1. May 21, 2015 Organizational Meeting Agenda PLANNING AND

May 21, 2015 Organizational Meeting Agenda

MAY 21, 2015 ORGANIZATIONAL MEETING AGENDA.PDF

Eddy County Affordable Housing Plan

EDDY COUNTY AFFORDABLE HOUSING PLAN.PDF

Planning And Development Resolution

PLANNING AND DEVELOPMENT RESOLUTION.PDF

1.

Documents:

2.

Documents:

3.

Documents:

http://nm-eddycounty.civicplus.com/aebe9525-5aa2-431c-9d60-999c8f616d05

Page 1 of 2

NOTICE OF PUBLIC MEETING

Eddy County administration wishes to inform all interested parties that Eddy County’s Planning

and Development Commission will hold its first organizational meeting on Thursday May 21, at

1:30 pm at Eddy County Administration Complex, Commission Chambers, (2nd Floor) 101 W.

Greene Street, Carlsbad, New Mexico. The purpose of the meeting is to discuss the role,

responsibilities and duties of the planning and development commission and discuss its

organizational procedure.

A copy of the agenda is available online at http://www.co.eddy.nm.us/planningcomm.html and

is available during normal business hours at the Eddy County Administration Building, 101 W.

Greene Street, Carlsbad, New Mexico, 88220. The public is invited to attend the meeting. If you

are an individual with a disability who is in need of aid or service to attend the meeting, please

contact the Community Services Department at least 24 hours in advance at (575) 887-9511. This

notice is given pursuant to Section 10-15-1 NMSA 1978.

http://www.co.eddy.nm.us/planningcomm.html

Page 2 of 2

Planning & Development Commission Regularly Scheduled Meeting

Thursday, May 21, 2015, 1:30 P.M.

Eddy County Administration Complex, Commission Chambers, (2nd Floor) 101 W. Greene Street, Carlsbad, New Mexico

AGENDA

1. Call Meeting to Order.

2. Roll Call.

3. Pledge of Allegiance.

4. Approval of the Agenda.

5. Role, responsibilities and duties of the Planning and Development

Commission.

6. Planning and Development Commission Organizational Procedure.

7. Comments & Announcements.

8. Adjourn. To request details on any agenda items please contact Amanda Melvin, County Planner, via e-mail at [email protected] or by phone at (575) 887-9511 at the Community Services Department located at 101 W. Greene Street, Carlsbad, NM, 88220. If you are an individual with a disability who is in need of aid or service to attend and participate in the meeting, please contact the Community Services Department at least 24 hours in advance. Copies of this agenda may be picked-up at the Eddy County Complex.

Planning & Development Commission Jim Grantner Hayley Klein Joe Pemberton Louise Tracy John Wright

Eddy County General Services Department

101 W. Greene Street Carlsbad, NM 88220

(575) 887-9511 Fax (575) 234-1570

www.eddycounty.org

mailto:[email protected]

Eddy County Affordable Housing Plan 50% Draft /Page i

Eddy County Affordable Housing Plan

50% Draft

February 3, 2015

Eddy County Affordable Housing Plan 50% Draft /Page ii

Table of Contents

I. Community and Housing Profile ..................................................................................................1

A. Population Growth ........................................................................................................................ 1

B. Community Characteristics ........................................................................................................... 5

C. Local Economy ............................................................................................................................ 18

D. Characteristics of the Existing Housing Stock ............................................................................. 23

E. Housing Affordability and Market Analysis ................................................................................. 29

II. Housing Needs Assessment ....................................................................................................... 34

A. Existing Housing Needs ............................................................................................................... 34

B. Summary of Housing Needs ........................................................................................................ 36

Figures

Figure 1. Eddy County Historic Population Trends, 1930-2010 .................................................................... 1

Figure 2. Subarea Shares of Eddy County Population, 2010 ......................................................................... 2

Figure 3. Population Distribution by Age Groups Eddy County, 1990, 2000 and 2010 ................................ 6

Figure 4. Age and Sex Distribution, Unincorporated Areas, 2010 ................................................................ 7

Figure 5. Income Distribution, 2012 ........................................................................................................... 10

Figure 6. Income distribution, Unincorporated Area, Eddy County and New Mexico, 2012 ..................... 12

Figure 7. Jobs in Eddy County 2013 ............................................................................................................ 20

Figure 8. Inflow/Outflow Job Counts for Eddy County, 2014 (All Jobs) ...................................................... 21

Figure 9. Type of Housing Units in Eddy County and the Unincorporated Area ........................................ 24

Figure 10. Age of Housing Units in Eddy County and Unincorporated Area .............................................. 25

Tables

Table 1. Comparative Population Growth, 1990-2012 ................................................................................. 2 Table 2. Comparative Employment Patterns of Residents, 1990-2012 ........................................................ 3 Table 3. Select Population Characteristics .................................................................................................... 5 Table 4. Select Household Characteristics, 2000 and 2010 .......................................................................... 8 Table 5. Income and Poverty, 2000 and 2012 .............................................................................................. 9 Table 6. Median Income by Demographic Characteristics, Eddy County, 2012 ......................................... 10 Table 7. Estimate of Households by % AMI, 2012 ...................................................................................... 15 Table 8. Population with a Disability in Eddy County, 2012 ....................................................................... 17 Table 9. Employment Characteristics of Residents, 2012 ........................................................................... 19 Table 10. Increases in Eddy County Jobs since 2000 .................................................................................. 20 Table 11. Inflow/Outflow Job Counts (All Jobs) by Area ............................................................................. 21

Eddy County Affordable Housing Plan 50% Draft /Page iii

Table 12. Housing Characteristics, 2012 ..................................................................................................... 23 Table 13. Housing Condition Indicators, 2012 ............................................................................................ 26 Table 14. FY 2014 Income Limit Area: Eddy County, New Mexico ............................................................. 27 Table 15. Subsidized Rental Housing Complexes in Eddy County............................................................... 27 Table 16. Affordability of Homes for Sale ................................................................................................... 29 Table 17. Age and Size of Homes in for Sale in Eddy County by Affordability ............................................ 30 Table 18. Affordability of Existing Rental Units in Eddy County, Fall 2014 ................................................. 31 Table 19. Mobile Homes and Recreational Vehicle Parks Around Carlsbad, NM ....................................... 32 Table 20. Cost and Availability of Land in Eddy County, November 2014 .................................................. 33 Table 21. Households with a Housing Cost Burden, 2012 (Recheck this) ................................................... 34 Table 22. Households with a Housing Burden by Income Level, 2012 ....................................................... 35 Table 23. Households with a Cost Burden by Age of Householder, 2012 ................................................. 35 Table 24. Number of Renter Households on Waiting List for Subsidized Apartment Units, Eddy County, January 2015 ............................................................................................................................................... 36 Table 25. Summary of Estimated Housing Needs in Unincorporated Eddy County ..... Error! Bookmark not defined. Table 26. Estimates of Rehabilitation Needs ................................................. Error! Bookmark not defined. Table 27. Types of Housing to Address Current Affordable Housing Needs of Cost-Burdened Renters ....................................................................................................................... Error! Bookmark not defined. Table 28. Types of New Housing to Address Future Affordable Housing Needs .......... Error! Bookmark not defined. Table 30. Current and Future Housing Needs ................................................ Error! Bookmark not defined.

Eddy County Affordable Housing Plan 50% Draft /Page 1

I. Community and Housing Profile

A. Population Growth

1. Current Population

As of the 2010 Census, there were 53,829 people, 20,411 households, and 14,292 families residing in

Eddy County. The latest three-year American Community Survey estimated the population at 54,646 in

2013. About 30 percent, or 16,390 persons, live in the unincorporated area of the County.

2. Population Trends

Eddy County’s population largely rises and falls with the fortunes of the oil and gas and potash

industries. As detailed in Figure 1, Census data indicate that the county’s total population grew

continuously and dramatically from 1930 to 1960. The population peaked in 1960 with 50,783 people,

but then declined between 1960 and 1970. After 1970, Eddy County’s population expanded again,

growing 16 percent between 1970 and 1980. After this period, the total population of the county

continued to rise but at a slower pace.

Figure 1. Eddy County Historic Population Trends, 1930-2010

Source: US Census, BBER

15,842

24,311

40,640

50,783

41,119

47,855 48,605

51,658 53,829

0

10,000

20,000

30,000

40,000

50,000

60,000

1930 1940 1950 1960 1970 1980 1990 2000 2010

Eddy County Total Population

Unincorporated Areas


The unincorporated areas of Eddy County grew by 21 percent between 1990 and 2000, displaying a

much larger percentage increase than the cities of Artesia and Carlsbad and even the State of New

Mexico. Eddy County’s total population on the other hand grew more slowly, at 5.9 percent. Between

2000 and 2010, growth in the unincorporated area slowed to 6.8 percent and in all of Eddy County

decreased to 4 percent.

