![NY Rural Housing Maps1](https://img.imageboss.me/general/width/300/quality:80/events/NY-Rural-Housing-Maps1.png?bossToken=d7149f0e372b838435aeb5fa1efd0b9f722549bad7daaf78f591c01df5f0007a 171w, https://img.imageboss.me/general/width/600/quality:80/events/NY-Rural-Housing-Maps1.png?bossToken=52eaee37c4333f9476f0f64c45ebda49e16811b0c433c321c81f2fa6250250bd 343w, https://img.imageboss.me/general/width/900/quality:80/events/NY-Rural-Housing-Maps1.png?bossToken=fd8884cbcc0cd3c1580f1b7691eb2bc109c6524c6cc04217d586e2d57a9a40d3 514w, https://img.imageboss.me/general/width/1200/quality:80/events/NY-Rural-Housing-Maps1.png?bossToken=2b84c69e267c3d8a1bbe5a3bd3f75820a2f5c99d79cda849447f13786515e06b 686w, https://img.imageboss.me/general/width/1500/quality:80/events/NY-Rural-Housing-Maps1.png?bossToken=90288fd82d7db1fb46121b3d547ccb06e78010c966c78c526fd1ded2376d6f48 857w, https://img.imageboss.me/general/width/1800/quality:80/events/NY-Rural-Housing-Maps1.png?bossToken=8ecffd004aa61c0159e146cbd6bc201adf5de4aad4472f291ed1470d1721be34 1029w, https://img.imageboss.me/general/width/2100/quality:80/events/NY-Rural-Housing-Maps1.png?bossToken=56cc177af6209ad82a8a067d253d14ca6c396529667198eed10da83a733d7caf 1200w, https://img.imageboss.me/general/width/2400/quality:80/events/NY-Rural-Housing-Maps1.png?bossToken=58f3042d88f09e2b6c447035d56f0a4aed8f8fa27f4cb5a12cc436d5a3589626 1371w, https://img.imageboss.me/general/width/2700/quality:80/events/NY-Rural-Housing-Maps1.png?bossToken=d04558e2b507beba95e0771f7178a35fbd1b2a6372e6eaf2e2db8fbd4e74f5f9 1543w)
Key Findings
Over 15,000 rural New Yorkers depend on USDA Section 515 properties for affordable housing
85% of all counties across New York State house tenants benefiting from USDA Section 515 properties
Nearly half of all tenants are elderly, and over one in four have disabilities
The average income for tenants is $18,000, which is less than half the state average
With maturing mortgages already taking place, most properties will lose their affordability requirements in the coming years
We can save thousands of affordable rental homes for rural New Yorkers by creating and funding a new state program
Most of the state relies on units developed through the USDA Section 515 program to provide affordable rental housing for low income rural New Yorkers. The following maps and charts provide a statewide overview of where these properties are located. In the appendix, you can find district profiles broken down by Senate, Assembly, and Economic Development Regions.
Mirroring national trends, 85% of all counties across New York State house tenants benefiting from USDA Section 515 properties. In total, there are close to 400 properties supporting over 15,000 households.
![NY Rural Housing Maps2](https://img.imageboss.me/general/width/300/quality:80/work/NY-Rural-Housing-Maps2.png?bossToken=6fe135c7de2e62f88b644fcfabd78cb80de373e2c953f5416ff6edac85b9430a 171w, https://img.imageboss.me/general/width/600/quality:80/work/NY-Rural-Housing-Maps2.png?bossToken=b1a991890df3abd27c5ca2385e37e82c9a79d952ab29c1f85b2f70284f3f369f 343w, https://img.imageboss.me/general/width/900/quality:80/work/NY-Rural-Housing-Maps2.png?bossToken=33727b0f8a239bc1371682fae9081238aa02054297394d09428a437a818866c2 514w, https://img.imageboss.me/general/width/1200/quality:80/work/NY-Rural-Housing-Maps2.png?bossToken=7d5fe13251e6972c7e3fab0a1f5d9448e7d39b40cdc3b3216764814ada27d2c0 686w, https://img.imageboss.me/general/width/1500/quality:80/work/NY-Rural-Housing-Maps2.png?bossToken=12604f917fb283a00aba5e8f8cf119005691b779457e634ebb0b99bae3999c24 857w, https://img.imageboss.me/general/width/1800/quality:80/work/NY-Rural-Housing-Maps2.png?bossToken=94f8c2d23b5c6563dac79b3ca806733e6cff818e56d3d093ef03f4e248156565 1029w, https://img.imageboss.me/general/width/2100/quality:80/work/NY-Rural-Housing-Maps2.png?bossToken=c67d9b00415ed36b47914539e92cf27b00e9c9a2f1c47e0da00fcd33acd6ec4b 1200w, https://img.imageboss.me/general/width/2400/quality:80/work/NY-Rural-Housing-Maps2.png?bossToken=264ac10f2c7d3e7be7616836f67f6bd0a5187d01204ec21e2581213dfd64f58e 1371w, https://img.imageboss.me/general/width/2700/quality:80/work/NY-Rural-Housing-Maps2.png?bossToken=49d1876772a2a0d3b663c08403cbbcf190ed2d2c7730f12283ec4b7320ff9428 1543w)
