Housing and Real Estate
Chapter III: Housing and Real Estate
Thurston Regional Planning Council
Housing and Real Estate Residential Development Subdivision Activity Residential subdivision activity is an indicator of future housing construction. There are three types of subdivisions in Thurston County, all of which involve the division of contiguous property for the purpose of sale, lease, or transfer of ownership: •
Large lot subdivisions divide property into two or more lots, any one of which is five acres in size or larger, but less than 40 acres in size. Occurs only in the unincorporated county.
•
Short Plat subdivisions are those that, because of the small number of lots created, or the lack of a need for public streets or other public facilities, can be approved in an expedited manner. Lots must be smaller than five acres in size. Occurs in all jurisdictions.
•
Long Plat subdivisions, on the other hand, are those which constitute a major subdivision of land and require a more extensive review. Occurs in all jurisdictions.
Large lot subdivision activity is up significantly from the previous year with 208 new lots in 2003, as compared to 91 lots in 2002. All large lot activity takes place in the unincorporated County. Short plat activity has remained relatively constant over the past three years. Most short plat subdivision activity took place in unincorporated Thurston County. This accounted for 74 percent, or 131 of the total 177, in 2003. Although significantly less than Thurston County, four other jurisdictions also saw short plat subdivision activity: Olympia, Lacey, Tumwater, and Rainier. Long plat lot creation in Thurston County was up tremendously in 2003 from 2002, from 605 lots in 2002 to 1,423 in 2003. Seventy-five percent of subdivision activity took place in unincorporated Thurston County, which includes the urban growth areas for every jurisdiction. Although significantly less than Thurston County, four other jurisdictions also saw long plat subdivision activity: Lacey, Tumwater, Yelm, and Rainier.
Profile III-1 The October 2004
Table III-1 provides a historical look at large lot, short plat, and long plat subdivision activity for Thurston County.
Chapter III: Housing and Real Estate
Thurston Regional Planning Council
Dwelling Units Table III-2 shows census recording inventory of housing units type by jurisdiction, and Figure III-1 displays the change in housing stock.
Historical trends affecting housing units can be observed using decennial Census data, giving an idea of the level of growth the county has seen in the last 30 years. Between the 1970 and 2000 Census, over 58,000 units were added to the county, accounting for 67 percent of the county’s housing stock.
Table III-3 presents a current and historical summary of housing starts.
The expected number of homes to be built in the near future can be estimated by housing starts, which is the number of building permits that are taken out in a specified period of time. Over the past decade, the number of housing starts has varied, from a high of 2,753 in 1994, to a low of 1,522 in 2000. In 2003 the number of housing starts climbed back up to 2,208 units permitted, marking an economic recovery to the housing market in Thurston County. Where the housing starts are located also varies year to year. In 2001 the number of new dwellings permitted was roughly equal between the urban and rural areas, but just a year later the urban areas saw almost double the amount of units compared to the rural areas.
Table III-4 breaks down annual housing starts by dwelling type, and Figure III-2 illustrates recent trends in single-family, multifamily, and manufactured home starts in Thurston County.
In 2003 the new housing market was dominated by single-family homes, with almost 80 percent of the market share. Manufactured homes were still a strong component of rural growth, capturing 22 percent of the market share. Manufactured homes are growing in resale value due to their affordability, increasing size, and quality. Most of Thurston County’s jurisdictions included policies in their Comprehensive Plans that allow manufactured housing to be sited in residential neighborhoods on singlefamily lots as one strategy to meet affordable housing needs for the community.
Table III-5 shows total post-censal small area dwelling unit estimates by jurisdiction.
Multifamily homes also provide an affordable option for many families. Multifamily homes captured over 20 percent of the market share in the cities and urban growth areas, where services are available to support higher density growth patterns.
Table III-6 provides an estimate of the number of new dwelling units in Thurston County. Maps 11 and 12 illustrate housing starts. Table III-7 shows postcensal small area dwelling unit estimates by housing type for 2000 and 2004.
While housing starts give an indication of where growth is occurring, small area dwelling unit estimates provide complimentary information on growth patterns. Dwelling unit estimates incorporate housing starts, however the methodology also includes calibrating to the U.S. Census and annual estimates of population and housing released by the State Office of Financial Management. Care is taken to account for all types of residential activity, including demolitions, family member units, accessory dwelling units, and replacements of manufactured homes. Post-censal estimates of new dwelling units reveal that some 57 percent of new dwellings are locating in the urban growth areas, while the remaining 33 percent of the dwellings are
Profile III-2 The October 2004
Chapter III: Housing and Real Estate
Thurston Regional Planning Council
locating in rural areas. This resulted in a slight shift in the overall percentage of dwelling units locating in the urban versus rural areas. In 2000 it was estimated that 70 percent of the homes in the county were located in the urban areas, and by 2004 that share had dropped slightly to 69 percent.
Housing Costs Ownership Of the 3,576 homes sold in Thurston County in 2003, 3-bedroom homes made up the majority of sales, accounting for 65 percent. Smaller, one- and two-bedroom homes comprised 12 percent of sales, while four-bedroom homes made up 21 percent of sales. Five or more bedroom homes made up only 2 percent of home sales. Although Olympia continued to have the greatest number of housing sales within the cities in 2003, the number of units sold was down from 813 in 2002 to 766 in 2003. Home sales were up in Lacey, from 494 in 2002 to 608 in 2003, and Tumwater, from 173 to 284. Thurston County also showed an increase in housing sales, from 3,176 in 2002 to 3,576 in 2003. The average sale price increased in each major jurisdiction, with Thurston County and Olympia seeing the greatest increases in sale price. The ability to purchase a home is a long standing concern of Thurston County residents. The Housing Affordability Index measures the ability of a middle income family to carry the mortgage payments on a median price home. When the index is 100, there is a balance between the family’s ability to pay and the cost. Higher indexes indicate housing is more affordable. First-time buyer index assumes the purchaser’s income is 70 percent of the median household income. Homes purchased by first-time buyers is 85 percent of area’s median price. All loans are assumed to be 30 year loans. All buyer index assumes 20 percent downpayment. First-time buyer index assumes 10 percent down. It is assumed 25 percent of income can be used for principal and interest payments. An affordability index of 100 indicates that a balance exists between the family’s ability to pay and housing costs. An index of 126 would mean that a median income family has 26 percent more income than the bare minimum required to qualify for a mortgage on the median price home. An index of 80 would mean that a median income family has less income than the bare minimum required to qualify for a mortgage on the median price home. Thurston County’s housing affordability index was calculated at 170.2 the first quarter of 2004, compared to 154.1 for the first quarter of 2003. The index for first time home buyers was 99.4 for the same time period, which Profile III-3 The October 2004
Table III-8 and Figure III-3 show average housing sale prices by number of bedrooms. Table III-9 is a sample of housing sales activity by jurisdiction while Figure III-4 shows the distribution of housing sales by value. Table III-10 is a sample of lot sales activity.
