Affordable Housing

The REALTOR® Association of Greater Fort Myers and the Beach, Inc. is working to strengthen our community by promoting responsible homeownership. We have established a Housing Foundation to provide assistance to workers in our community who can qualify for SHIP monies but may be short closing costs, especially if the property does not contain appliances, is in “as is” condition or the lender has included additional closing costs on the property. The Housing Foundation will provide up to $6,000 per transaction in financial assistance towards home purchase.

The goal of this program is to strengthen our community and local economy by providing tools and resources to potential homebuyers to make home ownership feasible. In doing so, we will also strengthen the Greater Fort Myers Community by assisting workers in realizing the dream of homeownership at a time when properties are affordable and neighborhood blight is an economic liability and deterrent to growth. Homebuyers can download an application here (www.snoopzone.info/affordablehousing/application).

Applications will be received by the Housing Foundation Board of Directors and sent to non-profit partners for loan approval and processing (process to be completed within 10 business days). Monies that are provided by the Housing Foundation for purchase assistance will be distributed as a loan. A 10-year second or third mortgage will be placed on the property being purchased. This mortgage will be self-amortizing and will reduce at a rate of 10% per year. As long as the property is occupied as a primary residence and homesteaded for the ten-year term, a satisfaction of mortgage will be given and the loan will not have to be repaid. However, if during the 10-year term the property is sold, transferred, leased, or first mortgage is refinanced, or is not owner-occupied and homesteaded, then the prorated balance of the second or third mortgage will be due and payable.

There are several qualifications for applicant’s to meet in order to receive funds: Applicant cannot own any other homes and agrees to occupy the property as the principal homesteaded residence. Applicant must have executed a purchase contract of an existing single family home in an unincorporated area of Lee County. Applicant must have a gross annual household income which does not exceed the limits set forth by HUD/SHIP (see income range below).

1 person: $12,950-51,840            5 person: $20,000-79,920
2 person: $14,800-59,160            6 person: $21,500-85,800
3 person: $16,650-66,600            7 person: $22,950-91,680
4 person: $18,500-73,920            8 person: $24,450-97,680

Note: Maximum price of a new or existing house is $312, 276.

Applications will be ranked based on several factors: pre-approval for a loan; household income within income levels to qualify for financial assistance; and completion of 8-hour Homebuyer Education. Our non-profit partner(s) will review applications, determine the applicant’s ranking and make a recommendation to the Housing Foundation’s Board of Directors for loan approval. Homebuyer Education is a requirement. FHA research indicates that 80% of homebuyers who attended mandatory homebuyer counseling did not default on their mortgage. Homebuyer Education will be offered at our Education Center monthly (in both English and Spanish). Homebuyers wishing to attend Homebuyer Education can sign up with Lee County Housing Development Corporation at 239/275-5105. Questions? Doreen Herring at doreen@swflrealtors.com.

Affordable Housing

Affordable housing is safe and decent housing. It differs from market rate housing in two ways:   

1. The income of the family living in the housing

2. The financing of the housing

WHAT IS AFFORDABLE HOUSING?

Affordable housing is defined in terms of the income of the people living in the home. The family must be income eligible. Income eligibility is defined in terms of area median income, adjusted for family size.
 
• Extremely low income describes a family at or below 30% of area median income

• Very low income describes a family at or below 50% of area median income

• Low income describes a family at or below 80% of area median income

• Moderate income describes a family at or below 120% of area median income (at or below 100% of median income for federal programs)

The median income is determined by HUD (Department of Housing and Urban Development) by County or Metropolitan Statistical Areas (MSAs). Median incomes are updated annually by HUD; the Florida Housing Coalition posts an updated median income chart on its website www.flhousing.org.
Go to SHIP FAQ, Income Eligibility.
Affordable housing is safe and decent housing. If the housing stock in a community is substandard it should not be counted as a unit of affordable housing. In general, the income eligible household is said to be living in affordable housing when it spends no more than 30% of its income on either rent or mortgage payments. There is an assumption that if a very low to moderate income family is spending more than 30% of its income on housing costs, it will be cost burdened and not have enough money left over to pay for items such as utilities, transportation, food, clothing, and healthcare.