![NY Rural Housing Maps3](https://img.imageboss.me/general/width/300/quality:80/work/NY-Rural-Housing-Maps3.png?bossToken=4be8107b187109fc85d4302c52d7696f53949ea1e0a1069125c5a926844f1a07 171w, https://img.imageboss.me/general/width/600/quality:80/work/NY-Rural-Housing-Maps3.png?bossToken=aa2e2203ce7f0d20921ae6021c50dee48c0a828229ba465c097f0bfdc17342e7 343w, https://img.imageboss.me/general/width/900/quality:80/work/NY-Rural-Housing-Maps3.png?bossToken=780fff66135578a125601769cad9fa8504284245ecd045131032e6d1d89c1421 514w, https://img.imageboss.me/general/width/1200/quality:80/work/NY-Rural-Housing-Maps3.png?bossToken=36d4a8bb96d52e60f1b91d3976347c9f02b48f45b14e57266baef5d529b679c3 686w, https://img.imageboss.me/general/width/1500/quality:80/work/NY-Rural-Housing-Maps3.png?bossToken=b6aa92e5aedbb8f4d99a77ea86ed6b12fd68ebb4ea39d228fc5e3f55ff811209 857w, https://img.imageboss.me/general/width/1800/quality:80/work/NY-Rural-Housing-Maps3.png?bossToken=c9bd994305cbc7b259ec37d2a12c725626066bf1c40b1a8938b7187cb55ecfa5 1029w, https://img.imageboss.me/general/width/2100/quality:80/work/NY-Rural-Housing-Maps3.png?bossToken=f3eb1a3c88651dee7f5806d67887fb097d089e475f5147fe19cb2c4926bc4706 1200w, https://img.imageboss.me/general/width/2400/quality:80/work/NY-Rural-Housing-Maps3.png?bossToken=e209f402b58fc1d0eed519e89a2aadd776b5dc083b3328c86356179b0372b9bb 1371w, https://img.imageboss.me/general/width/2700/quality:80/work/NY-Rural-Housing-Maps3.png?bossToken=a62c314c8ac88a24e23e390b9d4b6f90f84aafd99460bb533ad4feb6093f42f4 1543w)
Number of USDA 515 Properties by NY State Senate District
![NY Rural Housing Maps4](https://img.imageboss.me/general/width/300/quality:80/work/NY-Rural-Housing-Maps4.png?bossToken=f72434d40b967a3e8473a6cfe839f645f4e3da99da05568967be23bec7d7804c 171w, https://img.imageboss.me/general/width/600/quality:80/work/NY-Rural-Housing-Maps4.png?bossToken=3629c61c75a5a1ff952ae742a38f214dac6acfcab820a7be8a5cc749bf810346 343w, https://img.imageboss.me/general/width/900/quality:80/work/NY-Rural-Housing-Maps4.png?bossToken=e1067171f28196d85810c41e8d946967b1726e5015c26d19093fb04a75df8d5c 514w, https://img.imageboss.me/general/width/1200/quality:80/work/NY-Rural-Housing-Maps4.png?bossToken=6ac1052d2e7763db7d39a9f206ad3a5aeb7e32a8e056a269e9c849e907fc3e29 686w, https://img.imageboss.me/general/width/1500/quality:80/work/NY-Rural-Housing-Maps4.png?bossToken=f5a4b6bf5601e54aca33905bab666263e8df5bb87fd51573b2c71903445030fe 857w, https://img.imageboss.me/general/width/1800/quality:80/work/NY-Rural-Housing-Maps4.png?bossToken=3e4f4b055cf6b65fa41793da0f789d2b1cdfadc10cabebe18e22e8fef7a7073a 1029w, https://img.imageboss.me/general/width/2100/quality:80/work/NY-Rural-Housing-Maps4.png?bossToken=a3ca477d68a63ea0d9f5cde96cc2afbc4e811a0ea51c48b42739ae97576ea39e 1200w, https://img.imageboss.me/general/width/2400/quality:80/work/NY-Rural-Housing-Maps4.png?bossToken=cbb2d846cdddf054654ce2bd0ff40e08a4ca6b1ee1e5953980d1fb6541607331 1371w, https://img.imageboss.me/general/width/2700/quality:80/work/NY-Rural-Housing-Maps4.png?bossToken=c24ae0709d3644358718cfe64ae249e3f4d244525d3e6d0fe2b177d7a7d3f489 1543w)
Number of USDA 515 Properties by NY State Assembly District
![NY Rural Housing Maps5](https://img.imageboss.me/general/width/300/quality:80/work/NY-Rural-Housing-Maps5.png?bossToken=f229d182b8fbdfd9109f9b41c6edbcabf4b11e3f95d099eb87392fa4b0875edf 171w, https://img.imageboss.me/general/width/600/quality:80/work/NY-Rural-Housing-Maps5.png?bossToken=44167837eb4cc51e37765474fb501165fa0b50ae2a9d8afa53ccd191a5cb35de 343w, https://img.imageboss.me/general/width/900/quality:80/work/NY-Rural-Housing-Maps5.png?bossToken=3db25e8dd7eea4e7f0f7005fa26ca663aa82baef2b9523729f12c6339e803e6f 514w, https://img.imageboss.me/general/width/1200/quality:80/work/NY-Rural-Housing-Maps5.png?bossToken=a44b630e36ec52f317f2aa942bc6d668a88ef07a01f4187ca3bafbe31a880a41 686w, https://img.imageboss.me/general/width/1500/quality:80/work/NY-Rural-Housing-Maps5.png?bossToken=a42b9567de3cd8ef294e39bf04ec1e2abd2699e59c26295ad1d06406cf28b19d 857w, https://img.imageboss.me/general/width/1800/quality:80/work/NY-Rural-Housing-Maps5.png?bossToken=b52fca6f4c20827d1e96d5cbf4973581bac296f9cf863a8af1815329b8a8ccf4 1029w, https://img.imageboss.me/general/width/2100/quality:80/work/NY-Rural-Housing-Maps5.png?bossToken=2379bef791474fbe80d3e3c399c8c488b36b9ffc158b0bfa14292b432a23aab6 1200w, https://img.imageboss.me/general/width/2400/quality:80/work/NY-Rural-Housing-Maps5.png?bossToken=2163104c6898954b880aff4b03c699d5cdc9d665631e6f78480236d42f444d38 1371w, https://img.imageboss.me/general/width/2700/quality:80/work/NY-Rural-Housing-Maps5.png?bossToken=1ddf40047a5c0625a3c5a0a165a9cb36791b2b2fca8f5df1730d970b92220be0 1543w)
USDA Section 515 Properties by Economic Development Region
Nearly 49% of New York’s USDA 515 tenants are elderly, more than half of the heads of households are women, and more than one in four tenants have disabilities (26%). Additionally, nearly 2,000 minors rely on these properties for stable housing. Tenants tend to be lower-income compared to other households, with an average income of $18,061 compared to the state average of $47,173. Across all counties, Section 515 tenants have substantially lower incomes when compared to their respective counties.