Table 1. Comparative Population Growth, 1990-2012

1990 2000 2010 % change

1990- 2000

% change 2000-2010

City of Artesia 10,610 10,692 11,301 0.7% 5.4%

Carlsbad 25,3 25,625 26,138 1.2% 2.0%

Unincorporated 12,675 15,341 16,390 21.0% 6.8%

Total Eddy County 48,605 51,658 53,829 5.9% 4.0%

New Mexico 1,515,069 1,819,046 2,059,179 16.7% 11.7% Source: US Census, 1990—2010

In 2010, residents of Carlsbad made up nearly 50 percent of the population in Eddy County, followed by

the unincorporated area (30%) and Artesia (21%).

Figure 2. Subarea Shares of Eddy County Population, 2010

21%

49%

30%

Artesia

Carlsbad

Unincorp


The Census figures do not tell the entire story, however. From 2000 to 2010, employment statistics

show that the County added 4,700 new jobs while the Census counted only 2,171 additional residents

(Bureau of Labor Statistics). Between 2000 and 2013, the County added a total of 7,578 jobs, compared

with an estimated 2,988 new residents, a difference of more than 4,500 people. Fifty-four percent of the

new jobs (4,085) were added in the natural resources and mining sector, while most of the remainder

were spread among the industry sectors of construction ( 11.5%); education and health (10.9%); trade,

transportation, and utilities (9.5%) and professional and business services (6.2%).

While some of the jobs may have been filled by existing residents, the job increases were accompanied

by parallel increases in the labor force, as seen in Table 2. The unemployment rate has fluctuated

between a maximum of 6 percent in 2003 and minimum of 2.8 percent in 2007, but generally stayed in

the range of 4 to 5.7 percent. Where are all these new employees living?

Table 2. Eddy County Employment, 2000-2013

Source: Bureau of Labor Statistics, 2000-2013

According to local sources, some workers are driving in from other areas, but many, however, are

finding living space wherever they can. RV/mobile home “man camps” are springing up around the

county, oil and gas companies are renting hotel and motel space for their workers, and available

apartments and homes are being occupied as soon as they are available. Some workers are living in their

cars. This demand for housing combined with the high salaries of oil and gas workers—$50,000 to

$80,000 or more annually—is driving up the local costs of housing and depleting local housing inventory.

Hotel and motel rooms that cost $100 to $150 several years ago have doubled in price. Some oil and gas

0

10,000

20,000

30,000

40,000

50,000

60,000

70,000

Unemployed

Employed

Labor


companies have invested in building new hotels and motels with the guarantee of retaining part of the

new space for their workers. The apartment vacancy rate is close to zero. Local realtors say there is

usually an inventory of 400 homes for sale in the area, but that has dropped to around 70 (excluding

those in the process of foreclosure).

Workers living in hotels and motels or housed in temporary RV/mobile home parks often are not

counted by the US Census or sampled by the American Community Survey, which can account for the

disparity between the population figures and the employment numbers. Some return to homes in other

areas for the weekend or their days off but still need a place to stay near where they are working in

Eddy County. Their high salaries, however, allow them to outbid other county residents for housing. This

drives up prices for every type of housing and makes it expensive for prospective tourists to stay in the

area to visit Carlsbad Caverns and other sights.

Demand for housing for trainees and staff at the Federal Law Enforcement Training Center (FLETC) in

Artesia, which in the past had driven up local housing prices, is no longer a significant factor in the area

around Carlsbad, according to local people. The center, which serves as an interagency law enforcement

training organization for 91 Federal agencies, has built additional housing on campus, easing the

shortage.

3. Future Population

The Bureau of Business and Economic Research projected that Eddy County would grow from 53,829

people in 2010 to 65,258 by 2040, but that its rate of growth would slow from 73 percent between

2010-2015 to 52 percent between 2035 and 2040. It was projected to reach its current 2013 population

of 54,646 before 2015. Judging by the number of new jobs created between 2000 and 2013, however,

and the current water use, the county’s current resident population could be as large as 61,000 to

71,000— figures not anticipated until 2025. The accuracy of these projections, however, depends on the

boom and bust cycles of energy and potash industries. While these cycles typically last five to seven

years, industry executives are now projecting the boom to last up to 20 years, as the area is one of the

least-cost producers of oil and gas. How many people will continue to stay here in the future depends

on the longevity of the energy boom, economic diversification and available housing.


B. Community Characteristics General population characteristics, including age, sex race and ethnicity are shown in a comparison

between Eddy County and the state of New Mexico (Table 3).

Table 3. Select Population Characteristics

Eddy County Total Pop. 2000


% Change 2000-2010

% Total Eddy Co. 2010

% Total New Mexico 2010

Total Population 51,658 53,829 4.2% 53,829 2,059,179

Age Groups

Under 5 years 3,793 3,831 1.0% 7.1% 7.0%

5 to 9 years 4,099 3,841 -6.3% 7.1% 7.0%

10 to 14 years 4,268 3,936 -7.8% 7.3% 6.9%

15 to 19 years 4,304 3,942 -8.4% 7.3% 7.3%

20 to 24 years 2,759 3,183 15.4% 5.9% 6.9%

25 to 29 years 2,700 3,523 30.5% 6.5% 6.8%

30 to 34 years 2,943 3,279 11.4% 6.1% 6.2%

35 to 39 years 3,589 3,071 -14.4% 5.7% 6.0%

40 to 44 years 4,041 3,212 -20.5% 6.0% 6.1%

45 to 49 years 3,825 3,711 -3.0% 6.9% 7.0%

50 to 54 years 3,168 4,046 27.7% 7.5% 7.1%

55 to 59 years 2,507 3,704 47.7% 6.9% 6.6%

60 to 64 years 2,073 3,009 45.2% 5.6% 5.8%

65 to 69 years 2,027 2,221 9.6% 4.1% 4.3%

70 to 74 years 1,880 1,696 -9.8% 3.2% 3.2%

75 to 79 years 1,616 1,463 9.5% 2.7% 2.4%

80 to 84 years 1,110 1,100 -0.9% 2.0% 1.8%

85 years and over 956 1001 4.7% 2.0% 1.6%

Median Age 36.4 37.3

37.3

Senior Population 65+ (Aged 65+)

7,589 7,541 6.3% 14.0% 13.2%

Sex

Male 25,291 26,879 6.3% 49.9% 49.4%

Female 26,367 26,950 2.2% 50.1% 50.6%

Race, Ethnicity and Language

White 40,658 43,063 5.9% 77.4% 68.4%

Black or African American 966 1,009 4.5% 1.4% 2.1%

American/Alaskan Native 1,004 1,277 27.2% 1.5% 9.4%

Asian 324 503 55.2% 0.7% 1.4%

Some Other Race 73 87 19.2% 16.0% 15.0%

Hispanic or Latino (any race) 20,023 23,731 18.5% 44.1% 46.3%




% Change 2000-2010

% Total Eddy Co. 2010

% Total New Mexico 2010

Speaks Spanish 13,999 14,781 5.6% 0.0% --

Speaks English “less than very well” 4,560 3,295 -27.7% -- --

Source: US Census, 2000 and 2010, * 2000 number includes age interval and the interval below

1. Comparative Age

The median age of Eddy County’s population increased from 36.4 in 2000 to 37.3 in 2010, indicating that

the County population is aging more than in the state population generally.

2. Age Distribution

Figure 3 shows shifts in population age over time. The percentage of the population that is under 25 has

declined slightly since 1990, while the percentage ages 25 to 44 has declined substantially over that

period. The percentage of adults ages 45 to 64 has increased. The percentage of the population that is

over 65 also declined since 1990. Baby boomers born between 1946 and 1965 were 45 to 64 years of

age in 2010, totaling 14,470 residents or approximately 27 percent of the County’s population.

Figure 3. Population Distribution by Age Groups Eddy County, 1990, 2000 and 2010

Source: US Census 2000 and 2010, BBER

3. Sex and Age Distribution

In 2010 there were more males than females from ages 10 through 74 in the five-year age groups

except for the 35 to 39 age group. Generally there were slightly fewer women present in the

Unincorporated Area.

36.1% 37.1% 34.9%

46.7%

25.8% 24.3%

18.4%

22.4%

26.9%

15.2% 14.7% 14.0%

0.0%

5.0%

10.0%

15.0%

20.0%

25.0%

30.0%

35.0%

40.0%

45.0%

50.0%

1990 2000 2010

0-24 25-44 45-64 65+


Figure 4. Age and Sex Distribution, Unincorporated Areas, 2010

Source: US Census 2010

4. Race and Ethnicity

In 2010, some 44 percent of all Eddy County residents were Hispanic of any race, as seen in Table 3, a

slightly lower percentage than in New Mexico generally. Their numbers increased by nearly 19 percent

between 2000 and 2010. Slightly more of the population speaks Spanish than in 2000, but nearly 28

percent fewer speak English “less than very well.”

While a little over 77 percent of the county population is white, somewhat higher than in the state

generally, only a quarter identified themselves as non-Hispanic white. African Americans,

American/Alaskan natives, and Asians together make up about 4.0 percent of the population, and 16

percent described themselves as “some other race.” While small in number, the Asian-American

population grew by over 50 percent. The Native American/Alaskan population also increased

significantly, while African Americans increased by only 5.0 percent.

New Mexico as a whole is more racially and ethnically diverse than Eddy County or Carlsbad. In 2010, 40

percent of the State’s population was non-Hispanic White, while Hispanics of any race represented 46.3

percent of the population. Native Americans accounted for 9.4 percent, Black/African Americans for 2.1

percent, Asians for 1.4 percent, and other races for 15 percent of New Mexico’s population.