Table III-11 shows housing affordability in Thurston and surrounding counties for first quarter 2004. Table III-12 displays historical housing affordability index trends in Thurston and surrounding counties.
Thurston Regional Planning Council
Chapter III: Housing and Real Estate
was higher than the 2003 index (92.7). The increase in both indexes show that access to affordable housing in Thurston County became easier in 2004 over 2003. Rentals The ratio of home ownership to home rental has been declining in Thurston County every decade since the 1960 Census. As cities strive to “densify” and resist urban sprawl, multifamily dwellings are encouraged. This will, in turn, drive down the owner/renter ratio. Other factors are at work as well, including increased home prices and greater community efforts to house those who may not be able to afford it unassisted. Table III-13 shows census data on trends in owner and renter housing, and Figure III-5 illustrates the trends in owner/renter housing. Table III-14 shows census data on the housing value of owner-occupied housing units. Table III-15 is a survey of average home and duplex rental costs in Lacey, Olympia, and Tumwater. Table III-16 shows average apartment rents and vacancy rates in Thurston County. Table III-17 shows average apartment rents and vacancy rates in Thurston and surrounding counties.
The percentage of renters in Thurston County has increased steadily since 1960. In 1960, 26 percent of County households lived in rental housing. By 2000 that number had grown to 33 percent of the households, although down from 35 percent in 1990. The metropolitan jurisdictions have a much greater number of renter households. Olympia and Tumwater had close to a 50/50 split between owner occupied and renter occupied housing units in 2000. At the same time, Lacey and Yelm owner occupied units were approximately 55 percent and renter occupied 45 percent. Rental housing is important for young people just starting out, older people who need to sell their homes and move into smaller housing, single householders who cannot find purchase opportunities that are affordable on one income, and family households in transition due to any number of causes.
Housing Authority of Thurston County The Housing Authority of Thurston County has been in the business of providing safe, decent, and affordable housing opportunities since 1971. The ultimate goal of the Housing Authority is to assist families and individuals to secure long-term, permanent housing. The Housing Authority offers a variety of rental assistance programs that are categorized as either “tenant-based” or “project-based.” Tenant Based rental assistance in the form of a voucher follows the client to any private market property that accepts rental assistance and that meets housing quality standards. Project Based rental assistance is attached to the rental unit and does not follow the client if they move from the assisted unit. For both categories of rental assistance, the household’s portion of the rent is based upon 30 percent of monthly adjusted income.
Profile III-4 The October 2004
Chapter III: Housing and Real Estate
Thurston Regional Planning Council
The Housing Authority offers a variety of programs for emergency and transitional housing. The Authority owns and operates four units of emergency shelter in Tumwater. This program provides 30 to 90 days of shelter and supportive services for families while they locate permanent housing. Limited funds are available to prevent homelessness by providing assistance for first month’s rent, security deposits, or delinquent rent. The Authority operates two transitional housing programs providing one to two years of rental assistance and supportive services while families search for permanent housing. The Housing Rehabilitation Program offers low or no interest loans for repair and rehabilitation of owner occupied and rental properties within certain eligible areas in Thurston County. This program is designed to assist low- and moderate-income households. Since September 2003, the Housing Authority has administered the federal HOME program for the Thurston County HOME Consortium. The HOME program, operated by the U.S. Department of Housing and Urban Development, provides funding for low- and moderate-income housing. The Authority also operates a First-Time Housing Counseling Program designed to assist individuals and families move to homeownership. The Program provides limited counseling, referral to available resources, and limited down payment assistance to eligible households.
For more information about the Housing Authority’s programs visit www.hatc.org.
Residential Density and Buildable Lands Housing related issues are incorporated into several of the thirteen Growth Management Act (GMA) goals. The policies associated with these goals guide how development occurs in Washington and affect a broad range of growth issues. Two goals that directly influence residential development patterns in the state are: 1) focus growth within urban areas; and 2) reduce urban sprawl. By increasing residential densities within growth boundaries, Thurston County moves toward achieving these goals. By identifying the proportion of buildable land to developed and undevelopable land, jurisdictions are able to identify the density new development must be in order to accommodate future population growth. By concentrating development, more growth can occur with less impact on the rural landscape. The “Buildable Lands Program,” a GMA monitoring program, has provided a wealth of new data in order to answer the question of what densities are being achieved in Thurston County as well as whether there is an adequate land supply for projected growth.
Profile III-5 The October 2004
Table III-18 shows an estimate of buildable land by jurisdiction for the year 2000. Table III-19 shows an estimate of gross and net density by jurisdiction for the year 2000.
5 0 0 2
Olympia
Rainier
Tenino
Tumwater
70
Total Short Plat Subdivisions
Profile III-6 The October 2004 1
Tumwater
Yelm
70
70
30
17
3
0
1
1
6
2
70
55
1
3
0
0
3
7
1
43
75
9
8
0
0
0
0
0
1
75
55
1
1
2
0
9
7
0
38
2000
64
24
13
5
1
0
1
2
2
64
43
3
5
0
1
7
5
0
34
2001
75
22
16
3
0
0
0
3
0
75
46
1
6
0
0
10
12
0
33
2002
Number of Applications 1999
68
35
28
2
2
0
1
0
2
68
50
0
2
0
1
8
7
0
49
2003
212
828
450
29
50
0
0
129
170
212
160
8
5
0
0
12
23
4
162
1998
196
1,063
585
76
0
7
19
243
133
196
156
2
9
0
0
6
19
4
210
230
267
163
0
0
0
0
0
104
230
158
4
4
6
0
22
36
0
186
2000
192
636
340
130
51
0
15
65
35
192
130
8
13
0
2
20
19
0
139
2001
207
605
505
56
0
0
0
44
0
207
114
2
15
0
0
37
39
0
91
2002
Number of New Lots Created 1999
177
1,423
1,071
86
89
0
6
0
171
177
131
0
7
0
4
18
17
0
208
2003
Sources: Thurston County Auditor; TRPC. Explanations: Large lot subdivisions divide property into two or more lots, any one of which is five acres in size or larger, but less than 40 acres in size. Short Plat subdivisions are those that, because of the small number of lots created, or the lack of a need for public streets or other public facilities, can be approved in an expedited manner; lots must be smaller than five acres in size. Long Plat subdivisions are those which constitute a major subdivision of land and require a more extensive review. Bucoda is tracked as part of unincorporated Thurston County for long plat subdivisions.