Affordable Housing Resources:

State Housing Initiatives Partnership (SHIP)
The Local Housing Assistance Plan (LHAP) 

was prepared for the county's participation in the State Housing Initiatives Partnership (SHIP) program, in compliance with Florida Statute 420.907 and Florida Administrative Code Rule 67-37. More… The program is administered by the Lee County Department of Community Development, which also oversees the local government comprehensive plan, zoning, permitting, and environmental resources services. Lee County’s SHIP program provides funding and technical assistance to nonprofit housing development organizations and down payment/closing cost assistance to qualified homebuyers. The Lee County Affordable Housing Advisory Committee, which is comprised of members of various professions or fields of interest each with a relevance to affordable housing needs, makes recommendations to the Board of County Commissioners about the implementation of the SHIP program.

SHIP - State Housing Initiative Partnership is the centerpiece of the William E. Sadowski Affordable Housing Act. The SHIP program channels a portion of new and existing documentary stamp taxes on deeds directly to local governments for the development and maintenance of affordable housing.
For current income limits and guides go here

Call the Lee County Department of Community Development at 239-479-8585 for more information.

City Contacts:

Fort Myers (City of) Community Redevelopment Agency/HUD
1700 Medical Lane
Fort Myers, FL 33907
Phone number: (239) 338-2258
Type of funding: CDBG, Affordable Housing

Cape Coral (City of) Department of Community Development/HUD
1015 Cultural Park Blvd.
Cape Coral, FL 33915
Phone number: (239) 574-0552
Type of funding: CDBG, Affordable Housing
Type of contact: City Agency Sanibel Community Housing and Resources, Inc.

Sanibel CHR, Community Housing and Resources, Inc., is a non-profit private corporation which develops housing and programs with the purpose of providing affordable housing for persons who work on Sanibel but can't afford to live there, and for longtime residents who can no longer afford Sanibel rents. Go here  for more information.

Florida Housing’s Affordable Housing Programs

HOMEOWNERSHIP PROGRAMS

First Time Homebuyer Program

Florida Housing issues bonds under the Single Family Mortgage Revenue Bond Program and the proceeds from these bonds are used to originate 30-year mortgage loans through the First Time Homebuyer Program.  First-time homebuyers then benefit from lower mortgage interest rates due to the tax-exempt status of the bonds. Eligible borrowers have to meet certain criteria such as the first-time homebuyer requirement, as defined by the Internal Revenue Code, credit worthiness, and an appropriate income level, not exceeding program limits.

Down Payment Assistance Programs

Funds for down payment assistance and closing costs are often provided in conjunction with the First Time Homebuyer Program through the Homeownership Assistance Program (HAP), the HOME Investment Partnerships program, the Homeownership Assistance for Moderate Income (HAMI) program and Three Percent Cash Assistance.

Homeownerhip Pool Program

Florida Housing Finance Corporation, in response to the recognized need to enhance the ability and process of Developers to match qualified homebuyers with purchase assistance, has created the HOMEOWNERSHIP POOL (“HOP”) PROGRAM.  The “HOP” Program is designed to be a noncompetitive and on-going program, where Developers, by way of an online system have the ability to reserve funds for eligible homebuyers to provide purchase assistance on a first-come, first-served basis.

Mortgage Credit Certificate

A Mortgage Credit Certificate (MCC) allows the homebuyer to claim a tax credit for some portion of the mortgage interest paid per year. It is a dollar for dollar reduction against their federal tax liability. An MCC may be issued to homebuyers at tax credit rates varying from 10 percent to 50 percent based on the mortgage interest paid per year capped at $2,000 annually. Florida Housing determines the tax credit rate. The credit is non-refundable but may be carried forward for a period up to three (3) years.