0

100

200

300

400

500

600

700

800

Un

der

5 y

ears

5-9

yea

rs

10

-14

yea

rs

11

-19

yea

rs

20

-24

yea

rs

20

-29

yea

rs

30

-34

yea

rs

35

-39

yea

rs

40

-44

yea

rs

45

-49

yea

rs

50

-54

yea

rs

55

-59

yea

rs

60

-64

yea

rs

65

-69

yea

rs

70

-74

yea

rs

75

-79

yea

rs

80

-84

yea

rs

85

-89

yea

rs

90

yea

rs a

nd

ove

r

Male

Female


Table 4. Select Household Characteristics, 2000 and 2010

Unincorp.Area 2000

Uninrorp.Area 2010

Eddy County

2000

Eddy County 2010

%Change Unincorp.

Area

%Change Eddy

% Total Unincorp.Area 2010

% Total Eddy

County 2010

% Total New

Mexico 2010

Households 5,342 5,877 19,379 20,411 10.0% 5.3% 100.0 100.0% 100.0%

Family 4,214 4,424 14,060 14,292 5.0% 1.7% 75.3 70.0.% 65.5%

With children under 18 years

2,127 1,833 6,897 6,228 -13.8% -9.7% 31.2 30.5% 34.5%

Married couple family

3,531 3,479 10,869 10,269 -1.5% -5.5% 59.2% 50.3% 45.3%


1,697 1,298 4,838 3,947 -23.5% -18.4% 22.1% 19.3% 19.8%

Female householder, no husband

415 594 2,299 2,660 43.1% 15.7% 10.1% 13.0% 14.0%


260 333 1,489 1,487 28.1% -0.1% 5.7% 7.3% 9.5%

Non-Family Households

1,128 1,453 5,319 6,119 28.8% 15.0% 24.7% 30.0% 34.5%

Householder living alone

954 1,206 4,690 5,202 26.4% 10.9% 20.5% 25.5% 28.0%

Householder 65 years and older

360 461 2,080 2,072 28.0% -0.4% 7.8% 10.2% 9.3%

Households with individuals 65 years + older

1,160 -- 5,265 5,447 -- 3.5% -- 26.7% 33.6%

Average family size

-- -- 2.63 2.59 -- -- -- 3.1 3.1

Average household size

-- -- 3.12 3.08 -- -- -- 2.6 2.6

Source: US Census, 2000 and 2010

5. Households

Slightly more than three-quarters of households in the Unincorporated Area are families, higher than in

Eddy County or the State generally. Nearly a third of family households have children under 18, which is

higher than in the county as a whole but less than in the state. The percentage of married couples, at 59

percent, is also higher than either the county or state.

Non-family households make up nearly a quarter of households in the unincorporated area and the

large majority (83%) lives alone. Only 32 percent of these non-related households are 65 years and

older.

6. Income and Poverty

The median household income in Eddy County was $47,940 as reported by the ACS 2008-12, a nearly 50

percent increase in the ten years since 1999 and close to 7 percent more than in New Mexico as a

whole. In 2012 an estimated 13.0 percent of individuals and 8.9 percent of families in Eddy County had

incomes below the poverty level. These percentages were lower than in the state generally.


Nearly 32 percent of county households received income from Social Security in the previous 12 months,

13 percent qualified for food stamps, 5.5 percent received Supplemental Security Income, and 2.8

collected cash public assistance, all higher percentages than in the state generally.

Table 5. Income and Poverty, 2000 and 2012

Eddy County,

2000

Eddy County ,

2012

% Total Eddy

County 2012

New Mexico

2012

Income

Median Household Income $31,998 $47,940 -- $44,886

Median Family Income $36,789 $59,836 -- $54,221

Per Capita Income $15,823 $27,092 -- $23,749

Households receiving Social Security (SS) income in the past 12 months

5,876 6,321 31.7% 29.7%

Households receiving Supplemental Security Income (SSI)

1,026 1,105 5.5% 5.2%

Households receiving cash public assistance

880 556 2.8% 2.7%

Households receiving food stamps/SNAP benefits

N/A 2,654 13.3% 12.7%

Poverty

Individuals below poverty level 8,769 6,867 13.0% 19.5%

Families below poverty level 1,922

8.9% 14.9%

Children under 18 below poverty level 3,140 2,121 15.5% 27.7%

Individuals 65 years and older below poverty level

961 762 10.4% 12.2%

Source: US Census 2000; American Community Survey 2008-2012

Although incomes in Eddy County, Artesia and Carlsbad can be quite high, there are big differences in

incomes levels by household or family type, as shown in

Table 5.

In general, female-headed families have low incomes – about 57 percent of the Eddy County median

household income. Female householders living alone, who are often elderly women, have the lowest

incomes of any household or family type at only 43 percent of the county’s median income, and lower

than in the state as a whole. Households headed by an elderly person, whether male or female, have

relatively low incomes (66% of median), consistent with the poverty statistics cited previously.


Table 6. Median Income by Demographic Characteristics, Eddy County, 2012

Eddy Median Income

Artesia Median Income

Carlsbad Median Income

NM Median Income

Households $47,940 $44,269 $46,309 $44,886

Families $59,836 $52,870 $57,287 $54,221

With children under 18 years $54,394 $41,506 $53,393 $46,729

With no children under 18 years $62,334 $57,091 $57,979 $59,858

Married couple families $72,892 $72,635 $68,689 $67,387

Female-headed families, no husband present $27,539 $23,589 $30,219 $27,899

Female householder living alone $20,526 $19,578 $22,785 $23,157

Male-headed families, no wife present $44,079 $43,015 $37,750 $37,841

Hispanic or Latino, any race $43,169 $40,089 $44,559 $37,004

White, not Hispanic $52,642 $56,800 $46,878 $54,040

Native American $53,958 $51,740 $78,158 $33,913

Householder 65 years or older $31,457 $30,529 $30,670 $35,293 Source: American Community Survey 2008-2012

Consequently, households most in need of affordable housing will include female-headed families,

particularly women living alone, male-headed households with no wife present, and households headed

by a person 65 or older. Figure 5 illustrates the differences in income among household types in Artesia,

Carlsbad, Eddy County, and New Mexico.

Figure 5. Income Distribution, 2012

Source: American Community Survey 2008-2012

$0 $20,000 $40,000 $60,000 $80,000

Households

Families


With no children under 18 years

Married couple families

Female-headed families, no husband present

Female householder living alone

Male-headed families, no wife present

Hispanic or Latino, any race

White, not Hispanic

Native American

Householder 65 years or older

NM Median Income Carlsbad Median Income

Artesia Median Income Eddy Median Income



Table 7 and Figure 8 illustrate the estimated 2012 distribution of households by income in the

Unincorporated Area, Eddy County and New Mexico. The percentage of households in the

Unincorporated Area at each income level varies somewhat from Eddy County and the state, although

the percentages are similar in some income ranges. The Unincorporated Area has a higher percentage

of households with incomes of $75,000 and higher and a lower percentage of those below $35,000. than

either the County or the state.

Table 7. Eddy County Income Distribution by Households, 2012

Total # Households,

Unincorp. Area

% Total HHs Unincorp.

Area

Total # HHs, Eddy County

% Total HHs, Eddy

County

Total # HHs, New

Mexico

% Total HHs New Mexico

Less than $10,000 437 7.3% 1,603 8.0% 70,369 9.2%

$10,000-$14,999 225 3.8% 985 4.9% 48,969 6.4%

$15,000 to $24,999 656 11.0% 2,470 12.4% 96,797 12.7%

$25,000 to $34,999 620 10.4% 2,234 11.2% 89,020 11.7%

$35,000 to $49,999 854 14.3% 2,914 14.6% 111,308 14.6%

$50,000 to $74,999 924 15.5% 3,549 17.8% 133,356 17.5%

$75,000 to $99,999 755 12.6% 2,133 10.7% 85,103 11.1%

$100,000 to $149,000 867 14.5% 2,484 12.5% 80,479 10.5%

$150,000 to $199,999 392 6.6% 1,036 5.2% 27,409 3.6%

$200,000 or more 249 4.2% 536 2.7% 21,034 2.8%


Figure 6. Income distribution, Unincorporated Area, Eddy County and New Mexico, 2012


Source: 2008-2012 American Community Survey

0.0%

2.0%

4.0%

6.0%

8.0%

10.0%

12.0%

14.0%

16.0%

18.0%

20.0%

% Total HHs Unincorp. % Total HHs, Eddy County % Total HHs New Mexico


Table 7 illustrates the estimated percentage of households in the Unincorporated Area at each income

level as of 2012 when compared to the area median income (AMI). The AMI is determined by the US

Department of Housing and Urban Development (HUD) and used to qualify households for various HUD

housing programs and funding sources, such as Section 8 Rent Subsidy Vouchers and Low-Income

Housing Tax Credits. Households earning less than 80 percent of AMI are classified as “low income,”

those earning less than 50 percent as “very low income” and those receiving less than 30 percent as

“extremely low income.”