Total New Lots
26
2
Tenino
14
0
Rainier
Total Long Plat Subdivisions
0
Olympia
Unincorporated
5 4
Lacey
Long Plat Subdivisions
55
Unincorporated
1
6
Yelm
1
Lacey
41
1998
Bucoda
Short Plat Subdivisions
Unincorporated
Large Lot Subdivisions
Subdivision Type Jurisdiction
Table III-1 Large Lot, Short Plat, and Long Plat Subdivision Activity Thurston County, 1998-2003
Thurston Regional Planning Council
Chapter III: Housing and Real Estate
Chapter III: Housing and Real Estate
Thurston Regional Planning Council
Table III-2 Total Housing Units by Jurisdiction, 1970-2000 Jurisdiction Type
1970
BUCODA Single-family 143 Multifamily 0 Manf'd Homes 8 Total Units 151 LACEY Single-family 2,456 Multifamily 736 Manf'd Homes 86 Total Units 3,278 OLYMPIA Single-family 6,725 Multifamily 2,209 Manf'd Homes 242 Total Units 9,176 RAINIER Single-family 99 Multifamily 11 Manf'd Homes 10 Total Units 120 TENINO Single-family 289 Multifamily 36 Manf'd Homes 17 Total Units 342 TUMWATER Single-family 1,431 Multifamily 604 Manf'd Homes 78 Total Units 2,113 YELM Single-family 173 Multifamily 22 Manf'd Homes 13 Total Units 208 UNINCORPORATED Single-family 10,293 Multifamily 784 Manf'd Homes 1,381 Total Units 12,458 COUNTY TOTAL Single-family 21,609 Multifamily 4,402 Manf'd Homes 1,835 Other* 608 Total Units 28,454
Census Recording 1980 1990
2000
Percent Change 1970-80 1980-90 1990-00
181 0 32 213
177 0 34 211
196 0 33 229
27% 0% 300% 41%
-2% 0% 6% -1%
11% 0% -3% 9%
3,186 2,434 218 5,838
4,548 2,836 697 8,081
7,604 4,546 928 13,078
30% 231% 153% 78%
43% 17% 220% 38%
67% 60% 33% 62%
8,169 3,938 453 12,560
9,351 5,637 940 15,928
10,623 8,228 787 19,638
21% 78% 87% 37%
14% 43% 108% 27%
14% 46% -16% 23%
179 20 106 305
224 14 119 357
416 29 110 555
81% 82% 960% 154%
25% -30% 12% 17%
86% 107% -8% 55%
369 95 38 502
389 85 50 524
431 96 86 613
28% 164% 124% 47%
5% -11% 32% 4%
11% 13% 72% 17%
1,785 936 199 2,920
2,563 1,504 396 4,463
2,825 2,657 461 5,943
25% 55% 155% 38%
44% 61% 99% 53%
10% 77% 16% 33%
341 103 26 470
403 77 30 510
852 338 127 1,317
97% 368% 100% 126%
18% -25% 15% 9%
111% 339% 323% 158%
20,513 3,463 3,923 27,899
24,898 2,814 8,678 36,390
32,088 3,978 8,823 44,889
99% 342% 184% 124%
21% -19% 121% 30%
29% 41% 2% 23%
34,723 10,989 4,995 * 50,707
42,553 12,967 10,944 * 66,464
55,035 19,872 11,355 390 86,652
61% 150% 172% * 78%
23% 18% 119% * 31%
29% 53% 4% * 30%
Source: U.S. Bureau of Census, 1970, 1980, 1990, and 2000 Census. Explanation: *Other was defined in the 1970 Census as "migratory and seasonal structures which the Bureau of the Census excludes from its year-round classification." In the 1980 and 1990 Census, these structures were incorporated into the Manufactured Home category as "Mobile home, trailer, other." In the 2000 Census, there was a separate housing category defined as "Boat, RV, van, etc."
Profile III-7 The October 2004
Chapter III: Housing and Real Estate
Thurston Regional Planning Council
Type of Housing Units
Figure III-1 Change in Housing Stock by Type, 1970-1980, 1980-1990, and 1990-2000
Single-Family
Multifamily
Manufactured Homes
0%
20%
40%
60%
80% 100% 120% 140% 160% 180%
Percent Change in Housing Stock by Decade 1970-1980
1980-1990
Source: U.S. Bureau of the Census. Explanation: See Table III-2 for supporting data.
Profile III-8 The October 2004
1990-2000
1
Profile III-9 The October 2004
1
Total
Total
902 267 1 856 2,026
2,753
1
1,552 268 0 933
0
0
9
2,255
1,097 362 0 796
0
0
5
78 23 101
45 65 110
15 0 15
23 1 24
398 89 487
529 179 708
1996 4
1,859
740 382 0 737
0
0
11
66 11 77
54 50 104
12 0 12
18 3 21
252 126 378
334 181 515
1997 5
2,170
930 424 0 816
0
0
7
113 11 124
122 64 186
5 1 6
8 0 8
240 94 334
437 247 684
1998 1
2,152
935 424 0 793
0
0
1
90 8 98
83 100 183
9 1 10
2 0 2
446 155 601
304 159 463
1999 3
1,532
344 499 0 689
0
0
3
65 9 74
42 35 77
10 1 11
16 1 17
112 135 247
96 315 411
2000 3
1,735
460 426 0 849
0
0
7
107 7 114
58 46 104
6 1 7
2 1 3
120 160 280
164 204 368
2001 1
1,651
673 407 0 571
0
0
4
136 7 143
42 80 122
21 0 21
12 2 14
236 72 308
225 242 467
2002 1
2,208
563 776 0 869
0
0
6
102 13 115
66 183 249
10 0 10
9 1 10
158 283 441
217 290 507
2003
8,196 4,235 1 7,909 20,341
1
0
54
900 122 1,022
1,003 743 1,746
109 9 118
115 13 128
2,644 1,207 3,851
3,390 2,087 5,477
35
Total
820 424 0 791 2,034
0
0
5
90 12 102
100 74 175
11 1 12
12 1 13
264 121 385
339 209 548
4
Average
Sources: Thurston Regional Planning Council; Bucoda, Lacey, Olympia, Rainier, Tenino, Tumwater, Yelm, and Thurston County building departments. Explanation: Count of dwelling units permitted. Assumes constant 2000 City and UGA boundaries. Includes all permitted housing units - may not reflect actual housing units built. Housing starts are reported for each calendar year. Demolitions and reissued permits are not included in this table. For further details on housing starts, please contact TRPC and ask for a specialized query. 1 Data is for Thurston County portion of reservation only. 2 UGA - Urban Growth Area. Unincorporated area designated to be annexed into city limits over 20 years time to accommodate urban growth. 3 Rural unincorporated county is the portion of the unincorporated county that lies outside UGA and Reservation boundaries. Maps 11 and 12 illustrate housing starts.