MULTIFAMILY DEVELOPMENT PROGRAMS

Multifamily Mortgage Revenue Bonds

The Multifamily Mortgage Revenue Bond program uses both taxable and tax-exempt bonds to provide below market rate loans to nonprofit and for-profit developers who set aside a certain percentage of their apartment units for low income families. Proceeds from the sale of these bonds are used to construct or acquire and rehabilitate multifamily rental properties. The Bond program’s application scoring and ranking criteria encourage increased set asides for low-income households. Special consideration is given to properties that target specific geographic areas such HOPE VI communities.

Florida Affordable Housing Guarantee

The Florida Affordable Housing Guarantee Program encourages affordable housing lending by issuing guarantees on financing for affordable housing. This program provides guarantees on taxable and tax-exempt bonds, and creates a security mechanism that allows lenders to sell affordable housing loans in the secondary market. It also encourages affordable housing lending activities that would not otherwise have taken place.

HOME Investment Partnerships

The HOME program provides non-amortizing, low interest rate loans to developers of affordable housing who acquire, rehabilitate, or construct housing for low income families. Loans are offered through the annual Universal Cycle at the simple interest rate of zero percent to nonprofit applicants and three percent to for-profit applicants. Florida Housing’s HOME program is designed for smaller developments in rural areas.

Elderly Housing Community Loan

A portion of State Apartment Incentive Loan funds is set aside to fund the Elderly Housing Community Loan (EHCL) program. This program provides up to $750,000 in loans to make substantial improvements to existing affordable elderly rental housing. The EHCL program generally has one competitive funding cycle each year and the application period is open for a minimum of 60 days. These funds are available for the purpose of making building preservation, sanitation repairs or improvements required by federal, state or local regulation codes, and for life safety or security related improvements.

Low Income Housing Tax Credits

The competitive Housing Credit program provides for-profit and nonprofit organizations with a dollar-for-dollar reduction in federal tax liability in exchange for the acquisition and substantial rehabilitation, substantial rehabilitation or new construction of affordable rental housing units. Special consideration is given to properties that target specific demographic groups such as the elderly, homeless people, farmworkers and commercial fishing workers. Consideration is also given to properties that target specific geographic areas such as the Florida Keys, rural areas, urban infill areas, and Front Porch Florida communities.

State Apartment Incentive Loan Program

The State Apartment Incentive Loan (SAIL) program provides low-interest loans on a competitive basis to developers of affordable rental housing each year. SAIL funds provide gap financing that allows developers to obtain the full financing needed to construct affordable multifamily units. SAIL dollars are available to individuals, public entities, and nonprofit or for-profit organizations for the construction or substantial rehabilitation of multifamily units. Special consideration is given to properties that target specific demographic groups such as the elderly, homeless people, farmworkers, and commercial fishing workers.

SPECIAL PROGRAMS

Predevelopment Loan Program

The Predevelopment Loan Program (PLP) assists nonprofit and community based organizations, local governments, and public housing authorities with planning, financing, and developing affordable housing. Eligible organizations may apply for a loan of up to $500,000 for predevelopment activities such as rezoning, title searches, legal fees, impact fees, administrative costs, soil tests, engineering fees, appraisals, feasibility analyses, audit fees, earnest money deposits, insurance fees, commitment fees, administrative costs, marketing expenses, and acquisition expenses. Technical assistance is also provided.

State Housing Initiatives Partnership

The State Housing Initiatives Partnership (SHIP) program provides funds to local governments on a population-based formula as an incentive to produce and preserve affordable housing for very low, low, and moderate income families. More… These funds are derived from the collection of documentary stamp tax revenues, which are deposited into the Local Government Housing Trust Fund. SHIP funds are distributed on an entitlement basis to all 67 counties and 50 Community Development Block Grant entitlement cities in Florida. The minimum allocation per county is $350,000. SHIP dollars may be used to fund emergency repairs, new construction, rehabilitation, downpayment and closing cost assistance, impact fees, construction and gap financing, mortgage buy-downs, acquisition of property for affordable housing, matching dollars for federal housing grants and programs, and homeownership counseling. Each participating local government may use up to ten percent of their SHIP funds for administrative expenses.