The AMI for a four-person household in Eddy County ($60,500) was used to develop the estimates in

Table 7. Some 46 percent of households in the unincorporated area are estimated to have incomes at

or above 120 percent of AMI ($72,600). At the low end, 15.3 percent had incomes below 30 percent of

AMI ($18,150) and another 12.2 percent had incomes between 30 percent and 60 percent of AMI. Some

13.8 percent had incomes between 80 and 100 percent of AMI. Approximately 45 percent of

households could qualify for some type of assistance.


Table 7. Estimate of Households in Unincorporated Eddy County by % AMI, 2012

Income Range

Percent of AMI

AMI

Less than

$10,000

$10,000 to

$24,999

$25,000 to

$34,999

$35,000 to

$49,999

$50,000 to

$74,999

$75,000 to

$99,999 $100,000 or more Total

% of Total

30% $18,150 437 479 916 15.3%

40% $24,200 355 355 5.9%

50% $30,250 47 326 372 6.2%

60% $36,300 294 74 368 6.2%

70% $42,350 344 344 5.8%

80% $48,400 344 344 5.8%

90% $54,450 91 164 256 4.3%

100% $60,500 224 224 3.7%

120% $72,600 447 447 7.5%

Over 120% $72,600+ 89 755 1508 2352 39.3%

Total 437 881 620 854 924 755 1508 5979 100.0% Source: 2008-2012 American Community Survey 5-Year Estimates

Groups with Special Needs

There are several categories of households and individuals in the Unincorporated Area that may have

special housing needs. These include the elderly and single parent families, who are likely to have lower

incomes than average, as well those with disabilities, the homeless, and families experiencing some type

of emergency situation. These groups may need short-term emergency assistance or longer-term

assistance, including affordable housing or supportive services. Census data and information gathered

through interviews with local service providers in the Unincorporated Area indicate that the groups

described below have affordable housing needs.

Single-parent Families. Single-parent families are generally at an income disadvantage because there is

often only one income earner. In Eddy County, female-headed families (no husband present) have

incomes that are between 30 and 40 percent of AMI. In contrast, married couple families have incomes

well above the County’s median and about 120 percent of AMI. Census data indicate that there are

approximately 3,590 female-headed households in the County, of which 1,651 (46%) are single women

who live alone.

Seniors. Seniors are one of the fastest growing demographic groups in the country. By 2030, the US

Census Bureau predicts that 26.4 percent of the New Mexico population will be made up by seniors.1

Seniors often experience changing housing needs as they age. Initially, many wish to downsize and have

less responsibility for the maintenance that comes from owning one’s home, later, they may have health

issues that require additional care and special housing needs. Potential housing types that may appeal

to seniors include active living (retirement) communities that provide a range of opportunities (both

independent and group housing care facilities), condominiums and apartments.

1 US Census Bureau, Interim Population Projections, 2005.


Because seniors are often on a fixed income, there is a greater need for affordable housing. Females

living alone, which are often elderly women, have the lowest income of any household type in Eddy

County. An estimated 1,651 households fall into this category; however, an unknown portion of these

are elderly householders. The 4,787 households in Eddy County with a head of household that is 65 or

older have incomes that, on average, are 65 percent of the median household income for the county.

An estimated 17 percent of elderly homeowners and 3.0% of renters in the Unincorporated Area have a

housing cost burden

Individuals with Disabilities. Individuals with physical disabilities and mental illnesses, including

substance abuse issues, have a variety of unique housing needs. Those with physical disabilities may

require ADA-accessible homes, an additional living space for a full-time caregiver within their homes, or

an assisted living facility. People with severe mental health issues may not be capable of living on their

own and could also require assisted living facilities, while those with substance abuse problems often

require transitional housing that provides a range of counseling, education, and employment services.

Table 8 shows the Census estimates of disabled individuals in the Unincorporated Area in 2012.

Disabilities include sensory (vision and hearing), physical, and mental disabilities as well as inability to

take care on oneself, problems going outside the home, limitations on the ability to work, and inability

to live independently. In 2012, approximately 14 percent of residents in the Unincorporated Area

indicated some type of disability. Housing assistance for individuals with disabilities can range from

accessibility modifications to homes and apartments to group housing with some type of assistance or

support. Because disabilities can vary widely in the impact they have on an individual’s life, employment

capabilities, and housing needs, it is hard to estimate the precise housing needs (in terms of numbers) of

disabled people in the Unincorporated Areas from Census data alone.

Women Experiencing Domestic Violence. Women experiencing domestic violence have a range of

housing needs. They are often in need of both affordable housing and additional supportive services

such as mental health services and substance abuse counseling. They may need assistance with job

skills and other support services as well as with transitional and permanent affordable housing.


Table 8. Population with a Disability in Eddy County, 2012

% Disabled Individuals Unincorp. Area, 2012

# Disabled Individuals Unincorp. Area, 2012

% Disabled Individuals

Eddy County,

2012

# Disabled Individuals

Eddy County,

2012

% Disabled Individuals

New Mexico Population,

2012

Disabled Individuals 14.48% 2,414 16.40% 8740 303,325

5 to 17 years - % of total population with a disability

1.1% 54 2.7% 276 4.5%

With a sensory disability 0.0 % 20 0.0% 92 2.2%

With a mental disability/cognitive difficulty

0.8% 40 2.0% 206 3.1%

With a physical disability/ambulatory difficulty

0.2% 11 0.6% 59 0.8%

With a self-care disability/self-care difficulty

0.2% 11 0.7% 71 0.8%

18 to 64 years - % of total population with a disability

30.5% 1509 15.9% 5075 11.9%

With a sensory disability 14.2% 220 7.4% 2359 5.7%

With a physical disability/ambulatory difficulty

16.7% 824 8.8% 2805 6.2%

With a mental disability/cognitive difficulty

8.6% 426 5.2% 1673 5.1%

With a self-care disability/self-care difficulty

6.5% 322 2.6% 835 2.2%

Going outside the home disability/difficulty

0.0% 0.00 -- -- --

Employment disability/difficulty

0.0% 0.00 -- -- --

With independent living disability/difficulty

6.8% 335 4.1% 1309 4.2%

65 years and older - % of total population with a disability

16.5% 816 45.2% 3323 41.1%

With a sensory disability 7.7% 661 31.1% 2292 30.0%

With a physical disability 8.2% 406 26.2% 2162 26.2%

With a mental disability 2.8% 138 10.8% 790 11.4%

With a self-care disability 2.7% 131 11.2% 821 9.7%

Employment disability/difficulty

4.9% 241 18.9% 1388 17.5%



C. Local Economy

1. Local Economy and Employment

Economic base job growth in Eddy County has historically outpaced population growth. Normally, this is

a very positive trend. When a local economy grows faster than the population most local households,

businesses and tax dependent institutions have more resources annually per person to invest in

improvements. However, in cases when economic base job creation and resulting expansion of the local

service sector out runs the ability of the community to grow housing for the local workforce, the

benefits of job growth diminish.

This appears to be the case in Eddy County. A chronic shortage of housing, particularly during boom

times in oil and gas and mining industries, has impaired the ability of local public and private employers

to attract and hold workforce talent and has restricted the development of local services and amenities.

If this persists, the lack of a sustainable housing supply will make it increasingly difficult for the County

and its incorporated areas to reap the benefits of its economic growth and may even impair the

County’s ability to market itself to economic base employers. Evidence of this is already being seen by

Carlsbad’s Department of Development staff, who say the area recently lost a large prospective

employer due to lack of available housing.

By 2012 the Unincorporated Area had 12,680 residents aged 16 and over, of which 8,623 were in the

labor force (Table 9). Residents who are not in the labor force may be homemakers, retirees or

students. The unemployment rate reported by the Census based on the worker’s home location was 5.6

percent. The Census unemployment estimates appear to be higher than actual when compared to labor

statistics provided by the Bureau of Labor Statistics. Therefore, unemployment figures from that source

are also provided. In 2012 the average unemployment in Eddy County was 4.2 percent. The high level

of employment in Eddy County has created demand for housing in the county and its municipalities.

While Eddy County has workers in a diverse range of occupation types and industries, the agriculture,

forestry, fishing and hunting and mining category accounted for over 17.7 percent county-wide and 14.7

percent in the unincorporated area.