Total Cities Total UGAs2 Total Reservations1 Rural Unincorporated County3 Thurston County Total
Nisqually Reservation
Chehalis Reservation 0
5
5
Total
Grand Mound UGA
80 10 90
63 23 86
City UGA Total
Yelm
60 52 112
431 68 499
City UGA Total
Tumwater
11 2 13
10 3 13
City UGA Total
Tenino
17 1 18
8 3 11
City UGA Total
Rainier
160 56 216
522 37 559
City UGA Total
Olympia
569 141 710
City UGA Total
Lacey
515 129 644
1995 5
1994 3
Total
Bucoda
Jurisdiction
Table III-3 Housing Starts, Thurston County Cities and UGAs, 1994-2003
Chapter III: Housing and Real Estate Thurston Regional Planning Council
Chapter III: Housing and Real Estate
Thurston Regional Planning Council
3,000 2,500 2,000 1,500 1,000 500
2003
2002
2001
2000
1999
1998
1997
1996
1995
0 1994
Dwelling Units Permitted
Figure III-2 Thurston County Housing Starts, 1994-2003
Year
Single-Family Units
Multifamily Units
Manufactured Homes
Source: Thurston Regional Planning Council; Bucoda, Lacey, Olympia, Rainier, Tenino, Tumwater, Yelm, and Thurston County building departments. Explanation: See Table III-3 for select supporting data and notes; full data are available from TRPC.
Profile III-10 The October 2004
Chapter III: Housing and Real Estate
Thurston Regional Planning Council
Table III-4 Housing Starts by Dwelling Type, 2003 SingleFamily
Jurisdiction
Multifamily
Manufactured Home
Total
Bucoda
Total
1
0
0
1
Lacey
City UGA Total
192 194 386
14 73 87
11 23 34
217 290 507
Olympia
City UGA Total
122 181 303
36 101 137
0 1 1
158 283 441
Rainier
City UGA Total
2 1 3
2 0 2
5 0 5
9 1 10
Tenino
City UGA Total
8 0 8
2 0 2
0 0 0
10 0 10
Tumwater
City UGA Total
25 163 188
28 12 40
13 8 21
66 183 249
Yelm
City UGA Total
90 6 96
8 0 8
4 7 11
102 13 115
Grand Mound UGA
Total
0
0
6
6
Chehalis Reservation 1
Total
0
0
0
0
Nisqually Reservation 1
Total
0
0
0
0
Total Cities Total UGAs2 Total Reservations1 Rural Unincorporated County3 Thurston County Total
440 545 0 677 1,662
90 186 0 6 282
33 45 0 186 264
563 776 0 869 2,208
Source: Thurston Regional Planning Council; Bucoda, Lacey, Olympia, Rainier, Tenino, Tumwater, Yelm, and Thurston County building departments. Explanation: Count of dwelling units permitted. Assumes constant 2000 City and UGA boundaries. Includes all permitted housing units - may not reflect actual housing units built. Housing starts are reported for each calendar year. Demolitions and reissued permits are not included in this table. For further details on housing starts, please contact TRPC and ask for a specialized query. 1 Data is for Thurston County portion of reservation only. 2 UGA - Urban Growth Area. Unincorporated area designated to be annexed into city limits over 20 years time to accommodate urban growth. 3 Rural unincorporated county is the portion of the unincorporated county that lies outside UGA and Reservation boundaries.
Profile III-11 The October 2004
Chapter III: Housing and Real Estate
Thurston Regional Planning Council
Table III-5 Total Small Area Dwelling Unit Estimates Thurston County Cities and UGAs, 2000-2004 Jurisdiction
2000
2001
2002
2003
2004
Bucoda
Total
236
238
242
244
244
Lacey
City UGA Total
13,160 11,014 24,174
13,304 11,130 24,434
13,491 11,504 24,995
13,594 11,874 25,468
13,904 12,156 26,060
Olympia
City UGA Total
19,738 3,806 23,544
19,742 3,951 23,693
19,889 4,092 23,981
19,986 4,232 24,218
20,136 4,510 24,646
Rainier
City UGA Total
551 66 617
549 67 616
551 68 619
568 70 638
575 71 646
Tenino
City UGA Total
615 60 675
621 60 681
627 63 690
644 64 708
650 64 714
Tumwater
City UGA Total
5,953 3,089 9,042
5,987 3,117 9,104
6,031 3,150 9,181
6,032 3,265 9,297
6,100 3,434 9,534
Yelm
City UGA Total
1,323 425 1,748
1,379 431 1,810
1,487 436 1,923
1,611 445 2,056
1,714 453 2,167
Grand Mound UGA
Total
316
318
322
331
332
Chehalis Reservation 1
Total
13
13
13
13
13
1
Total
212
212
211
214
214
41,576 18,776 225 26,075 86,652
41,820 19,072 225 26,704 87,821
42,318 19,634 224 27,388 89,565
42,679 20,281 227 28,355 91,543
43,323 21,020 227 29,039 93,610
Nisqually Reservation
Total Cities Total UGAs2 Total Reservations1 Rural Unincorporated County3 Thurston County Total
Sources: Thurston Regional Planning Council; Bucoda, Lacey, Olympia, Rainier, Tenino, Tumwater, Yelm, and Thurston County building departments; U.S. Bureau of the Census; Washington State Office of Financial Management. Explanation: City and UGA boundaries may change over time due to annexations. Data are for April 1 of each year. Note: Dwelling unit estimates incorporate housing starts data, however, the methodology also includes calibrating to U.S. Census and OFM data, includes demolitions, and does not include replacements and activity in manufactured home parks. For more information, please see technical documentation on "Small Area Population and Dwelling Unit Estimates" in the appendix of Regional Benchmarks for Thurston County, TRPC, 2003. 1
Data is for Thurston County portion of reservation only.
2
UGA - Urban Growth Area. Unincorporated area designated to be annexed into city limits over 20 years time to accommodate urban growth.
3
Rural unincorporated county is the portion of the unincorporated county that lies outside UGA and Reservation boundaries.