![Comparison of Average Income Gap between USDA 515 County Average New York 02 08 24](https://img.imageboss.me/general/width/300/quality:80/work/Comparison-of-Average-Income-Gap-between-USDA-515-County-Average-New-York_02-08-24.png?bossToken=7d2814d0270d0e5d0b4b8cfff4de246b098d98d61c71ea77d3fa227458af37c7 171w, https://img.imageboss.me/general/width/600/quality:80/work/Comparison-of-Average-Income-Gap-between-USDA-515-County-Average-New-York_02-08-24.png?bossToken=9b2537a6613d3c9cea5dfe56656442cbdeb91c8f1daa50abd0586f417ffc9b49 343w, https://img.imageboss.me/general/width/900/quality:80/work/Comparison-of-Average-Income-Gap-between-USDA-515-County-Average-New-York_02-08-24.png?bossToken=01f572ea7bee85b5a07871732a3aa09d30e6afeec408f95e146e6917b4b9b5b6 514w, https://img.imageboss.me/general/width/1200/quality:80/work/Comparison-of-Average-Income-Gap-between-USDA-515-County-Average-New-York_02-08-24.png?bossToken=a0a3236c9ae4173e444042e30ad8642fa7a34d430df2f726e83e17e802a0639c 686w, https://img.imageboss.me/general/width/1500/quality:80/work/Comparison-of-Average-Income-Gap-between-USDA-515-County-Average-New-York_02-08-24.png?bossToken=46e3b424b29219d4bcc022625418f880d840a0d40d41b254b0285e337ddb6cd2 857w, https://img.imageboss.me/general/width/1800/quality:80/work/Comparison-of-Average-Income-Gap-between-USDA-515-County-Average-New-York_02-08-24.png?bossToken=66dcbaf06ecf92b0a78b999f42326572a21ef57541037d2d85aebc6c487285b2 1029w, https://img.imageboss.me/general/width/2100/quality:80/work/Comparison-of-Average-Income-Gap-between-USDA-515-County-Average-New-York_02-08-24.png?bossToken=bc9e1801f0cd1ec2873fc8cac07a6d5484b53096957eff9356dfa2af4b564ba9 1200w, https://img.imageboss.me/general/width/2400/quality:80/work/Comparison-of-Average-Income-Gap-between-USDA-515-County-Average-New-York_02-08-24.png?bossToken=8a4f83472559a68557f1d2f97143871b7e7c2008dc474a66bea4942214dc629a 1371w, https://img.imageboss.me/general/width/2700/quality:80/work/Comparison-of-Average-Income-Gap-between-USDA-515-County-Average-New-York_02-08-24.png?bossToken=0b47114a82d9edcb8f63f3c69bb59d2ea7f214981e016e12b42fe524e4597cf1 1543w)
Most rural tenants identify as white, but trends across the country indicate that lower-income non-white households are increasingly moving to rural areas. These households are more likely to live in substandard housing, which includes homes without adequate infrastructure, overcrowding, and other quality and affordability challenges.
![Race and Ethnicity for USDA 515 Properties in NYS](https://img.imageboss.me/general/width/300/quality:80/work/Race-and-Ethnicity-for-USDA-515-Properties-in-NYS.png?bossToken=5e93c2b3e6c7f2ec861b8f1a7337e97bb95e1a6ab59e3de41a0037326e33d93c 171w, https://img.imageboss.me/general/width/600/quality:80/work/Race-and-Ethnicity-for-USDA-515-Properties-in-NYS.png?bossToken=eb61a3cf80d79ee918b3b9e5a04488ce1de669176f2374125ebc1c00fbd56688 343w, https://img.imageboss.me/general/width/900/quality:80/work/Race-and-Ethnicity-for-USDA-515-Properties-in-NYS.png?bossToken=9c619a84bcc5cb7d28359c40de155ec6293a748912224d4d6aa1b9648d0159bf 514w, https://img.imageboss.me/general/width/1200/quality:80/work/Race-and-Ethnicity-for-USDA-515-Properties-in-NYS.png?bossToken=1572b6dc8bba3e090b7d97d1bc3ef54aba9ca357a8abc78494c856995e2a8ff1 686w, https://img.imageboss.me/general/width/1500/quality:80/work/Race-and-Ethnicity-for-USDA-515-Properties-in-NYS.png?bossToken=b896b853f4de39c2cab8690b37d17fb7bf6c5931fe354b22a1c7abda5ad72093 857w, https://img.imageboss.me/general/width/1800/quality:80/work/Race-and-Ethnicity-for-USDA-515-Properties-in-NYS.png?bossToken=5a58528f56a360b7c5325bed5766d2e29b8e38b2587ee60f57f4f707c454af17 1029w, https://img.imageboss.me/general/width/2100/quality:80/work/Race-and-Ethnicity-for-USDA-515-Properties-in-NYS.png?bossToken=495aaf2e928b8a720bfc5fe977cc44fdd1fbbbbe85c1e4e769e0be7c69330c53 1200w, https://img.imageboss.me/general/width/2400/quality:80/work/Race-and-Ethnicity-for-USDA-515-Properties-in-NYS.png?bossToken=56af0017a088b6780130eaea17a643d28e53394177fbddfaedd580dcc6668eba 1371w, https://img.imageboss.me/general/width/2700/quality:80/work/Race-and-Ethnicity-for-USDA-515-Properties-in-NYS.png?bossToken=48ed90886404ecc25da69beb1bbabfb1c6ce5dc5ea61ef384e786946515d9608 1543w)
In the coming years, we will start to see an even greater increase in the number of households losing affordability and protections granted under the USDA Section 515 and related rental assistance programs. As shown in the chart below, while only a few dozen households are at risk of losing their affordability protections over the next 2-3 years, the number of households impacted increases substantially beginning in 2027 - after which we will start to see hundreds of tenants each year subject to potential displacement with limited access to housing and support if these programs are allowed to lapse.
