tremendous disparity in rental costs vs. the ability to pay in the Hudson
Valley. Fair Market Rent (FMR) from 2016 to 2017 has declined slightly - by $5 per month or less in Dutchess, Orange and
Ulster County, while the Renter Wage Rates have increased slightly. Although the gap has declined, it remains extremely high
and rents are still Out of Reach. While the average increase in the FMR's was 3.9% for the Hudson Valley, the average increase
in the renter wage rate was only 3.5%. The average monthly gap in the Hudson Valley is $684 per month.

County

2BR FMR
FY 2017

Hourly
Wage to
Afford 2BR

Annual
Wage to
Afford
2BR FMR

Renter
Wage
Rate

# hours/week
needed to
Afford 2BR
FMR

Monthly Rent
Affordable at
Renter Wage
Rate

Gap in
Monthly
Rent 2017

$950
$1,269
$931
$1,269
$1,637
$1,637
$952
$1,141
$1,706

$18.27
$24.40
$17.90
$24.40
$31.48
$31.48
$18.31
$21.94
$32.81

$38,000
$50,760
$37,240
$50,760
$65,480
$65,480
$38,080
$45,640
$68,240

$10.27
$12.84
$9.06
$10.22
$10.17
$11.90
$10.42
$9.41
$18.25

71
76
79
95
124
106
70
93
72

$534
$668
$471
$532
$529
$619
$542
$489
$949

-$416
-$601
-$460
-$737
-$1,108
-$1,018
-$410
-$652
-$757

Columbia
Dutchess
Greene
Orange
Putnam
Rockland
Sullivan
Ulster
Westchester

Source: NLIHC Out of Reach 2017; Annual Wage based on 2080 working hours

The monthly gap between the Fair Market Rent and the monthly rent affordable at the renter wage rate continues to grow in
Columbia, Greene, Rockland, Sullivan and Westchester County. From 2016 to 2017, the gap has decreased slightly in Dutchess,
Orange, Putnam and Ulster County while Greene and Westchester show the largest increase in the monthly gap with changes
of $82 (21.7%) and $173 (29.6%)respectively.

Gap in Monthly Rent
Fair Market Rent vs. Renter Wage Rate
County

Columbia
Dutchess
Greene
Orange
Putnam
Rockland
Sullivan
Ulster
Westchester

Monthly Rent
Gap 2016

Monthly Rent
Gap 2017

$ change
2016 to 2017

% change
2016 to 2017

$393
$619
$378
$769
$1,120
$975
$377
$664
$584

$416
$601
$460
$737
$1,108
$1,018
$410
$652
$757

$23
-$18
$82
-$32
-$12
$43
$33
-$12
$173

5.9%
-2.9%
21.7%
-4.2%
-1.1%
4.4%
8.8%
-1.8%
29.6%

Source: Pattern for Progress Analysis of “Out of Reach” data

SAVE THE DATE: SEPTEMBER 14, 2017
Pattern for Progress' annual Housing Forum
Keynote Speakers include Jonathan Rose - "The Well Tempered City"; Joan Straussman Brandon,
Northeast Director of NeighborWorks; Diane Yentel, CEO, National Low Income Housing Coalition; and
Enterprise Community Partners
The Center for Housing Solutions and Urban Initiatives at Pattern for Progress is supported by our investors:
MJJ Builders Corp, Kearney Realty Group, Jacobowitz & Gubits, LLP, RUPCO, Rand Realty - Better Homes and Gardens Real Estate, Wilder Balter
Partners, Inc., PathStone, Covington Development and the Community Preservation Corporation
For additional information on this data, the annual Housing Forum and becoming an investor in the Center - please call
Joe Czajka, Senior Vice President, Pattern for Progress & Executive Director, Center for Housing Solutions and Urban Initiatives
The Center for Housing Solutions and Urban Initiatives ∙ 3 Washington Center ∙ Newburgh, NY 12550 ∙ (845) 565-4900 ∙ www.pattern-for-progress.org