Profile III-12 The October 2004
Chapter III: Housing and Real Estate
Thurston Regional Planning Council
Table III-6 Estimated New Dwelling Units Thurston County Cities and UGAs, 2000-2004 Jurisdiction
00-01
01-02
02-03
03-04
Total
Average
Bucoda
Total
2
4
2
0
8
2
Lacey
City UGA Total
144 116 260
187 374 561
103 370 473
310 282 592
744 1,142 1,886
186 286 472
Olympia
City UGA Total
4 145 149
147 141 288
97 141 238
150 278 428
398 704 1,102
100 176 276
Rainier
City UGA Total
-2 1 -1
2 1 3
17 2 19
7 1 8
24 5 29
6 1 7
Tenino
City UGA Total
6 0 6
6 3 9
17 1 18
6 0 6
35 4 39
9 1 10
Tumwater
City UGA Total
34 28 62
44 34 78
1 115 116
68 169 237
147 345 492
37 86 123
Yelm
City UGA Total
56 6 62
108 5 113
124 9 133
103 8 111
391 28 419
98 7 105
Grand Mound UGA
Total
2
4
9
1
16
4
0
0
0
0
0
0
0
0
3
0
3
1
244 296 0 629
498 562 0 685
361 647 3 967
644 739 0 684
1,169
1,744
1,978
2,067
1,747 2,244 2 2,964 6,958
437 561 1 741 1,740
Chehalis Reservation
2
Nisqually Reservation2 Total Cities Total UGAs3 Total Reservations2 Rural Unincorporated County4 Thurston County Total
1
Sources: Thurston Regional Planning Council; Bucoda, Lacey, Olympia, Rainier, Tenino, Tumwater, Yelm, and Thurston County building departments; U.S. Bureau of the Census; Washington State Office of Financial Management. Explanation: City and UGA boundaries may change over time due to annexations. Data are for April 1 of each year. Note: Dwelling unit estimates incorporate housing starts data, however, the methodology also includes calibrating to U.S. Census and OFM data, includes demolitions, and does not include replacements and activity in manufactured home parks. For more information, please see technical documentation on "Small Area Population and Dwelling Unit Estimates" in the appendix of Regional Benchmarks for Thurston County, TRPC, 2003. 1
Decrease in number of dwelling units as reported by the Office of Financial Management.
2
Data is for Thurston County portion of reservation only. UGA - Urban Growth Area. Unincorporated area designated to be annexed into city limits over 20 years time to accommodate urban growth.
3
4
Rural unincorporated county is the portion of the unincorporated county that lies outside UGA and Reservation boundaries.
Profile III-13 The October 2004
Chapter III: Housing and Real Estate
Thurston Regional Planning Council
Table III-7 Total Small Area Dwelling Unit Estimates by Type Thurston County Cities and UGAs, 2000 and 2004 2000 SingleFamily
Jurisdiction
2004
Manufactured Multifamily Home
SingleFamily
Multifamily
Manufactured Home
Bucoda
Total
197
0
39
200
0
44
Lacey
City UGA Total
7,620 8,308 15,928
4,649 1,513 6,162
891 1,193 2,084
8,196 9,079 17,275
4,787 1,809 6,596
921 1,268 2,190
Olympia
City UGA Total
10,679 2,783 13,462
8,331 854 9,185
728 169 897
11,016 3,342 14,359
8,404 990 9,394
716 178 894
Rainier
City UGA Total
416 55 471
36 0 36
99 11 110
439 59 497
37 0 37
99 12 111
Tenino
City UGA Total
428 43 471
93 4 97
94 13 107
455 44 500
94 4 98
101 15 116
Tumwater
City UGA Total
2,838 1,853 4,691
2,667 445 3,112
448 791 1,239
2,905 2,158 5,063
2,717 464 3,181
478 812 1,290
Yelm
City UGA Total
867 271 1,138
328 14 342
128 140 268
1,179 287 1,466
394 14 408
141 152 293
Grand Mound UGA
Total
89
36
191
94
36
202
Chehalis Reservation 1
Total
8
0
5
8
0
5
Nisqually Reservation 1
Total
205
0
7
207
0
7
23,045 13,402 213 18,765 55,425
16,104 2,866 0 902 19,872
2,427 2,508 12 6,408 11,355
24,390 15,063 215 21,181 60,849
16,433 3,318 0 934 20,684
2,501 2,639 12 6,925 12,077
Total Cities Total UGAs2 Total Reservations1 Rural Unincorporated County3 Thurston County Total
Sources: Thurston Regional Planning Council; Bucoda, Lacey, Olympia, Rainier, Tenino, Tumwater, Yelm, and Thurston County building departments; U.S. Bureau of the Census; Washington State Office of Financial Management. Explanation: UGA is unincorporated Urban Growth Area. UGA figures include those dwelling units outside the city limits but within the long-term Urban Growth Management boundary. City and UGA boundaries may change over time due to annexations. Data are for April 1 of each year. Note: Dwelling unit estimates incorporate housing starts data, however, the methodology also includes calibrating to U.S. Census and OFM data, includes demolitions, and does not include replacements and activity in manufactured home parks. For more information, please see technical documentation on "Small Area Population and Dwelling Unit Estimates" in the appendix of Regional Benchmarks for Thurston County, TRPC, 2003. 1
Data is for Thurston County portion of reservation only.
2
UGA - Urban Growth Area. Unincorporated area designated to be annexed into city limits over 20 years time to accommodate urban growth.
3
Rural unincorporated county is the portion of the unincorporated county that lies outside UGA and Reservation boundaries.
Profile III-14 The October 2004
Chapter III: Housing and Real Estate
Thurston Regional Planning Council
Table III-8 Trends in Thurston County Housing Costs By Number of Bedrooms 1990, 1995-2003 Total
1-2 Bedroom
3 Bedroom
4 Bedroom
5+ Bedroom
Units Sold1
Units
Avg. Sale
Units
Avg. Sale
Units
Avg. Sale
Year
Sold
Price
Sold
Price
Sold
Price
Sold
Price
1990
1,847
230
$57,290
1,256
$90,128
326
$114,669
35
$153,337
1995
1,979
310
$111,701
1,363
$132,229
283
$175,160
23
$183,056
1996
2,073
283
$109,796
1,429
$136,966
336
$176,329
25
$200,710
1997
2,233
283
$108,740
1,492
$140,943
416
$177,678
42
$214,136
1998
2,811
449
$101,553
1,801
$142,845
510
$185,005
54
$203,083
1999
2,828
381
$117,682
1,840
$147,628
547
$197,070
60
$209,904
2000
2,807
339
$112,393
1,808
$152,694
587
$205,285
73
$221,179
2001
2,898
374
$120,416
1,884
$156,220
580
$211,261
60
$222,577
2002
3,176
384
$124,519
2,100
$165,227
641
$213,671
51
$244,782
2003
3,576
423
$137,735
2,326
$178,883
751
$238,625
76
$276,101
Units Avg. Sale
Source: Olympic Multiple Listing Service. Explanation: 1About 75 - 80 percent of County sales activity occurs through Olympic Multiple Listing Service.