![Total Household Count of USDA 515 Properties by Estimated Exit Year in New York State](https://img.imageboss.me/general/width/300/quality:80/work/Total-Household-Count-of-USDA-515-Properties-by-Estimated-Exit-Year-in-New-York-State.png?bossToken=066854666c86ac76ba887fa4d2e861ed2428dff2e45c392239a6f2f34b67110b 171w, https://img.imageboss.me/general/width/600/quality:80/work/Total-Household-Count-of-USDA-515-Properties-by-Estimated-Exit-Year-in-New-York-State.png?bossToken=973033186eb039d4fb9b11be145fe063dbb58c20df17d020f9398bbe83f1f095 343w, https://img.imageboss.me/general/width/900/quality:80/work/Total-Household-Count-of-USDA-515-Properties-by-Estimated-Exit-Year-in-New-York-State.png?bossToken=7ecd942c0398bed1d1a5dd44a0a84cb7ff22eda02bf8a7dc4d7263de3d803bf1 514w, https://img.imageboss.me/general/width/1200/quality:80/work/Total-Household-Count-of-USDA-515-Properties-by-Estimated-Exit-Year-in-New-York-State.png?bossToken=bf1d9a7214b514a6091f875cdd0af794b030c8563fb0289ecd3c60d5997e21a1 686w, https://img.imageboss.me/general/width/1500/quality:80/work/Total-Household-Count-of-USDA-515-Properties-by-Estimated-Exit-Year-in-New-York-State.png?bossToken=6448db6acc141858f4e0d0e5066c8af10193755ec4c7ccc0b79e20e4501a7299 857w, https://img.imageboss.me/general/width/1800/quality:80/work/Total-Household-Count-of-USDA-515-Properties-by-Estimated-Exit-Year-in-New-York-State.png?bossToken=510add155ceae4424a3f4dcfcddbd4eb225104bab623225d641b3fff1c325ef0 1029w, https://img.imageboss.me/general/width/2100/quality:80/work/Total-Household-Count-of-USDA-515-Properties-by-Estimated-Exit-Year-in-New-York-State.png?bossToken=c90ce5354fe4e53192821039cb8fd1cc251f22aae2d34bb1fc5101b918b0023a 1200w, https://img.imageboss.me/general/width/2400/quality:80/work/Total-Household-Count-of-USDA-515-Properties-by-Estimated-Exit-Year-in-New-York-State.png?bossToken=debe9a81aa1e5aefa54c0e084777ae3080a5788ed40c22b182d5d64918e8c14e 1371w, https://img.imageboss.me/general/width/2700/quality:80/work/Total-Household-Count-of-USDA-515-Properties-by-Estimated-Exit-Year-in-New-York-State.png?bossToken=095229c07192a9676c74198bae45573682d47199fd08316a33944bc51b0b9c24 1543w)
The tenants occupying these homes rely largely on fixed incomes and will not have many options should their properties exit the requirements established through the Section 515 program. Nearly 60% of units are for elderly New Yorkers, and hundreds are vacant. With the right program and funding, these vacant units could be renovated and added back into the program to benefit these vulnerable groups.