Table 9. Employment Characteristics of Residents, 2012

# Unincorp.

Area # Eddy County # New Mexico

% Unincorp. Area

Population 16 and over 12,680 41,177 1,597,923 --

In the labor force 8,623 26,587 979,619 68.0%

Employed Population 16 and older 7,908 24,561 882,461 62.4%

In labor force 62.4% 64.6% 61.3% 62.4%

Not in labor force 4,1% 35.4% 38.7% 32.0%

Unemployed 5.6% 4.9% 5.5% 5.6%

Unemployment November 2012, BLS Data -- 4.2% 7.1% --

Class of Worker

Private wage and salary worker 6,151 76.9% 70.1% 48.5%

Government workers 1,124 16.7% 22.6% 8.9%

Self-employed 617 6.3% 7.1% 4.9%

Occupation

Management, business, science, and arts occupations

2,170 30.3% 35.1% 17.1%

Service occupations 1,109 16.7% 20.0% 8.7%

Sales and office occupations 1,633 20.9% 23.8% 12.9%

Natural resources construction, and maintenance occupations

1,650 18.3% 11.9% 13.0%

Production, transportation, and material moving occupations

1,346 13.7% 9.2% 10.6%

# Unincorp.

Area # Eddy County # New Mexico

% Unincorp Area

Industry N# #Area # Eddy County # New Mexico % Area

Agriculture, forestry, fishing and hunting, and mining

1,865 17.7% 4.5% 14.7%

Construction 574 7.0% 7.6% 4.5%

Manufacturing 547 5.9% 5.1% 4.3%

Wholesale trade 245 2.4% 2.1% 1.9%

Retail trade 529 8.3% 11.3% 4.2%

Transportation and warehousing, and utilities 471 5.8% 4.4% 3.7%

Information 18 1.3% 1.7% 0.1%

Finance and insurance, and real estate and rental

382 5.0% 4.7% 3.0%

Professional, scientific, and management, and administrative and waste management services

515 6.4% 10.8% 4.1%

Educational services, and health care and social assistance

1,183 20.8% 24.8% 9.3%

Arts, entertainment, and recreation, and accommodation and food services

989 9.0% 10.6% 7.8%

Other services, except public administration 333 4.1% 4.7% 2.6%

Public administration 257 6.0% 7.7% 2.0% Source: American Community Survey 2008-2012; Bureau of Labor Statistics Local Area Unemployment Statistics.

2. Jobs in Eddy County

The federal Bureau of Labor Statistics gathers data on the number and types of jobs based in Eddy

County rather than what jobs are held by County residents, as reported by the Census surveys. BLS data

excludes proprietors, the self-employed, farm and domestic workers, and unpaid family or volunteer


workers. As noted previously in the population section, Eddy County added 4,700 new jobs between

2000 and 2010, while the Census counted only 2,171 additional residents. While some new jobs may

have been taken by existing residents, the increases were accompanied by a expansion of the labor

force. The county added another 2,875 jobs over the following three years.

Table 10. Increases in Eddy County Jobs since 2000

Overall jobs 2000 2010 Difference 2013 Difference

Total average 18,846 23,547 4,701 26,422 2,875

Private 15,552 19,712 4,160 22,795 3,083

Services 10,794 12,791 1,997 13,083 292

Goods 4,758 6,922 2,164 9,712 2,790

Source: Bureau of Labor Statistics, 2000-2013

Relative to other counties in the US, Eddy County in 2013 had location quotients higher than 1.00 for

two industries, natural resources and mining (21.33) and construction (1.35) (Bureau of Labor Statistics

2013). A location quotient compares the percentage of employment in a place (eg, Eddy County) with

the percentage of employment nationwide. A number higher than one indicates that an industry is more

concentrated in a region (or county) than average. Therefore, natural resources development and

mining are nearly 20 times more concentrated in Eddy County than the average nationwide. This

industry sector is by far the largest employer of jobs in the County, as seen in the following chart. The

average annual wage in the sector in 2013 was $69,388.

Figure 7. Jobs in Eddy County 2013

Source: Bureau of Labor Statistics, 2013

0 1,000 2,000 3,000 4,000 5,000 6,000 7,000 8,000

Jobs in Eddy County 2013


Major Employers

Following is a list of the major employers in currently operating in Eddy County.

Employer Industry Number of Employees

Waste Isolation Pilot Plant Nuclear storage 800

Carlsbad Municipal Schools Education 750-800

Intrepid Mining Mining 770

Carlsbad Medical Center Healthcare 491

Mosaic Potash Mining 425

Devon Energy Oil and gas 280

Occidental Petroleum Oil and gas 135

NMSU-Carlsbad Education 110

Xcel Energy Electric energy 42 Source: Carlsbad Department of Development, 2015

Industry / Company Future Outlook [Awaiting survey info]

3. Location of Jobs vs. Worker Place of Residence

To determine the magnitude of commuting, the Census Bureau’s Longitudinal Employer-Household

Dynamics (LEHD) Origin-Destination Employment Statistics were reviewed for 2014, the most recent

year for which data are available for Eddy County. Census counts of workers by home and place of work

indicate that there are 24,630 people employed in the County. [BLS reported an average of 26,422 jobs

at the end of 2013.] Of those, 17,437 (70.8 %) live in the County and 7,193 ( 29 %) live outside the

county and commute in. Another 4,428 employees (20%) live in the county but travel outside it to work.

Figure 8. Inflow/Outflow Job Counts for Eddy County, 2014 (All Jobs)

Source: U.S. Census, LEHD Statistics

Table 11. Inflow/Outflow Job


Table 11. Inflow/Outflow Job Counts (All Jobs) by Area

Source: U.S. Census LEHD Origin-Destination Employment Statistics

It is difficult to determine how many workers living outside the county would move into the county if

suitable housing were available. To assess this in Artesia, 153 employees were surveyed in who work in

or near Artesia but live in other nearby communities. Of the people who responded to the survey, 36

percent lived in Roswell, 26 percent lived in Carlsbad, 9 percent lived in Hagerman, and the rest lived in

communities surrounding Artesia to as far away as Albuquerque and El Paso (CLab, 2012)

The survey showed that families who were established in nearby towns (61% of respondents) – those

who had family there, grew up there, spouse employed there or children settled in schools – were

unlikely to move. However, renters and those who had not yet established ties to the communities

where they lived (34% of respondents) said they would consider moving. In addition, local employers

believe that new employees would be more likely to choose to live in Artesia if suitable, affordable

housing for rent and for sale were available.

Eddy County

Count Share

Employed in the Area 24,630 100.0%

Employed in the Area but Living Outside 7,193 29.2%

Employed and Living in the Area 17,437 70.8%

Living in the Area 21,865 100.0%

Living in the Area but Employed Outside 4,428 20.3%

Living and Employed in the Area 17,437 79.7%


D. Characteristics of the Existing Housing Stock The American Community Survey 2008-2012 estimated there were 22,630 housing units of all types in Eddy County—single family, apartments, mobile homes—of which some 88 percent were occupied. Of the 2,686 vacant units, 21 percent were for rent. The rest were rented or sold but unoccupied, seasonal housing, or other. Single family dwellings composed the largest share at 74 percent with mobile homes making up the second most frequent housing type at 16 percent. Nearly half of all the housing units in the County are located in Carlsbad, while the remainder is found in the unincorporated area (30%) and Artesia (21%). The unincorporated area has the largest share of mobile homes (62%) while Carlsbad has the largest share by far of multi-family units as well as single family detached dwellings (52%) that are not mobile homes. Table 12. Housing Characteristics, 2012

Total # Eddy

County

Total % Eddy

County

Total # Artesia

Total %

Eddy County

Total # Carlsbad

Total %

Eddy Co.

Total # Unincorp.

Area

Total %

Eddy Co.

Total housing units 22,630 100.0% 4,644 21% 11,169 49% 6,817 30%

Occupied housing units 19,944 88.1% 4,097 21% 9,868 49% 5,979 30%

Owner-occupied (% total occupied) 14,629 73.4% 2,872 20% 6,875 47%

4,882 33%

Renter-occupied (% total occupied) 5,315 26.6% 1,225 23% 2,993 56%

1,097 21%

Vacant housing units 2,686 21.0% 547 20% 1,301 48% 838 31%

Vacant for rent 561 20.9% 160 29% 331 59% 70 12%

Homeowner Vacancy rate

Rental vacancy rate

Average HH size for owner-occupied 2.65

Average HH size for renter-occupied 2.67

Type of housing by units in structure

1, detached 16,700 73.8% 3,691 22% 8,633 52% 4,326 26%

1, attached 400 1.8% 30 0.8% 264 66% 106 27%

2 units 411 1.8% 175 43% 230 56% 6 0.1%

3 to 4 371 1.6% 122 33% 206 56% 43 12%

5 to 19 569 2.5% 79 14% 444 78% 46 0.8%

20 or more 517 2.3% 46 0.9% 462 89% 9 0.2%

Mobile home 3,541 15.6% 485 14% 858 24% 2,198 62%

Boat, RV, van, etc. 121 0.5% 16 13% 72 60% 33 27% Source: American Community Survey 2008-2012

Nearly two thirds of the 6,817 housing units in the Unincorporated Area are single-family detached.

Another 32 percent are mobile homes. Apartments make up a very small percentage of housing outside

the major cities.


Figure 9. Type of Housing Units in Eddy County and the Unincorporated Area

Source: American Community Survey, 2008-2012

1. Housing Condition

The Unincorporated Area has a housing stock built more recently than the County as a whole. Only 31 percent of

units were built before 1970, some 40-plus years ago, an age at which structural declines are expected. About a

quarter were built at least 50 years ago, the age when substantial rehabilitation is usually needed (Smith, Murray,

O’Dell , 2003). Declines in quality tend to begin even earlier for rental units, but the unincorporated county area has

relatively few of those. The unincorporated area does have a substantial number of mobile homes, however, which

tend to depreciate faster than site-built homes.