Profile III-15 The October 2004
Chapter III: Housing and Real Estate
Thurston Regional Planning Council
Figure III-3 Distribution of Housing Sales by Number of Bedrooms Thurston County, 2003
5+ Bedrooms 2%
1-2 Bedrooms 12%
4 Bedrooms 21%
3 Bedrooms 65%
Source: Olympic Multiple Listing Service. Explanation: See Table III-8 for supporting data.
Profile III-16 The October 2004
Chapter III: Housing and Real Estate
Thurston Regional Planning Council
Table III-9 Sample of Housing Sales Activity by Jurisdiction, 1990, 1995, 2000-2003 No. of Units Sold1
Area
Average
Average
Average
List Price
Sale Price
Days to Sale
Thurston County2 1990
1,847
$93,135
$91,568
81
1995
1,979
$137,317
$135,744
96
2000
2,807
$163,141
$160,606
84
2001
2,898
$166,415
$163,989
75
2002
3,176
$173,476
$171,360
63
3,576
$190,304
$188,628
58
Olympia 1990 1995 2000 2001 2002 2003
460 479 751 740 813 766
$96,585 $164,540 $177,686 $178,163 $193,119 $209,384
$95,300 $176,404 $174,397 $175,627 $190,644 $206,995
72 84 74 62 58 56
Tumwater 1990 1995 2000 2001 2002 2003
134 128 210 204 173 284
$103,544 $146,337 $164,464 $170,635 $181,725 $191,034
$101,840 $142,510 $160,956 $167,846 $178,806 $189,534
71 75 84 78 59 54
Lacey 1990 1995 2000 2001 2002 2003
191 347 489 548 494 608
$79,387 $122,911 $143,607 $143,440 $153,958 $168,224
$78,622 $121,275 $142,209 $142,664 $153,204 $168,047
70 98 95 75 48 42
2003 3
Source: Olympic Multiple Listing Service. Explanation: 1About 75-80% of County sales activity occurs through Olympic Multiple Listing Service. 2
Thurston County includes all sales countywide. Olympia area includes Cooper Point, as well as the City of Olympia.
3
Profile III-17 The October 2004
Chapter III: Housing and Real Estate
Thurston Regional Planning Council
Figure III-4 Distribution of Housing Sales by Value Range Thurston County, 2003
294
> $300 K
785
Housing Value
$200-299.9K
962
$160-199.9K 634
$140-159.9K
709
$100-139.9K 192
Thurston Regional Planning Council
Housing and Real Estate Residential Development Subdivision Activity Residential subdivision activity is an indicator of future housing construction. There are three types of subdivisions in Thurston County, all of which involve the division of contiguous property for the purpose of sale, lease, or transfer of ownership: •
Large lot subdivisions divide property into two or more lots, any one of which is five acres in size or larger, but less than 40 acres in size. Occurs only in the unincorporated county.
•
Short Plat subdivisions are those that, because of the small number of lots created, or the lack of a need for public streets or other public facilities, can be approved in an expedited manner. Lots must be smaller than five acres in size. Occurs in all jurisdictions.
•
Long Plat subdivisions, on the other hand, are those which constitute a major subdivision of land and require a more extensive review. Occurs in all jurisdictions.
Large lot subdivision activity is up significantly from the previous year with 208 new lots in 2003, as compared to 91 lots in 2002. All large lot activity takes place in the unincorporated County. Short plat activity has remained relatively constant over the past three years. Most short plat subdivision activity took place in unincorporated Thurston County. This accounted for 74 percent, or 131 of the total 177, in 2003. Although significantly less than Thurston County, four other jurisdictions also saw short plat subdivision activity: Olympia, Lacey, Tumwater, and Rainier. Long plat lot creation in Thurston County was up tremendously in 2003 from 2002, from 605 lots in 2002 to 1,423 in 2003. Seventy-five percent of subdivision activity took place in unincorporated Thurston County, which includes the urban growth areas for every jurisdiction. Although significantly less than Thurston County, four other jurisdictions also saw long plat subdivision activity: Lacey, Tumwater, Yelm, and Rainier.
Profile III-1 The October 2004
Table III-1 provides a historical look at large lot, short plat, and long plat subdivision activity for Thurston County.
Chapter III: Housing and Real Estate
Thurston Regional Planning Council
Dwelling Units Table III-2 shows census recording inventory of housing units type by jurisdiction, and Figure III-1 displays the change in housing stock.
Historical trends affecting housing units can be observed using decennial Census data, giving an idea of the level of growth the county has seen in the last 30 years. Between the 1970 and 2000 Census, over 58,000 units were added to the county, accounting for 67 percent of the county’s housing stock.
Table III-3 presents a current and historical summary of housing starts.
The expected number of homes to be built in the near future can be estimated by housing starts, which is the number of building permits that are taken out in a specified period of time. Over the past decade, the number of housing starts has varied, from a high of 2,753 in 1994, to a low of 1,522 in 2000. In 2003 the number of housing starts climbed back up to 2,208 units permitted, marking an economic recovery to the housing market in Thurston County. Where the housing starts are located also varies year to year. In 2001 the number of new dwellings permitted was roughly equal between the urban and rural areas, but just a year later the urban areas saw almost double the amount of units compared to the rural areas.
Table III-4 breaks down annual housing starts by dwelling type, and Figure III-2 illustrates recent trends in single-family, multifamily, and manufactured home starts in Thurston County.
In 2003 the new housing market was dominated by single-family homes, with almost 80 percent of the market share. Manufactured homes were still a strong component of rural growth, capturing 22 percent of the market share. Manufactured homes are growing in resale value due to their affordability, increasing size, and quality. Most of Thurston County’s jurisdictions included policies in their Comprehensive Plans that allow manufactured housing to be sited in residential neighborhoods on singlefamily lots as one strategy to meet affordable housing needs for the community.
Table III-5 shows total post-censal small area dwelling unit estimates by jurisdiction.
Multifamily homes also provide an affordable option for many families. Multifamily homes captured over 20 percent of the market share in the cities and urban growth areas, where services are available to support higher density growth patterns.
Table III-6 provides an estimate of the number of new dwelling units in Thurston County. Maps 11 and 12 illustrate housing starts. Table III-7 shows postcensal small area dwelling unit estimates by housing type for 2000 and 2004.
