Oregon Median Family Income Changes 2009-2010 and 2000-2010.

The table I constructed HERE compares Median Family Incomes for the State of Oregon and Oregon Counties and MSA's. 

Data for 2000,2008,2009, and 2010 are included; comparisons include $$ and % for 2009-2010 AND 2000-2010.  

Who had the biggest % increase in the last year? Since 2000? Hint: It wasn't Portland-take a look at the table and you may be surprised.

(As always if you see any math problems, please DO let me know).

Originally created and posted on the Oregon Housing Blog.

Updated: Hardest Hit Income Limits Recommendation Using New FY 2010 Median Family Incomes.

 Update: I added a Hardest Hit column to far right of table to identify the 16 hardest hit counties; link remains the same.
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I previously posted a summary of the Bend morning Hardest Hit outreach session, including the suggestion that income limits be set at the highest of either 120% of the STATEWIDE median family income OR 120% of the LOCAL median family income. (This would be rather than a straight 120% of statewide median income eligibility level that has been previously discussed). 

I created a 2 page PDF table HERE that shows the results of this recommendation using the NEW FY 2010 HUD median family incomes just published today [Friday]. (Feel free to double check my math, which includes use of a rounding to nearest $100 formula; if you discover any problems please send me an email or post a comment).

Eligibility Results: Three Metro Areas Get Up to 120% of Local MFI, All other Counties REMAIN at Same Level--ABOVE 120% of Local Median Income.

You can see that all counties would be at LEAST 120%, with rural counties as high as 172% of their LOCAL median family incomes. Without the recommended changes rural county %'s of LOCAL median family incomes would stay the same BUT counties in the Bend, Corvallis and Portland MSA's would be BELOW 120% of their LOCAL median family incomes.

Originally created and posted on the Oregon Housing Blog.

HUD FY 2010 Income Limits FINALLY Out.

HUD has finally published the FY 2010 income limits HERE.

 

Oregon summary PDF page is HERE.

Oregon's Median Family Income went UP slightly from $61,100 to $61,800; Portland MFI also went up from $70,000 to $71,200.

Originally created and posted on the Oregon Housing Blog.

HUD Delays Rent/Income Refinement Determination Rule Effective Date to Sept 30th.

Federal Register Notice from today is HERE.

Changes in Oregon County Median Incomes: 2008-2009 and 1999-2009.

I constructed the table HERE to show changes in HUD published Oregon county Median Income limits for 2008-2009 and also from 1999-2009.

Summary is that median incomes went up by about 1/4 from 1999-2009, and up by about 3-4% from 2008-2009. Some variations for some counties; for example, Deschutes shows a 9.1% increase in Median Incomes from 08-09.

CLEARLY last weeks HUD published median incomes do NOT capture any of the recent median income declines; I would expect major/record declines in median incomes when HUD publishes again next spring.

New Income Limits Announced; Oregon Spreadsheet Compiled.

HUD has published new SEPARATE income limits for LIHTC (and bond financed) projects and HUD assisted projects.

Main income page is HERE, read it CAREFULLY as there are signficant changes this year.

A FAQ page is HERE.

I have constructed an Excel worksheet with all OREGON income limits in two separate tables. Be sure to read the READ ME sheet in that workbook and the links to SEPARATE explanations for LIHTC/bond financed and HUD income limits. You can download that Excel file HERE.

(I do not see any difference this year for Oregon between LIHTC/Bond Financed income limits and Section 8 at the 50% MFI level)

Oregon Progress Board Renter Median HH Income Is 26% Below ACS Estimate for 2006, Invalidates OPB Rent Burden %'s

This is the first in a series of reviews of Oregon Progress Board Housing Benchmark Data and focuses on Renter Household Incomes and Rent Burdened Percentages.

Progress Board: The Oregon Progress Board [OPB] has changed the statement of this goal over time, invalidating comparisons to early periods. The now stated goal is that no more than 70% of renter households [HH's] below rental median income will pay more than 30% their income for rent. [See page 7 of 2007 Benchmark summary report HERE]

The Progress Board reports that the median rental household income for 2006 was $22.669 and that 82% of renters at that income level paid more than 30% of their income for rent in 2006. (You can confirm renter median income from OPB by generating a specific report HERE).

ACS 2006: The Census American Community Survey [ACS] estimates (Table B25119) that Oregon 2006 renter median household income was $28,582. (The 2005 ACS reported Oregon Renter Household Median Income estimate was $26,385, increasing to $27,236 in 2006 inflation adjusted dollars].

Analysis: OPB's estimated median renter household income for 2006 is $5,913 and 26.1% BELOW the 2006 ACS estimate and $1,346 and 4.9% BELOW the one year earlier inflation adjusted 2005 ACS renter household median estimate.

This wide variance in income directly impacts the accuracy of the rent burdened estimate, as rent burdens generally decrease as incomes increase. Higher ACS estimated renter median HH incomes would suggest that the percentage of below median rent burdened HH's was less than OPB reported.

[Note: ACS data available in the Fact Finder site does not directly provide rent burdens for median income renter HH's, so that no direct comparison can be made with OPB counts and percentages. Those with more skill , time, and software tools than I have MAY be able to calculate such a direct comparison using downloaded PUMS data and I encourage users to try that if they wish ].

Recommendation for Oregon Progress Board: Use ACS Data on Rent Burdens and Renter Median HH Income.

While I appreciate that there are differences in survey methods, including the size of sample and the period sampled, there is no way IMO that a difference of 26.1% in renter HH median income can be explained away by those variations.

OPB already selectively uses other ACS data. With ACS gradually expanding coverage to include smaller areas, if the Oregon Progress Board switched to using ACS data on rent burdens and median renter HH income:

• More valid year to year to year comparisons could be made.
• Some local geographies could be added to track this benchmark.
  
• Direct comparisons to other states could be made.
  

Moreover, OPB would be improve this benchmark to report not only above 30% , but also above 50% rent burdens, which disproportionately affect the lowest income Oregon renters.