0.00%

10.00%

20.00%

30.00%

40.00%

50.00%

60.00%

70.00%

80.00%

PER

CEN

T H

OU

SIN

G T

YP

E

HOUSING TYPE

% Unincorporated

% Eddy County


Figure 10. Age of Housing Units in Eddy County and Unincorporated Area


Other indicators of housing condition include whether or not homes have complete kitchen and

plumbing facilities. In the Unincorporated Area only 0.7 percent of housing units lack complete kitchen

facilities and 0.4 percent lack complete plumbing facilities. Both of these indicators are slightly lower

than in the county or the state as a whole.

In addition, approximately 195 homes in the county are overcrowded, while 21 are severely over-

crowded. These conditions can create more wear and tear on housing units.

2148

4985

3259 3376 3144

2677

1707

33 405

771 404

991 1,360 1,519

814

22 0

1000

2000

3000

4000

5000

6000

1940 - 1949

1950 - 1959

1960 - 1969

1970 - 1979

1980 - 1989

1990 - 1999

2000 - 2009

2010 - later

Nu

mb

er

of

Un

its

Year Built

Eddy County

Unincorp. Area


Table 13. Housing Condition Indicators, 2012

Total #, Eddy

County

Total %, Eddy

County

Total # Unincorp.

Area

Total %, Unincorp. Area

Total %, New

Mexico

Year Structure Built

2010 or later 33 0.1% 22 0.0% 0.3%

2000 or 2009 1,707 7.5% 814 11.9% 15.2%

1990 to 1999 2,677 11.8% 1,519 22.3% 17.8%

1980 to 1989 3,144 13.9% 1,360 20.0% 17.5%

1970 to 1979 3,376 14.9% 991 14.5% 18.6%

1960 to 1969 3,259 14.4% 404 5.9% 10.2%

1950 to 1959 4,985 22.0% 771 11.3% 10.4%

1940 to 1949 2,148 9.5% 405 5.9% 4.4%

1939 or earlier 1,301 5.7% 531 7.8% 5.5%

Lacking complete kitchen facilities 170 2.7% 49 0.7% 1.3%

Lacking complete plumbing facilities 112 0.6% 30 0.4% 1.3%

Utility gas heat 10,622 53.3% 2166 31.8% 67.5%

Bottled, tank, LP gas heat 1,341 6.7% 987 14.5% 9.6%

Electric heating 7,683 38.5% 2723 39.9% 14.9%

Fuel oil, kerosene heat 0 0.0% 0 0.0% 0.1%

Wood, coal, or other fuel 117 0.6% 47 0.7% 6.6%

Solar 0 0.0% 0 0.2% 0.3%

Other fuel 102 0.5% 45 71.6% 0.7%

No fuel used 79 0.4% 11 -0.7% 0.2%

Overcrowded (> 1 person per room) 490

195

2.4%

Severely overcrowded( >1.5 persons per room)

115 0.5% 21 0% 1.0%


2. Subsidized Rental Housing

Most of the subsidized rental apartments in the County were built as affordable housing under federal

programs (HUD and USDA) in the late 1960s. Some are reserved for Section 8 affordable units, some for

low-income elderly and/or disabled tenants. A few were built later under the low income tax credit

program. They are located in Artesia and Carlsbad, where there is water and sewer infrastructure to

service them. There are approximately 595 subsidized units of various sizes, with nearly 30 percent

reserved for elderly residents. Interviews with project and property managers in January 2015 found at

least 155 eligible people on waiting lists for subsidized units, although prospective renters could be on

more than one waiting list.

The Housing Authority of Artesia operates the largest number of affordable units in any one project in

the County. The Housing Authority is a small organization with about five employees, managed by a

Board appointed by the Artesia Mayor. The Housing Authority 138 units in 69 duplexes, with 40 units

reserved for the elderly. They are income-restricted and the family, elderly and handicapped tenants

pay 30 percent of their monthly income for rent with the federal subsidy picking up the rest. Tenants

typically are seniors receiving social security payments, families on TANF (Temporary Assistance for

Needy Families), employees of big box retail stores and fast food restaurants who earn minimum wage

or slightly more. Single persons do not qualify unless they are handicapped. In past years, several


families were able to save enough money to purchase a house. HUD lincome limits for Eddy County are

shown below.

Table 14. FY 2014 Income Limit Area: Eddy County, New Mexico

FY 2014 Income Limit 1 Person 2 Person 3 Person

4 Person

5 Person

Median Income: $60,500

Extremely Low (30%) Income Limits

$12,750 $15,730 $19,790 $23,850 $27,910

Very Low (50%) Income Limits $21,200 $24,200 $27,250 $30250 $32,700

Low (80%) Income Limits $33,900 $38,750 $43,600 $48,400 $52,300 Source: HUD, 2014

Table 15. Subsidized Rental Housing Complexes in Eddy County

Complex Name Subsidizing

Organization/ Management

Total Units/Type Vacancies/ Number on Waiting List

Eligibility At Risk of No Longer Being Affordable?

Artesia Public Housing Authority

HUD, public housing

138 Elderly 1 BR –Family 1 BR – 2 BR – 3 BR – 4 BR – 5 BR -

HUD low and moderate income limits; 40 reserved for elderly

No

Abo Apartments 700 N. 10

th

Artesia

HUD, Family/ Monarch Properties

72; 71 with rental assistance 6 accessible units

HUD low and moderate income limits

No

Artesia Properties 1601 W. Centre Artesia

USDA Section 515, Elderly or disabled

40 1-BR units; 39 with USDA rental assistance

No vacancies/ 12-15 waiting list; many more calls

62 years and older, 50% or less AMI

No

Carlsbad Senior Community, 214 Pecan St. Carlsbad

HUD 202 project; JL Gray Management

23 2-BR units No vacancies 9 on waiting list

62 years and older, 50% or less AMI

No

Colonial Hillcrest Apts., 604 N. Fifth St., Carlsbad

Project-based Section 8 contract, UAH Property Management-

74 units: 24 1-BR 40 2-BR 10 3-BR

50% AMI No, new Section 8 contract goes to 2033

Eagle Creek Apartments, 302 N. 4

th St.

Artesia

HUD, Section 8, Elderly and Disabled/ Monarch Properties

45 1-BR units; 37 with rental assistance 44 accessible units

No vacancies 12 on waiting list

HUD low and moderate income limits; almost all units are for elderly / disabled

Possibly in future when Section 8 contract ends


Complex Name Subsidizing

Organization/ Management

Total Units/Type Vacancies/ Number on Waiting List

Eligibility At Risk of No Longer Being Affordable?

La Posada Apts. 710 Hueco St. Carlsbad

UAH Property Management

12 1-BR units

?

Mission Apts. 805 Hueco St. Carlsbad

Tax credits/ Section 8 Monarch Properties

68 units 40 1-BR 20 2-BR 8 3-BR; 12 accessible units

No vacancies; Waiting list: 46 for 1-BR 44 for 2-BR 20 for 3-BR

Low income. Highest demand from seniors (50 existing occupants are seniors)

No, due to tax credits/ most demand for 2 bedrooms

Penasco Apartments, 501 S. 20

th St.

Artesia

USDA Section 515, Family

40 Total/ 12 1-BR 26 2-BR 2 3-BR 38 with USDA rental assistance

1 BR – 2 BR – 3 BR –

USDA low and moderate income limits

No

Roselawn Apartments, 1004 S. Roselawn, Artesia

HUD Section 202, Elderly only; / JL Gray Management

23 1-BR units, all assisted 5 accessible units

HUD low and moderate income limits; 62 years and over

No

Villa San Jose 415 Del Rio St. Carlsbad

HUD/ Truth or Consequences Housing Management

60 1- and 2- bedroom units

No vacancies, 12 on waiting list. Slow turnover

HUD limits, Section 8 vouchers; $560/$625 rentals

No

Mesa Grande 1601 Forrest Dr. Carlsbad

1-3 BR? From $439

?

Sources: HUD; USDA. Interviews with; property managers, as of January 2015

In addition to these apartment complexes, Section 8 Housing Choice Vouchers have been available for a

limited number of renters through the Eastern Regional Housing Authority (Region VI) in Roswell.

Region VI has a Family Self-Sufficiency Program for participants in the Housing Choice Voucher Program

(as well as its public housing program). This program assists families to improve their financial situation

and reduce dependence on public assistance. Landlords may call the Authority and get on an approved

housing list once a year; their contact information is then provided to persons with vouchers who are

seeking a place to live. Landlords currently on the list include Artesia Properties, Penasco Apartments,

and Mesa Grande Apartments, in addition to owners of seven homes in Carlsbad and one in Loving.

The Housing Authority currently administers 41 Section 8 vouchers in Eddy County, mostly for single

family dwellings. By January 2015 the Authority had distributed an additional 46 vouchers to people in

Eddy County, the majority in Carlsbad, but doesn’t yet know how many were successful in finding

housing. Staff also recently distributed vouchers to everyone on its waiting list (80-100 households) to


use in any of the 12 counties in its jurisdiction (five are in New Mexico: Chaves, Eddy, Lea, Lincoln and

Otero), although staff said that those distributed from the Roswell office are typically used locally.