While housing starts give an indication of where growth is occurring, small area dwelling unit estimates provide complimentary information on growth patterns. Dwelling unit estimates incorporate housing starts, however the methodology also includes calibrating to the U.S. Census and annual estimates of population and housing released by the State Office of Financial Management. Care is taken to account for all types of residential activity, including demolitions, family member units, accessory dwelling units, and replacements of manufactured homes. Post-censal estimates of new dwelling units reveal that some 57 percent of new dwellings are locating in the urban growth areas, while the remaining 33 percent of the dwellings are
Profile III-2 The October 2004
Chapter III: Housing and Real Estate
Thurston Regional Planning Council
locating in rural areas. This resulted in a slight shift in the overall percentage of dwelling units locating in the urban versus rural areas. In 2000 it was estimated that 70 percent of the homes in the county were located in the urban areas, and by 2004 that share had dropped slightly to 69 percent.
Housing Costs Ownership Of the 3,576 homes sold in Thurston County in 2003, 3-bedroom homes made up the majority of sales, accounting for 65 percent. Smaller, one- and two-bedroom homes comprised 12 percent of sales, while four-bedroom homes made up 21 percent of sales. Five or more bedroom homes made up only 2 percent of home sales. Although Olympia continued to have the greatest number of housing sales within the cities in 2003, the number of units sold was down from 813 in 2002 to 766 in 2003. Home sales were up in Lacey, from 494 in 2002 to 608 in 2003, and Tumwater, from 173 to 284. Thurston County also showed an increase in housing sales, from 3,176 in 2002 to 3,576 in 2003. The average sale price increased in each major jurisdiction, with Thurston County and Olympia seeing the greatest increases in sale price. The ability to purchase a home is a long standing concern of Thurston County residents. The Housing Affordability Index measures the ability of a middle income family to carry the mortgage payments on a median price home. When the index is 100, there is a balance between the family’s ability to pay and the cost. Higher indexes indicate housing is more affordable. First-time buyer index assumes the purchaser’s income is 70 percent of the median household income. Homes purchased by first-time buyers is 85 percent of area’s median price. All loans are assumed to be 30 year loans. All buyer index assumes 20 percent downpayment. First-time buyer index assumes 10 percent down. It is assumed 25 percent of income can be used for principal and interest payments. An affordability index of 100 indicates that a balance exists between the family’s ability to pay and housing costs. An index of 126 would mean that a median income family has 26 percent more income than the bare minimum required to qualify for a mortgage on the median price home. An index of 80 would mean that a median income family has less income than the bare minimum required to qualify for a mortgage on the median price home. Thurston County’s housing affordability index was calculated at 170.2 the first quarter of 2004, compared to 154.1 for the first quarter of 2003. The index for first time home buyers was 99.4 for the same time period, which Profile III-3 The October 2004
Table III-8 and Figure III-3 show average housing sale prices by number of bedrooms. Table III-9 is a sample of housing sales activity by jurisdiction while Figure III-4 shows the distribution of housing sales by value. Table III-10 is a sample of lot sales activity.
Table III-11 shows housing affordability in Thurston and surrounding counties for first quarter 2004. Table III-12 displays historical housing affordability index trends in Thurston and surrounding counties.
Thurston Regional Planning Council
Chapter III: Housing and Real Estate
was higher than the 2003 index (92.7). The increase in both indexes show that access to affordable housing in Thurston County became easier in 2004 over 2003. Rentals The ratio of home ownership to home rental has been declining in Thurston County every decade since the 1960 Census. As cities strive to “densify” and resist urban sprawl, multifamily dwellings are encouraged. This will, in turn, drive down the owner/renter ratio. Other factors are at work as well, including increased home prices and greater community efforts to house those who may not be able to afford it unassisted. Table III-13 shows census data on trends in owner and renter housing, and Figure III-5 illustrates the trends in owner/renter housing. Table III-14 shows census data on the housing value of owner-occupied housing units. Table III-15 is a survey of average home and duplex rental costs in Lacey, Olympia, and Tumwater. Table III-16 shows average apartment rents and vacancy rates in Thurston County. Table III-17 shows average apartment rents and vacancy rates in Thurston and surrounding counties.
The percentage of renters in Thurston County has increased steadily since 1960. In 1960, 26 percent of County households lived in rental housing. By 2000 that number had grown to 33 percent of the households, although down from 35 percent in 1990. The metropolitan jurisdictions have a much greater number of renter households. Olympia and Tumwater had close to a 50/50 split between owner occupied and renter occupied housing units in 2000. At the same time, Lacey and Yelm owner occupied units were approximately 55 percent and renter occupied 45 percent. Rental housing is important for young people just starting out, older people who need to sell their homes and move into smaller housing, single householders who cannot find purchase opportunities that are affordable on one income, and family households in transition due to any number of causes.
Housing Authority of Thurston County The Housing Authority of Thurston County has been in the business of providing safe, decent, and affordable housing opportunities since 1971. The ultimate goal of the Housing Authority is to assist families and individuals to secure long-term, permanent housing. The Housing Authority offers a variety of rental assistance programs that are categorized as either “tenant-based” or “project-based.” Tenant Based rental assistance in the form of a voucher follows the client to any private market property that accepts rental assistance and that meets housing quality standards. Project Based rental assistance is attached to the rental unit and does not follow the client if they move from the assisted unit. For both categories of rental assistance, the household’s portion of the rent is based upon 30 percent of monthly adjusted income.
Profile III-4 The October 2004
Chapter III: Housing and Real Estate
Thurston Regional Planning Council
The Housing Authority offers a variety of programs for emergency and transitional housing. The Authority owns and operates four units of emergency shelter in Tumwater. This program provides 30 to 90 days of shelter and supportive services for families while they locate permanent housing. Limited funds are available to prevent homelessness by providing assistance for first month’s rent, security deposits, or delinquent rent. The Authority operates two transitional housing programs providing one to two years of rental assistance and supportive services while families search for permanent housing. The Housing Rehabilitation Program offers low or no interest loans for repair and rehabilitation of owner occupied and rental properties within certain eligible areas in Thurston County. This program is designed to assist low- and moderate-income households. Since September 2003, the Housing Authority has administered the federal HOME program for the Thurston County HOME Consortium. The HOME program, operated by the U.S. Department of Housing and Urban Development, provides funding for low- and moderate-income housing. The Authority also operates a First-Time Housing Counseling Program designed to assist individuals and families move to homeownership. The Program provides limited counseling, referral to available resources, and limited down payment assistance to eligible households.
For more information about the Housing Authority’s programs visit www.hatc.org.
