1. Current conditions

2. Setting the stage Population/household changes Household income
Housing

3. Demographic changes

4. 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

5. Population by Age
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 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

6. HOuseholds – Race/Ethnicity
2017
2010
Change # %
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.

7. 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

8. 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

9. Household income

10. 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.

11. 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

12. Housing

13. 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; American Community Survey 5-year Estimates

14. 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

15. 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

16. Questions or comments