Demonstration Loans

Florida Housing issues Demonstration Loans under authority of 420.507, F.S. Demonstration Loans are issued through a request for proposals (RFP) process one or more times throughout the year. Each RFP is developed to address a certain type of special needs housing. Demonstration Loans have been approved for housing for homeless people and elders, farmworkers, persons with disabilities and victims of domestic violence.

Affordable Housing Catalyst Program

The Affordable Housing Catalyst Program provides on-site and telephone technical assistance and training on the State Housing Initiatives Partnership Program (SHIP), the HOME Investment Partnerships Program and other affordable housing programs. More… This technical assistance includes assisting agencies in leveraging those dollars with other public and private funding sources, training on forming local and regional public/private partnerships, working effectively with lending institutions, implementing regulatory reform, training for boards of directors, implementing rehabilitation and emergency repair programs, developing volunteer programs, assisting with the design and establishment of fiscal and program tracking systems, and compliance requirements of state and federally funded housing programs. Workshops are conducted throughout the year at locations around the state.

HURRICANE HOUSING RECOVERY PROGRAMS

The eight hurricanes that hit Florida in 2004 and 2005 damaged approximately one million homes. More…  As part of Florida’s response, Governor Bush created the Hurricane Housing Work Group, which made recommendations in February 2005 for the appropriation of hurricane housing recovery funds. During the 2005 legislative session, the Florida Legislature approved $250 million in funding for some of these recommendations, including a locally-administered Hurricane Housing Recovery Program (HHRP), funded at $208 million, and the Rental Recovery Loan Program (RRLP), funded at $42 million.
In 2006, the legislature appropriated another $92.9 million for RRLP and $15 million to fund two additional hurricane housing recovery programs recommended by the Hurricane Housing Work Group, the Farmworker Housing Recovery Program (FHRP) and the Special Housing Assistance and Development Program (SHADP).

Hurricane Housing Recovery Program

The $208 million Hurricane Housing Recovery Program was established to enable local governments impacted by the 2004 hurricanes to develop and implement long-term affordable housing strategies for their communities.  More… The Work Group identified 28 counties that would be eligible for funding through this program and recommended various funding levels for each of those counties. The Legislature made those funds available on July 1, 2005. Local governments developed and submitted disaster recovery plans to Florida Housing that outlined how their funding would be spent. Local governments are currently in varying stages of rebuilding and recovery using HHRP funds.
            Hurricane Housing Recovery Program Fast Facts:
            • HHRP was developed to assist households earning incomes up to 120% of area median income (AMI), with 30 percent of  
               program funds reserved for extremely low-income households.
            • Eligible Activities include:
                        - Repair and replacement of site built housing;
                        - Land acquisition;
                        - Construction and development financing;
                        - Down payment, closing costs, and purchase price assistance for site-built and post-1994 manufactured homes where the
                          wind load rating is sufficient for the location;
                        - The acquisition of building materials for home repair and construction;
                        - Housing re-entry assistance, such as security deposits, utility deposits, and temporary storage of household furnishings,
                          rental assistance; and
                        - Community collaboration activities to develop affordable housing.
Rental Recovery Loan Program
The Rental Recovery Loan Program has made funds available to affordable housing developers in 2005 and 2006 as a means of leveraging existing federal rental financing programs, such as Multifamily Mortgage Revenue Bonds. One of the goals of this program is to facilitate the production of additional affordable rental housing stock in areas hurt by the hurricanes.
            Rental Recovery Loan Program Fast Facts:
            • At least 70% of the units must be set aside for those at or below 60% of area median income (AMI), and a minimum of 15% set-
               aside for extremely low income (ELI).
            • Units must be set aside as affordable for at least 50 years.
            • There is a supplemental forgivable loan provided for each ELI unit that a developer commits to set aside for at least 20 years.
            • Rents for all units financed through this program are restricted at the appropriate income level using the restricted rents   
              applicable for the Low Income Housing Tax Credit program.