![Total Number of Units by Residential Type](https://img.imageboss.me/general/width/300/quality:80/work/Total-Number-of-Units-by-Residential-Type.png?bossToken=4b545fefc219d922ad8f9bbe664fda21906e4506d889109e41c149f1aef5992f 171w, https://img.imageboss.me/general/width/600/quality:80/work/Total-Number-of-Units-by-Residential-Type.png?bossToken=9ec2fa8af8dfd41ede8cbd89e8c81deebe38b1275b07e986ebb9d374a4592e38 343w, https://img.imageboss.me/general/width/900/quality:80/work/Total-Number-of-Units-by-Residential-Type.png?bossToken=04837eca789d31cc08d8b40939023a34f72e6836f5793ae899176143c61bb280 514w, https://img.imageboss.me/general/width/1200/quality:80/work/Total-Number-of-Units-by-Residential-Type.png?bossToken=d814f16c9e15f826e62682a27e54b3545be20b727944799eced965263636cb57 686w, https://img.imageboss.me/general/width/1500/quality:80/work/Total-Number-of-Units-by-Residential-Type.png?bossToken=cd0d9bb8b930c5f309e92c84f436b6e0494c6124860a09b93f02566e33ecfb8b 857w, https://img.imageboss.me/general/width/1800/quality:80/work/Total-Number-of-Units-by-Residential-Type.png?bossToken=899da202cc573d7129754dc6b97355672f85a8364506da638366bb2b85973179 1029w, https://img.imageboss.me/general/width/2100/quality:80/work/Total-Number-of-Units-by-Residential-Type.png?bossToken=15c731f7b2f4d3d172966bfe8d66d02907d94cb35fb37a0323a0d801046f4143 1200w, https://img.imageboss.me/general/width/2400/quality:80/work/Total-Number-of-Units-by-Residential-Type.png?bossToken=819e66213175d3ed393d051310d92c03a65c70a7ec20d5a75a2073c12e93d8ba 1371w, https://img.imageboss.me/general/width/2700/quality:80/work/Total-Number-of-Units-by-Residential-Type.png?bossToken=7b1a46873cb5d8c6612616f436b42fe70863287ddbe411ff190105e6d1a842bd 1543w)
![Total Number of Vacant Units by Residential Type](https://img.imageboss.me/general/width/300/quality:80/work/Total-Number-of-Vacant-Units-by-Residential-Type.png?bossToken=b18b6d7ab79a2bc7b5b794bd5c22eb1a2813df644d02ef8b5f28ddfbd48a3349 171w, https://img.imageboss.me/general/width/600/quality:80/work/Total-Number-of-Vacant-Units-by-Residential-Type.png?bossToken=1f577fbd8b766864960a5ec7860876362a88caf157f2defd633786d4ec21df9f 343w, https://img.imageboss.me/general/width/900/quality:80/work/Total-Number-of-Vacant-Units-by-Residential-Type.png?bossToken=bd55368105665b70d67cc56066699269cf4ddfd840088bb4e3b674a1da54c312 514w, https://img.imageboss.me/general/width/1200/quality:80/work/Total-Number-of-Vacant-Units-by-Residential-Type.png?bossToken=f235c7b309eca97671e6657f6fbcd4af614df1c007dc7d99de20f6ef95165b1a 686w, https://img.imageboss.me/general/width/1500/quality:80/work/Total-Number-of-Vacant-Units-by-Residential-Type.png?bossToken=5692d7f2996d7b8e80f8a93b81256d58281cbaef22e6cd4d4207cec03d3c006f 857w, https://img.imageboss.me/general/width/1800/quality:80/work/Total-Number-of-Vacant-Units-by-Residential-Type.png?bossToken=ed40cea222f0bbe17f4fa7c7d27a430641b76563ea4325600aa7180436744fb3 1029w, https://img.imageboss.me/general/width/2100/quality:80/work/Total-Number-of-Vacant-Units-by-Residential-Type.png?bossToken=5052ec9e6d128a3be11e10a1c3bfc65690a9b0f46383558523da35d46b100924 1200w, https://img.imageboss.me/general/width/2400/quality:80/work/Total-Number-of-Vacant-Units-by-Residential-Type.png?bossToken=c05c5741c99e2824a386911c153d120056fcd3b8ac184294d3239a21eb3575f3 1371w, https://img.imageboss.me/general/width/2700/quality:80/work/Total-Number-of-Vacant-Units-by-Residential-Type.png?bossToken=36fadddde351799d59187d0bf106685ffe4227b650a650ae5ca4414e6eb836a5 1543w)
Within the counties that include USDA Section 515 properties, it is crucial to note that most of the housing stock - almost three out of every four units - is owner-occupied. We need to enact policies to make it easier to build more affordable housing, especially rental housing, in many of these communities. Until we do, this reality means a loss of USDA Section 515 rental units adds even more urgency to an already precarious situation, which could lead to negative outcomes such as overcrowding, use of low-quality dilapidated housing, or homelessness.
![Owner Renter Housing in Counties with USDA Properties New York](https://img.imageboss.me/general/width/300/quality:80/work/Owner-Renter-Housing-in-Counties-with-USDA-Properties-New-York.png?bossToken=c1828ce197532408b091bc45421a844392ca0cf910a5c87f9e75ba76808ee28f 171w, https://img.imageboss.me/general/width/600/quality:80/work/Owner-Renter-Housing-in-Counties-with-USDA-Properties-New-York.png?bossToken=b07049a9716b425c53150b8c26f4a814e28d1574303595ee1f2e6245df85d027 343w, https://img.imageboss.me/general/width/900/quality:80/work/Owner-Renter-Housing-in-Counties-with-USDA-Properties-New-York.png?bossToken=11635ba3aea7370f55dc2abecb05709152e6ff4b21e40361d88225e4407b0e1d 514w, https://img.imageboss.me/general/width/1200/quality:80/work/Owner-Renter-Housing-in-Counties-with-USDA-Properties-New-York.png?bossToken=692a3db26a1dd902fcf4224c21b1092a4cd937da32828a2c4dbf47af78cd5efd 686w, https://img.imageboss.me/general/width/1500/quality:80/work/Owner-Renter-Housing-in-Counties-with-USDA-Properties-New-York.png?bossToken=3beae0ff03b3309ee7e2301a0d2ccbfdb0c6cedf857d2d47442b4012fcb6b408 857w, https://img.imageboss.me/general/width/1800/quality:80/work/Owner-Renter-Housing-in-Counties-with-USDA-Properties-New-York.png?bossToken=2a8421b8db381dff983f2a0c80e1788ca54d1920d59b2458475a1ff53c21dbe8 1029w, https://img.imageboss.me/general/width/2100/quality:80/work/Owner-Renter-Housing-in-Counties-with-USDA-Properties-New-York.png?bossToken=1df79b87c33c3d2e1d0ab20e1ee6936546dcd5dd5e35b2fca6a6e245f9fad903 1200w, https://img.imageboss.me/general/width/2400/quality:80/work/Owner-Renter-Housing-in-Counties-with-USDA-Properties-New-York.png?bossToken=d674d9aefe6946b3e01b4bc1f5cc3769d10b6ef840c23403bde1d7fa0f3e9ac0 1371w, https://img.imageboss.me/general/width/2700/quality:80/work/Owner-Renter-Housing-in-Counties-with-USDA-Properties-New-York.png?bossToken=6833f02f65257530d300fd6862405e4dfcb8e3d6bcd0b9eca58d7bf5bf1fa550 1543w)
USDA 515 properties can continue to provide quality affordable housing to some of the most vulnerable rural New Yorkers if we act quickly to help rehabilitate, preserve and create permanent affordability. Existing programs already being implemented by the state can be adapted to address the challenges with Section 515 properties to prevent displacement of vulnerable tenants.