E. Housing Affordability and Market Analysis

1. Cost and Availability of Housing For Sale

This study reviewed the housing market in all of Eddy County, as people employed in the county tend to live all over the county and even outside it. The County manager, in fact, lives in Roswell. A review of the housing market in Eddy County indicates a wide range of home prices. A snapshot of the local market of homes for sale was made by reviewing listings of homes for sale in November 2014 on www.zillow.com

Of a total of 254 listings priced for sale, 153 were single family dwellings, including mobile homes. The remaining listings were parcels of land for sale and 31 unpriced home foreclosures. Prices started at $45,000 for an 832- square-foot, 2-bedroom/ 1 bath house built in 1950 and ended at $898,000 for a 4-bedroom/5 bath home built in 2002. Costs per square foot for typical lots ranged from $11.25 to $193.18, with a median of $98.55 per square foot and an average of $100.65 per square foot.

Of the 153 homes for sale, there were some that are affordable to all income ranges, although the number affordable to those in the lower income brackets (below 50 percent of AMI) is significantly less than those affordable to households with higher incomes. The median price of the homes available in November 2014 was $154,000, which is affordable for the average median income of $60,500, but unaffordable for those at 80 percent of median or less. The majority of homes, 52 percent, were only affordable for households in the 80 percent AMI and higher ranges, indicating that many home sales were targeted to higher income households. Nearly 40 percent of the available homes were only affordable for those with incomes at 120 percent of AMI and higher.

Table 16. Affordability of Homes for Sale

Household Income*

Percentage of Area Median Income (AMI)

Approximate #/% of Households at this Income Level, Unincorporated

Prices of Eddy County Homes Affordable at

this Income Level

Total Homes in Price Range

Currently on the Market

Percent Total

$18,500 Up to 30% AMI 916 (15.3%) $66,866 or less 4 2.6%

$18,500- $24,200

30-40% AMI 355 (5.9%) $66,866 to $84,150 9 5.9%

$24,200-$30,250

40-50% AMI 372 (6.2%) $84,150 to $105,187 22 14.4%

$30,250-$36,300

50-60% AMI 368 (6.2%) $105,187 to $126,224 21 13.7%

$36,300-$48,400

60-80% AMI 688 (11.6%) $126,224 to $147,262 17 11.0%

$48,400-$60,500

80-100% AMI 480 (8.0%) $147,262 to $168,299 10 6.5%

$60,500-$72,600

100-120% AMI 447 (7.5%) $168,299 to $189,337 10 6.5%

$72,600+ 120% AMI+ 2,352 (39.3%) $189,337 and up 60 39.2% Sources: American Community Survey, 2011-2013-year Estimates, MFA HOME Income Limits; Zillow.com, NM Educators Federal Credit Union *Assumes four-person household, 30-year mortgage at 5% interest.

http://www.zillow.com/


It should be noted that housing choices at all levels, including those affordable to lower income families,

are limited. Lower priced homes for sale are older and smaller, many in need of basic repairs and

updating. Half the homes priced at $100,000 or less had two bedrooms, while the other half had three.

Table X summarizes the age and size characteristics of homes for sale affordable to each income level.

Table 17. Age and Size of Homes in for Sale in Eddy County by Affordability

Percentage of AMI Homes for Sale Affordable to Households

at this Income Level

Average Size Average of Year Built

Up to 30% AMI 4 1,092 1955

30-40% AMI 9 1,141 1946-skewed by 1

40-50% AMI 22 1,359 1961

50-60% AMI 21 1,230 1957

60-80% AMI 17 1,399 1960

80-100% AMI 10 1,635 1960

100-120% AMI 10 1,935 1979

120% AMI+ 60 2,436 1988

Overall 153 1,767 1971 Source: Zillow.com November 2014

2. Rental Market and Affordability

A search for rental housing in Eddy County during a week in November 2014 found 23 available rental

units, two in Artesia and the rest in Carlsbad. There were a few units available in each price range

although those in the $600-a-month range were recreational vehicles and a subsidized apartment. The

subsidized unit was affordable to incomes at 30 percent of AMI and was restricted to a senior or

disabled person. Sources of rental information included Craigslist and apartments.oodle.com

Availability had worsened by the second week in January 2015 with only seven rentals listed—all small

houses except for one condominium unit. Prices ranged from $1,000 a month for a 2 bedroom/1 bath

home to $2,100 for a 3-bedroom/2 bath plus additional office/bedroom. Two would be affordable for

incomes at 60-80 percent of AMI, one at incomes 80 to 100 percent AMI, one at incomes 100 to 120

percent AMI and three at incomes at 120 percent AMI and above. None would be affordable to

households with incomes at 60 percent or less of AMI.


Table 18. Affordability of Existing Rental Units in Eddy County, Fall 2014

Household Income*

Percentage of Area Median Income (AMI)

Approximate % of HHs at this Income

Level in Unincorporated

Area

Monthly Rent Affordable at this

Income Level

Total Rental Units in Price Range

Currently on the Market/Planned**

$18,500 Up to 30% AMI 916 (15.3%) $463 or less 1 (senior or

disabled)

$18,500- $24,200

30-40% AMI 355 (5.9%) $463 to $605 2 (RVs)

$24,200-$30,250

40-50% AMI 372 (6.2%) $605 to $756 3 (1 RV)

$30,250-$36,300

50-60% AMI 368 (6.2%) $756 to $908 3

$36,300-$48,400

60-80% AMI 688 (11.6%) $908 to $1,210 5

$48,400-$60,500

80-100% AMI 480 (8.0%) $1,210 to $1,513 3

$60,500-$72,600

100-120% AMI 447 (7.5%) $1,513 to $1,815 2

$72,600+ 120% AMI+ 2,352 (39.3%) $1,815 and up 4 Sources: American Community Survey, 200-2012 5-year Estimates, HUD HOME Income Limits; Craigslist;

*Income range assumes four-person household; note that the rental available for a household up to 30% AMI is a 1-BR unit;

A study by BBER earlier in the year—mid-May 2014— found that of 564 rental units in Eddy County, only

15 were vacant at that time. These included five 1-bedroom units, nine 2-bedroom units, and one 3-

bedroom unit.

3. Additional Rentals

In addition to multi-family units and houses, there are three other sources of rental residences: mobile

home and RV parks, hotel and motel rooms that are leased for longer stay, and so-called “man camps”

or temporary RV parks.

Permanent RV and Mobile home parks are listed in the Table 19. All available spaces were filled when

contacted in Fall 2014, according to Carlsbad Department of Development staff.

These parks do not include temporary mobile home/RV areas, which number eight in the Carlsbad area.

They are approved by the Carlsbad Planning and Zoning Board. It is harder to track these facilities in the

unincorporated part of the county as there is no zoning and they are not required to have permits to

operate.


Table 19. Mobile Homes and Recreational Vehicle Parks Around Carlsbad, NM

Mobile Homes and RVs No. of Average Rate Monthly Additional Notes

Spaces Weekdays

Brantley Lake State Park 51

Carlsbad KOA N/A

Carlsbad RV Park & Campground 140 $42

Windmill Park 60 $600-$700 Full

El Dorado Estate Mobile Home & RV Park 94 $500+electric Completely full

Pecos River RV Park 20 river: $40; pull through: $35

river: $530; pull through: $510

Completely full, 200-300 calls a week

White's City RV Park 15

Boyd Mobile Home Park 42 $225 Completely full

Carlsbad Mobile Manor N/A

Keystone Mobile Home, 55+ 33 RVs: $381, Mobile Homes: $356

2 spaces coming

Logos Mobile Home N/A

North Forty Mobile Home Ranch N/A

Orchard Lane Trailer Park N/A

Park Place Mobile Home Park 26 $100 Completely full

Westwind Mobile Home 60 $600 for 3-bedroom

Completely full; 40-50 calls a day

Total Known Spaces 541

Source: Carlsbad Department of Development, 2014

According to local real estate sources, an unknown percentage of hotel and motel rooms in Carlsbad are

also being used as long-stay housing for mining and construction workers, driving up room costs. At the

close of 2014, older facilities, built in the 1960s and 1970s, were renting for $45 to $147 a night, while

those constructed or renovated in the 1980s or later were priced from $150 to $392 per night.

4. Subsidized Housing Summary

There are approximately 595 subsidized units of various sizes in Artesia and Carlsbad, where there is

water and sewer infrastructure to support them. Nearly 30 percent reserved for elderly residents.

Interviews with project and property managers in January 2015 found at least 155 eligible people on

waiting lists for subsidized units, although prospective renters could be on more than one waiting list.

Most of the subsidized rental apartments in the County were built as affordable housing under federal

programs (HUD and USDA) in the late 1960s. Some are reserved for Section 8 affordable units, some for

low-income elderly and/or disabled tenants. A few were built more recently under the tax credit

program.


5. Development Market

All of this information together portrays an area with a very tight housing market and few rental

vacancies at any price. The developer/construction industry has responded to the demand to some

extent, stepping up its production to 300-400 units each year (except one) since 2010, to produce a total

of 1,342 units, lthough this is still insufficient to meet demand.

6. Cost and Availability of Land

A search of realtor sites in late Fall 2014 found 53 parcels of land for sale in Eddy County. The most

prevalent type of lot for sale in Artesia (7 lots) was approximately two acres in size with a price tag of

$15,000. Smaller, likely commercial, lots downtown were less than half an acre and cost three times as

much or more. More lots were for sale in Carlsbad, with 1-acre lots being the most prevalent (13 lots).