Farmworker Housing Recovery Program

The Farmworker Housing Recovery Program (FHRP) provides one-time funds to finance the construction and/or rehabilitation of housing for farmworkers, with special targeting to migrant farmworkers. More…  Funds will be awarded on a competitive basis through an application process to finance housing provided by non-profits, public housing authorities and other housing providers. Based on the Hurricane Housing Work Group’s recommendations, the FHRP encourages partnerships with nonprofits, farmers, growers, local governments, trade associations or other organizations that can share in the cost of providing this housing. For farmworkers unaccompanied by their families, rents may be based on “beds” as necessary and paid daily, weekly, or monthly. Loans may be forgivable in certain situations. FHRP is targeted to agricultural areas of the state impacted by the 2004 and 2005 storms and proximate to services.
Special Housing Assistance and Development Program.
The Special Housing Assistance and Development Program (SHADP) is designed to target smaller rental developments for hard-to-serve populations such as persons with a disability, frail elders and people who are homeless. Funds will be awarded on a competitive basis through an application process to finance housing provided by non-profits, public housing authorities and other housing providers. Based on the Hurricane Housing Work Group’s recommendations, SHADP provides flexible loans which may be forgivable in certain situations.
The Hurricane Housing Work recommended that funding be targeted to developments in Tier I and II counties. Based on combined impacts from the 2004 and 2005 storms, those counties are:
            • Tier I: Brevard, Broward, Charlotte, DeSoto, Escambia, Hardee, Hendry, Indian River, Martin, Miami-Dade, Monroe,
               Okeechobee, Palm Beach, Polk, St. Lucie and Santa Rosa.
            • Tier II: Collier, Franklin, Glades, Highlands, Lee, Orange, Osceola and Volusia.
WORKFORCE HOUSING
Community Workforce Housing Innovation Pilot Program
The 2006 Florida Legislature passed House Bill 1363 (Ch. 2006-69, s. 27, Laws of Fla.), a housing bill focused on addressing some of the affordable housing challenges the State currently faces. More…  HB 1363 includes $50 million for an affordable housing pilot program called the Community Workforce Housing Innovation Pilot Program (CWHIP). Florida Housing will administer CWHIP, and these funds will be awarded on a competitive basis through a Request for Proposals (RFP) process to public-private entities seeking to build affordable housing for Florida’s workforce.
CWHIP promotes the creation of public-private partnerships to finance, build and manage workforce housing and requires the coordinated efforts of all levels of government as well as private sector developers, financiers, business interests and service providers. The program requires that 50 percent of the units built using CWHIP funds be targeted to “essential services personnel,” to be defined in local SHIP plans. In addition, 80 percent of the units built using CWHIP must be available to households earning incomes up to 140 percent of area median income (AMI). This program may serve a broad range of incomes up to 140 percent of AMI.
            Eligible Counties:
            • High cost counties (relative cost to purchase home compared to incomes).
            • High growth counties.
            • Counties willing to make regulatory changes and financial investments in affordable housing.
               Eligible Developments:
            • Homeownership and rental housing, which may be in a mixed use and/or scattered site setting.
            • Developments that have at least 15 percent of the total development costs granted or donated.
            • Developments in neighborhoods close to employers, services, transportation.

For More information click here or contact the
Florida Housing Finance Corporation
227 North Bronough Street, Suite 5000 • Tallahassee, Florida 32301
850.488.4197 • Fax 850.488.9809 • www.floridahousing.org

Click here  for more Housing resources

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National Council on Independent Living A membership organization that advances the independent living philosophy and advocates for the human rights of, and services for, people with disabilities to further their full integration and participation in society.