In New York, the Mitchell-Lama Housing Program is a state-sponsored initiative to provide affordable housing to middle-income residents. It was established in 1955 to encourage the development and management of affordable rental and cooperative housing. Participants are able to take advantage of financial incentives and regulatory benefits to reduce costs. The essential functions of the program are:
Provide developers financial incentives to build affordable housing in return for keeping rents and prices below market rate for a period of time (usually 20-40 years).
Ensure tenants are meeting qualifying income restrictions to ensure housing is going to individuals and families in need.
Protect tenants from excessive rent increases and arbitrary evictions.
Ensure the state provides oversight - New York State Homes and Community Renewal (HCR) helps to regulate the program.
The program is not just meant to incentivize for-profit developers. There is a strong history of nonprofits sponsoring projects, helping with rehabilitation and managing properties.
Over 100,000 units of affordable middle-income housing have been developed through the program. However, these units face similar challenges to USDA Section 515 properties, namely:
When the affordability period ends after 20-40 years, units not covered by the Rent Stabilization Law or Emergency Tenant Protection Act are deregulated and may see increases in rents.
Limited supply means long waiting lists for existing units.
An aging housing stock and expensive upkeep mean units may end up in disrepair, leading to unsafe living conditions for tenants.
Participation due to its 35-year affordability restrictions was limited, resulting in reduced affordability timelines to increase participation.
Markets that are appreciating make it difficult to incentivize greater affordability without requisite deeper subsidies to make it worthwhile to owners.
The state has been implementing the Mitchell-Lama Rehabilitation and Preservation (RAP) program to address cases where existing properties are in need of serious investment and capital repairs. Through RAP, property owners are incentivized to make necessary repairs in exchange for extending the period of affordability and tenant protections (up to 40 years) $50 million was appropriated to support such programs to help preserve Mitchell-Lama units in the state’s FY2023 budget. There is an opportunity to create a program that mirrors this focused on the USDA Section 515 properties. The program would need to similarly offer terms that give property owners an incentive to stay in the program and continue affordability regulations.
In the aftermath of the foreclosure crisis, the State of New York Mortgage Agency Community Restoration Fund was established to help homeowners have a fresh start. As part of that initiative, a loan fund was established to support community land trusts (CLT). This option could be expanded to support USDA Section 515 properties, especially as CLT models have grown beyond homeownership and increasingly support the preservation of affordable rental housing.
The Restore New York Communities Initiative, implemented by Empire State Development, is another program that, among other goals, is intended to help revitalize rural areas. The program can be used to fund the rehabilitation of properties and could be another State tool for preserving USDA Section 515 properties. Governor Hochul has proposed another $50 million in the budget to continue the program. One challenge is it requires municipalities to initiate an application. Given experiences from other parts of the country, it is clear that pooled-transactions that cut across counties are critical to achieving success at scale.
There are a variety of reasons why a property owner may choose to leave Section 515, but one of the requirements is to ensure non-profits are given an opportunity to learn about the opportunity to buy and operate a project. The State could do more to ensure that non-profit, mission-driven organizations that are qualified to develop and/or manage properties are able to better engage with USDA 515 properties in the event an existing property owner wants to prepay their loan or is otherwise seeking to sell a given property.
![Top 10 Counties with USDA Section 515 Units Exiting by 2030031224](https://img.imageboss.me/general/width/300/quality:80/work/Top-10-Counties1-with-USDA-Section-515-Units-Exiting-by-2030031224.png?bossToken=0a8c8aaaa2e204dc49e846ca97c7c9e4ac84a54829008ba24a5a40dc860f56a2 171w, https://img.imageboss.me/general/width/600/quality:80/work/Top-10-Counties1-with-USDA-Section-515-Units-Exiting-by-2030031224.png?bossToken=91dfa544c03a1e322530a36deb5e6f8fcb103d642e1680c69fb73e6edde28a49 343w, https://img.imageboss.me/general/width/900/quality:80/work/Top-10-Counties1-with-USDA-Section-515-Units-Exiting-by-2030031224.png?bossToken=fc2873d0be5ef4e897e5e617bae362d3cb8850a3dd75be808a2abd786f69d803 514w, https://img.imageboss.me/general/width/1200/quality:80/work/Top-10-Counties1-with-USDA-Section-515-Units-Exiting-by-2030031224.png?bossToken=05e46d1320bb0ec8cb80fa658b6c66c8cafe9253f79c5298ff91b0f79712b791 686w, https://img.imageboss.me/general/width/1500/quality:80/work/Top-10-Counties1-with-USDA-Section-515-Units-Exiting-by-2030031224.png?bossToken=84b47658b042c60bb05ce7f6253b4b90ff0c56381e01f6a780ec920c46d6ed24 857w, https://img.imageboss.me/general/width/1800/quality:80/work/Top-10-Counties1-with-USDA-Section-515-Units-Exiting-by-2030031224.png?bossToken=d06976c65066138b2ae1d2b70dc557ebe3b6a8d8213fcd49dc496cde35f36085 1029w, https://img.imageboss.me/general/width/2100/quality:80/work/Top-10-Counties1-with-USDA-Section-515-Units-Exiting-by-2030031224.png?bossToken=292a94a211fdf73487a7a82c5ef661dfb66e1a85afd805c59670e713ab6074ac 1200w, https://img.imageboss.me/general/width/2400/quality:80/work/Top-10-Counties1-with-USDA-Section-515-Units-Exiting-by-2030031224.png?bossToken=a5fa79a96ea4d533a20e23d25bc5bed0c898ea167f7b5be4e105407d83f9fece 1371w, https://img.imageboss.me/general/width/2700/quality:80/work/Top-10-Counties1-with-USDA-Section-515-Units-Exiting-by-2030031224.png?bossToken=79e276d2f9b7b608b9e17077a2f007152c6df17b4d4e27a23a4dfd709678c554 1543w)
Whatever options we can implement to fund the rehabilitation and preservation of USDA Section 515 properties across the state, there is a framework for implementation that should be adhered to:
Adequate funding is critical. There must be an Initial investment by the state to prioritize units exiting the program by 2030 upfront. This should be followed by more significant investment as the number of units impacted continues to increase in the coming years.” The capital needs and risk for expiring mortgages is too real to start with a low amount of funding that serves only a handful of properties.