These were priced between $34,900 and $60,000 each.

Table 20. Cost and Availability of Land in Eddy County, November 2014

Location No. of Lots for Sale

Parcel Sizes (acres)

Price Range Per Parcel

Price per Acre-(Range)

Median Price per acre

Artesia 14 0.16 -4.50 $15,000-$190,000

$6,466- $306,122

$8,333

Carlsbad 36 0.15-40.00 $18,000-$1.2 million

$3,250-$478,873 $37,187

Loving 3 2.32-63.00 $15,000-$1.008 mill.

$6,466-$16,000 $15,004

Source: 2014 MLS?


II. Housing Needs Assessment

A. Existing Housing Needs There are several ways to determine the level of affordable housing in a given community. One is by

examining the number of households experiencing a housing cost burden. A cost burden exists when a

household pays over 30% of their income on housing and related expenses, indicating that the housing

is not affordable.

1. Cost-Burdened Households

According to the most recent data from the American Community Survey, 16 percent of households in

the unincorporated area of Eddy County may be experiencing a housing cost burden, paying 30 percent

or more of their incomes for housing. Nearly 78 percent of them are homeowners, while 22 percent are

renters. Looking at it in a different way, 28 percent of all renters and 14 percent of all homeowners in

the unincorporated area are cost-burdened by their housing. The percentages are similar to Eddy

County as a whole, except that a higher percentage of renters have a cost burden.

Table 21. Households with a Housing Cost Burden, 2012

# HHs in

Unincorp. Area

# with a Cost Burden

Unincorp Area

% With a Cost Burden

Unincorp. Area

Total Eddy

County Households

# With a Cost Burden, Eddy County

% Total With a Cost Burden, Eddy County

Total Households 5,566 873 16% 19,059 2,926 15%

Homeowners 4,878 678 14% 14,602 2,263 15%

Renters 688 195 28% 4,457 663 15%

Source: American Community Survey, 2008-2012 5-Year Estimates

When comparing housing cost burden by income group, it is apparent that owners and renters in the

lower income ranges experience a housing cost burden at a much higher rate than higher income levels.

Low income renter households are more likely to bear a housing cost burden. Approximately 14 percent

of homeowner households and 23 percent of renter households in the unincorporated area pay more

than 30 percent of their incomes for housing (Table 22). These are lower percentages than those in

Eddy County generally.

Not surprisingly, the large majority of those experiencing a cost burden in the unincorporated area as

well as the county generally have incomes under $35,000 per year. Some 47 percent of the

homeowners and 77 percent of the renters with cost burdens in the unincorporated area have annual

incomes of less than $20,000. An additional 29 percent of homeowners and 16 percent of renters have

yearly incomes between $20,000 and $35,000. (About 35 to 55% AMI).


Table 22. Households with a Housing Burden by Income Level, 2012

Unincorp. Area Eddy County

Owner-Occupied Units

Renter-Occupied Units



Number Percent* Number Percent* Number Percent* Number Percent*

Total Households 4,882 1,097 14,629 5,315

Households Paying 30%+ of income for housing

682 14.0% 255 23.3% 2,290 15.7% 1,635 30.8%

-Number and Percentage of Cost-Burdened Households by Income of Household

Less than $20,000 323 47.4% 197 77.3% 1,192 1.2% 914 6.7%

$20,000-$34,999 197 28.9% 41 16.1% 591 52.1% 461 55.9%

$35,000-$49,999 90 13.2% 17 6.7% 297 25.8% 94 28.2%

$50,000-$74,999 36 5.3% 0 0.0% 118 13.0% 16 5.8%

$75,000 or more 32 4.7% 0 0.0% 65 5.2% 40 1.0%

Zero or negative income

4 __ 0 __ 27 2.8% 110 2.5%


Census data reporting the number of households with a cost burden by age indicate that younger

households are more likely to have a cost burden than older households. Nevertheless, an estimated 17

percent of homeowners who are cost-burdened are age 65 and older. These households may need

assistance with home maintenance or may consider relocating to more affordable housing at some

point. The data in Table 23 support anecdotal information about the need for affordable entry level

housing in Eddy County and the Unincorporated Area.

Table 23. Households with a Cost Burden by Age of Householder, 2012

Unincorp. Area Eddy County





Number Percent* Number Percent* Number Percent* Number Percent*

Total Households

4,882 1,097 14,629 5,315

Households Paying 30%+ of income for housing

563 11.5% 255 23.3% 1,832 12.5% 1,525 28.7%

- By Age of Householder

15-24 Years 0 0.0% 101 39.6% 16 0.9% 284 18.6%

25-34 Years 90 16.0% 120 47.1% 192 10.5% 600 39.3%

35-64 Years 378 67.1% 26 10.2% 1298 70.9% 406 26.6%

65 Years and Over

95 16.9% 8 3.1% 326 17.8% 235 15.4%

Source: American Community Survey, 2008-2012


B. Summary of Housing Needs [This section is preliminary and will be reworked after conversations with the County and local service

providers]

1. Households with a Cost Burden

Based on Census estimates reported in the previous section, an estimated 682 homeowners and 255

renter households (Table 18) in the unincorporated area pay more than 30 percent of their incomes for

housing. Households earning at least 60% AMI and above are candidates for affordable home

ownership. Households with incomes below 60% AMI are most likely to need subsidized rental housing.

2. Overcrowded Households

Based on Census estimates reported in the previous section, 191 households live in crowded conditions

and 21 households live in extremely overcrowded conditions. As with cost-burdened households, the

appropriate solution to relieving overcrowding will depend on tenure and income.

3. Vacancy Rates and Waiting List

There are no vacancies for rental apartments or houses in Eddy County in either market rate units or

affordable units. There are approximately 595 subsidized apartment units in the County, located in

Carlsbad and Artesia, targeted to eligible renters according to income, disability or age. None were

vacant in January 2015, and there were at least 155 persons on waiting lists (although a person could be

on more than one list). This need is most likely to be filled by the cities.

Table 24. Number of Renter Households on Waiting List for Subsidized Apartment Units, Eddy County,

January 2015

1-BR 2-BR 3-BR

Elderly/disabled 18 15 0

Low/Moderate Income 46 44 20

Total 64 59 20

4. Homeless

According to local service providers, there are currently about 25 homeless individuals who live along

the Pecos in Carlsbad. Their needs are most likely to be met by reopening the shelter in Carlsbad.

5. Elderly

The need for housing the elderly in Eddy County outside of Carlsbad and Artesia, was estimated by

looking at the number of households with a householder aged 65 and older with a cost burden. An

estimated 95 elderly homeowners pay more than 30 percent of their incomes for housing and an

estimated eight elderly renters pay more than 30 percent of their incomes for housing. These numbers

represent 17 percent of elderly homeowners and 3.0% of elderly renters. Approximately the same

percentage of elderly homeowners (17.8% or 326 persons) but far more renters (15.4% or 235 renters)

in the county as a whole shoulder a housing cost burden. Their needs are most likely to be met by

housing rehabilitation assistance and additional rental homes in the unincorporated area of the county

or subsidized apartments in Carlsbad and Artesia.


6. Temporary Employees

These are the oil and gas and potash workers as well as construction workers who are living in

unregulated mobile home camps, hotel rooms, their vehicles, and doubling and tripling up in rental

houses. A certain percentage might move to the unincorporated part of the county if housing were

available. Most have good incomes, but may lack clean credit scores or down payments. Their needs

could be met by additional housing in general (single family homes or apartments) or planned and

environmentally regulated mobile home parks. Providing more appropriate housing for this group could

help drive down inflated housing prices in the community and free up hotel rooms for tourists and other

travelers.

7. Housing Rehabilitation Needs

[This will be addressed after an agreement is reached with NM MFA regarding what method to use to

determine the needs]

Table 25. Estimates of Rehabilitation Needs

Type of Housing Estimated # Units Needing Repair or Rehabilitation

Anticipated Level of Repair

Single Family Detached

Multifamily

Manufactured Housing

The closest resource for housing rehabilitation programs is the Roswell USDA Rural Development office,

which administers provides loans and grants (for very low income homeowners 62 years old or older) to

very low income homeowners to repair, improve or modernize their home or remove health and safety

hazards. The maximum loan is $20,000, and the maximum grant is $7,500. All work has to be done by a

licensed contractor. The USDA office does not currently have any rehabilitation loan requests. The main

issue with these loans and grants is that the older houses that need rehabilitation cannot be brought up

to code for within the loan amount.

Southwestern Regional Housing and CDC, located in Deming, administers the New Mexico Energy$mart

weatherization program across southern New Mexico, including Eddy County. However, this program

and SRH&CDC’s field office location in Roswell are dependent upon Federal funding.

The SNMCAC office in Roswell sponsors Group Workcamps, a program of the Group Workcamps

Foundation, a faith based non-profit that provides free home repairs by adult and teenagers from

church youth groups. This national program, headquartered in Colorado, comes to Roswell every few

years and repairs approximately 50 homes. Eddy County could partner with SNMCAC by indicating

interest and helping SNMCAC identify potential homes to be included in the next program in Roswell.