National Fair Housing Advocate Online is a resource designed to serve both the fair housing advocacy community and the general public with timely news and information regarding the issues of housing discrimination.

National Housing Institute A 27-year old independent nonprofit organization that examines the issues causing the crisis in housing and community in America. NHI examines the key issues affecting affordable housing and community development practitioners and their supporters. These issues include housing, jobs, safety, and education, with an emphasis on housing and economic development, as well as poverty and racism, disinvestment and lack of employment, and breakdown of the social fabric. The website includes Shelterforce online.

National Housing Law Project A major source of information on Public Housing, Rural Housing, and privately held Section 8 housing including legislative authorities, studies, and timely updates on new regulations and legislative action, etc. Especially useful for tenants and those interested in preservation.

National Housing Trust Timely articles on Section 8 and housing preservation and some statistical information by State on properties leaving the affordable housing stock.

National Low Income Housing Coalition website now contains a basic introduction to the recent changes affecting developments with expiring contracts under the project-based Section 8 program. The material has been prepared by NLIHC, the National Housing Law project, the National Alliance of HUD Tenants, the National Housing Trust, and state and local housing and tenant coalitions. It includes: basic guides for tenant and community groups; training materials; more in-depth analysis of the legal and budgetary issues; implications for developments, residents, and surrounding communities, and links to other helpful websites with related information.

National Organization on Disability In this section you can also find disability news concerning community life, and related project ideas for individuals and community-based groups.

Neighborhood Reinvestment Corporation is a national organization working to increase the flow of private capital into traditionally underserved communities. The website provides information on community revitalization, training resources and research.

Network for Good A nonprofit organization dedicated to using the Web to help people get more involved in their communities - from volunteering and donating money, to speaking out on issues you care about.

NIMBY Report Supports inclusive communities by sharing news of the NIMBY syndrome and efforts to overcome it.

Nonprofit Good Practice Guide Are you new to the nonprofit world? We provide key information designed to help manage your nonprofit organization efficiently and effectively.

Online Sunshine The official guide to the Florida State Legislature. Includes listings of legislators, information on legislation, Florida Statutes, Florida Administrative Code.

Opening Doors A series of publications by the Technical Assistance Colaborative and The Consortium for Citizens with Disabilities on housing issues for people with disabilities. This site contains links to the archived articles (excellent)

Rural Housing Assistance Council Information on affordable housing in rural areas

ServiceLeader.org Covers every aspect of volunteer management, from screening, matching, record-keeping and evaluation to legal issues, risk management and virtual volunteering.

Shimberg Center for Affordable Housing University of Florida's Center for Affordable Housing

South Florida Community Development Coalition An association of more than 60 CDCs and their partners working to remove the barriers that inhibit normal market driven development activities in low-income neighborhoods so as to end the downward spiral of social and economic conditions in low-income neighborhoods.

Technical Assistance Colaborative, Inc. A national technical assistance provider focused on policy development and housing for people with disabilities. TAC's library includes excellent articles written for the "Opening Doors" series, as well as other housing related publications.

TechSoup-The Technology Place for Nonprofits

The Brookings Institute of the Center on Urban & Metropolitan Policy for cutting edge research and policy ideas on cities and metropolitan areas.

The Foundation Center Information about every foundation in the country.

The Gilbert Center Nonprofit Communication, Incubation, Innovation

Thomas Provides Legislative information, including legislation, the congressional record, and committee reports

U.S. Department of Agriculture Rural Housing Service (USDA/RHS) Has various programs available to aid in the development of rural America.

Urban Land Institute Nonprofit educational and research institute focusing on the use of land in order to enhance the total environment. Provides information on urban planning, growth and development.

Volunteer Match

Welfare to Work Web Site The U.S. Department of Labor's welfare to work site contains links to sites for policy discussions and recent news about the implementation of welfare reform at the Federal, State, and local levels.

White House The place to find up to date information on all issues facing the nation.