Coordinate with the USDA, property owners, tenants, and trusted non-profit organizations to streamline the transfer process, reduce costs, and incentivize engagement in the program.
Ensure quality oversight and continue and expand upon technical assistance and capacity-building support to inform tenants, property owners, and interested nonprofits on program guidelines.
Ensure adequate financing incentives and stable and predictable revenue for developers and property managers to address market and tenant volatility concerns.
Work to extend affordability periods as long as possible and identify strategies that could support the case for permanent affordability.
Pool properties into a larger portfolio to help address financing challenges that small properties inherently face.
A combination of financial incentives, regulatory streamlining, and an opportunity to contribute to community development can provide an attractive option for developers interested in creating affordable housing.
Around the country, State agencies, the USDA, private sector developers, localities and others have been able to come together and collaborate on deals to help rehabilitate and preserve USDA 515 properties while extending affordability. By pooling transactions, they have found success in preserving units at-scale:
New York
In 2023, the rehabilitation of a 52-unit affordable housing development in the Village of Perry in Wyoming County was completed. The property - Silver Lake Meadows - was created through the USDA Section 515 program in the late 1970s. The rehabilitation of the property included energy efficiency improvements to reduce utility use by over 20%. The property is affordable to households earning 60% AMI or less. Financing for the project included LIHTCs, HCR subsidy, and NYSERDA funding, among others. The rehabilitation helped to preserve the affordability requirements for these households.
![Silver Lake Meadows in Perry, NY](https://s3.us-east-1.amazonaws.com/rpa-org/general/652858bd8300d.image.jpg)
Georgia
In 2018, through a statewide-pooled transaction, Greystone Affordable Development collaborated with Hallmark Companies, Inc., the United States Department of Agriculture and the Georgia Department of Community Affairs to close on a $168.6 million multi-family housing transaction. This effort helped preserve 26 USDA Section 515 properties for 1,310 rental units across 17 counties. The financing plan required a combination of public and private funding, including tax-exempt bonds, LIHTCs, and USDA Rural Housing Service 515 debt, among others.
Tennessee
In 2015, Hallmark Companies, Inc. collaborated with the USDA national and state offices, Tennessee Housing Development Agency, to preserve 793 units across 20 properties. The $88.6 million pooled-transaction helped low-income households across 16 counties in the state. A mix of public and private financing, including tax-exempt bonds, LIHTCs, and USDA Rural Housing Service 515 debt, among others, was combined into a package to help achieve this success.
Iowa
The Iowa Finance Authority coordinated with USDA to “create a noncompetitive tax credit demonstration set-aside, HOME program funds and revolving loan funds specifically to preserve Section 515 affordable housing.” The collaboration, which also included Community Housing Initiatives, Inc., a community housing development organization, helped preserve 72 rental units.
Advocates for increasing and preserving quality affordable housing in rural communities continue to call for the federal government to do more to preserve and expand affordable rural housing. There is a need for significant expansion of Section 515 funding as well as an expansion of the National Housing Trust Fund. Further, The Strategy and Investment in Rural Housing Preservation Act – a bill re-introduced by Senators Tina Smith (D-MN) and Jeanne Shaheen (D-NH) in May 2023 – would ensure that low-income tenants can still receive rental assistance to afford their rental home even after the mortgage expires. It would also allocate increased congressional spending to preserve affordable homes in rural parts of the country.
However, relying solely on the Federal government to address the issue will not be enough, and the consequences would be too great. Our federal government is divided and national solutions are not guaranteed. Meanwhile, thousands of residents across New York are at risk of losing a critical supply of affordable housing at a time when we are not meeting our housing needs, especially for our most vulnerable neighbors. Governor Hochul has an ambitious goal of creating 100,000 affordable homes over the next decade. But we cannot allow existing affordable housing to be lost. State leadership must act now to implement practical solutions to preserve the USDA Section 515 rental homes and ensure continued affordability for the thousands of New Yorkers who rely on these units for stable housing.
Appendix
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“Title 7 U.S. Code § 1983 - Rural Housing Preservation Grants,” GovInfo, accessed February 8, 2024, https://www.govinfo.gov/content/pkg/COMPS-10349/pdf/COMPS-10349.pdf
“Rural Rental Housing Loans (Section 515) - Program Overview,” U.S. Department of Housing and Urban Development, accessed February 8, 2024, https://www.hud.gov/sites/documents/19565_515_RURALRENTAL.PDF.
“Preserving Affordable Rural Housing: Case Study of the USDA’s Section 515 Program,” Texas State Affordable Housing Corporation, accessed February 8, 2024, https://www.tsahc.org/public/upload/files/general/Enterprise_Case_Study_515_Preservation.pdf.
“Rural America is Losing an Affordable Rental Housing Resource at an Alarming Rate,” Daily Yonder, March 21, 2022, https://dailyyonder.com/rural-america-is-losing-an-affordable-rental-housing-resource-at-an-alarming-rate/2022/03/21/.
Federal Reserve Bank of St. Louis, “S&P/Case-Shiller U.S. National Home Price Index,” accessed February 8, 2024, https://fred.stlouisfed.org/series/CSUSHPINSA.
Regional Plan Association, “State of the Region’s Health 2023 Update,” accessed February 8, 2024, https://rpa.org/work/reports/state-of-the-regions-health-2023-update.
U.S. Census Bureau, “American Community Survey: Per Capita Income,” accessed February 8, 2024, https://data.census.gov/map/050XX00US36001/ACSDT1Y2022/B19301?q=per%20capita%20income%20new%20york&layer=VT_2022_050_00_PY_D1&loc=42.6152,-74.0735,z7.0981.
“Social Determinants of Health: Quality Housing,” Rural Health Information Hub, accessed February 8, 2024, https://www.ruralhealthinfo.org/topics/social-determinants-of-health#quality-housing.
A. Lowinger, et al., “Rural and Small-Town Infrastructure: An Overview of Federal Programs,” Congress Research Service, July 2022, https://core.ac.uk/download/pdf/269679534.pdf.
Empire State Development, “Restore New York Initiative,” accessed February 8, 2024, https://esd.ny.gov/restore-new-york.
Orna Izakson, “Advocates Eye Farm Bill to Avert Drop in Affordable Rural Housing,” Roll Call, April 11, 2023, https://rollcall.com/2023/04/11/advocates-eye-farm-bill-to-avert-drop-in-affordable-rural-housing/.
“Governor Hochul Announces Rehabilitation of 52-Unit Affordable Housing Development in Wyoming County,” Office of Governor Kathy Hochul, accessed February 8, 2024, https://www.governor.ny.gov/news/governor-hochul-announces-rehabilitation-52-unit-affordable-housing-development-wyoming-county.
“Greystone Affordable Development Spearheads Preservation of 1,310 Low-Income Rental Units with $168.6 Million Transaction in Georgia,” Globe Newswire, April 11, 2018, https://www.globenewswire.com/news-release/2018/04/11/1468667/0/en/Greystone-Affordable-Development-Spearheads-Preservation-of-1-310-Low-Income-Rental-Units-with-168-6-Million-Transaction-in-Georgia.html.
“Hallmark Properties Acquires Rural Tennessee Portfolio,” Hallmark Properties, November 2, 2015, https://www.hallmarkco.com/wp-content/uploads/2015/03/Rural-TN-88.6M-Portfolio-Article-11-2-15.pdf.
National Low Income Housing Coalition, “USDA Rural Rental Housing Programs: An Overview,” April 2022, https://nlihc.org/sites/default/files/2022-03/2022AG_4-15_USDA-Rural-Rental-Housing-Programs.pdf.
United States Department of Agriculture Rural Development, “Chapter 15: Refinancing,” accessed February 8, 2024, https://www.rd.usda.gov/sites/default/files/3560-3chapter15.pdf.
Andrew D. Johnston, “Protecting the Stock of Affordable Rural Rental Housing: An Introduction to Federal Rental Assistance Programs,” American Bar Association, Journal of Affordable Housing & Community Development Law, Volume 26, Number 2, 2017, https://www.americanbar.org/content/dam/aba/publications/journal_of_affordable_housing/Volume_26_Number_2/ah26-2_07johnston.pdf.
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Rural Housing Service, “State of Rural New York Report 2023,” accessed February 8, 2024, https://ruralhousing.org/wp-content/uploads/2023-State-of-Rural-New-York-Report.pdf.
AARP New York, “Older Rural New Yorkers Struggle to Age in Place; Housing, Transportation Shortages Present Challenges,” accessed February 8, 2024, https://states.aarp.org/new-york/older-rural-nyers-struggle-to-age-in-place-housing-transportation-shortages-present-challenges.
Urban Institute, “The Future of Rural Housing,” accessed February 8, 2024, https://www.urban.org/sites/default/files/publication/85101/2000972-the-future-of-rural-housing_10.pdf
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- There are 392 USDA 515 properties with 12,472 units.
15,358 households rely on the USDA 515 program.
Of 62 counties in New York, 53 include USDA 515 properties, which is 85% of all counties in NYS.
- Demographics:
Elderly: USDA 515 properties house 7,465 older New Yorkers.
Disabled or Handicapped: USDA 515 properties house 4,026 older New Yorkers.
Minors: USDA 515 properties house 1,962 minors
Head of Household Female Count: 7,772
Average income: The average income of USDA 515 households in NYS is $18,061 compared to the statewide average of $47,173.
Average income calculated by USDA Section 515 tenant data provided per property weighted by number of units.
“Rental Type: Indicates the type of housing provided at the property: Family, Elderly, Mixed (some family units and some elderly units), Congregate (must be elderly), or Group Home”
- There are 392 USDA 515 properties with 12,472 units.
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