Residential Density and Buildable Lands Housing related issues are incorporated into several of the thirteen Growth Management Act (GMA) goals. The policies associated with these goals guide how development occurs in Washington and affect a broad range of growth issues. Two goals that directly influence residential development patterns in the state are: 1) focus growth within urban areas; and 2) reduce urban sprawl. By increasing residential densities within growth boundaries, Thurston County moves toward achieving these goals. By identifying the proportion of buildable land to developed and undevelopable land, jurisdictions are able to identify the density new development must be in order to accommodate future population growth. By concentrating development, more growth can occur with less impact on the rural landscape. The “Buildable Lands Program,” a GMA monitoring program, has provided a wealth of new data in order to answer the question of what densities are being achieved in Thurston County as well as whether there is an adequate land supply for projected growth.
Profile III-5 The October 2004
Table III-18 shows an estimate of buildable land by jurisdiction for the year 2000. Table III-19 shows an estimate of gross and net density by jurisdiction for the year 2000.
5 0 0 2
Olympia
Rainier
Tenino
Tumwater
70
Total Short Plat Subdivisions
Profile III-6 The October 2004 1
Tumwater
Yelm
70
70
30
17
3
0
1
1
6
2
70
55
1
3
0
0
3
7
1
43
75
9
8
0
0
0
0
0
1
75
55
1
1
2
0
9
7
0
38
2000
64
24
13
5
1
0
1
2
2
64
43
3
5
0
1
7
5
0
34
2001
75
22
16
3
0
0
0
3
0
75
46
1
6
0
0
10
12
0
33
2002
Number of Applications 1999
68
35
28
2
2
0
1
0
2
68
50
0
2
0
1
8
7
0
49
2003
212
828
450
29
50
0
0
129
170
212
160
8
5
0
0
12
23
4
162
1998
196
1,063
585
76
0
7
19
243
133
196
156
2
9
0
0
6
19
4
210
230
267
163
0
0
0
0
0
104
230
158
4
4
6
0
22
36
0
186
2000
192
636
340
130
51
0
15
65
35
192
130
8
13
0
2
20
19
0
139
2001
207
605
505
56
0
0
0
44
0
207
114
2
15
0
0
37
39
0
91
2002
Number of New Lots Created 1999
177
1,423
1,071
86
89
0
6
0
171
177
131
0
7
0
4
18
17
0
208
2003
Sources: Thurston County Auditor; TRPC. Explanations: Large lot subdivisions divide property into two or more lots, any one of which is five acres in size or larger, but less than 40 acres in size. Short Plat subdivisions are those that, because of the small number of lots created, or the lack of a need for public streets or other public facilities, can be approved in an expedited manner; lots must be smaller than five acres in size. Long Plat subdivisions are those which constitute a major subdivision of land and require a more extensive review. Bucoda is tracked as part of unincorporated Thurston County for long plat subdivisions.
Total New Lots
26
2
Tenino
14
0
Rainier
Total Long Plat Subdivisions
0
Olympia
Unincorporated
5 4
Lacey
Long Plat Subdivisions
55
Unincorporated
1
6
Yelm
1
Lacey
41
1998
Bucoda
Short Plat Subdivisions
Unincorporated
Large Lot Subdivisions
Subdivision Type Jurisdiction
Table III-1 Large Lot, Short Plat, and Long Plat Subdivision Activity Thurston County, 1998-2003
Thurston Regional Planning Council
Chapter III: Housing and Real Estate
Chapter III: Housing and Real Estate
Thurston Regional Planning Council
Table III-2 Total Housing Units by Jurisdiction, 1970-2000 Jurisdiction Type
1970
BUCODA Single-family 143 Multifamily 0 Manf'd Homes 8 Total Units 151 LACEY Single-family 2,456 Multifamily 736 Manf'd Homes 86 Total Units 3,278 OLYMPIA Single-family 6,725 Multifamily 2,209 Manf'd Homes 242 Total Units 9,176 RAINIER Single-family 99 Multifamily 11 Manf'd Homes 10 Total Units 120 TENINO Single-family 289 Multifamily 36 Manf'd Homes 17 Total Units 342 TUMWATER Single-family 1,431 Multifamily 604 Manf'd Homes 78 Total Units 2,113 YELM Single-family 173 Multifamily 22 Manf'd Homes 13 Total Units 208 UNINCORPORATED Single-family 10,293 Multifamily 784 Manf'd Homes 1,381 Total Units 12,458 COUNTY TOTAL Single-family 21,609 Multifamily 4,402 Manf'd Homes 1,835 Other* 608 Total Units 28,454
Census Recording 1980 1990
2000
Percent Change 1970-80 1980-90 1990-00
181 0 32 213
177 0 34 211
196 0 33 229
27% 0% 300% 41%
-2% 0% 6% -1%
11% 0% -3% 9%
3,186 2,434 218 5,838
4,548 2,836 697 8,081
7,604 4,546 928 13,078
30% 231% 153% 78%
43% 17% 220% 38%
67% 60% 33% 62%
8,169 3,938 453 12,560
9,351 5,637 940 15,928
10,623 8,228 787 19,638
21% 78% 87% 37%
14% 43% 108% 27%
14% 46% -16% 23%
179 20 106 305
224 14 119 357
416 29 110 555
81% 82% 960% 154%
25% -30% 12% 17%
86% 107% -8% 55%
369 95 38 502
389 85 50 524
431 96 86 613
28% 164% 124% 47%
5% -11% 32% 4%
11% 13% 72% 17%
1,785 936 199 2,920
2,563 1,504 396 4,463
2,825 2,657 461 5,943
25% 55% 155% 38%
44% 61% 99% 53%
10% 77% 16% 33%
341 103 26 470
403 77 30 510
852 338 127 1,317
97% 368% 100% 126%
18% -25% 15% 9%
111% 339% 323% 158%
20,513 3,463 3,923 27,899
24,898 2,814 8,678 36,390
32,088 3,978 8,823 44,889
99% 342% 184% 124%
21% -19% 121% 30%
29% 41% 2% 23%
34,723 10,989 4,995 * 50,707
42,553 12,967 10,944 * 66,464
55,035 19,872 11,355 390 86,652
61% 150% 172% * 78%
23% 18% 119% * 31%
29% 53% 4% * 30%
Source: U.S. Bureau of Census, 1970, 1980, 1990, and 2000 Census. Explanation: *Other was defined in the 1970 Census as "migratory and seasonal structures which the Bureau of the Census excludes from its year-round classification." In the 1980 and 1990 Census, these structures were incorporated into the Manufactured Home category as "Mobile home, trailer, other." In the 2000 Census, there was a separate housing category defined as "Boat, RV, van, etc."
Profile III-7 The October 2004
Chapter III: Housing and Real Estate
Thurston Regional Planning Council
Type of Housing Units
Figure III-1 Change in Housing Stock by Type, 1970-1980, 1980-1990, and 1990-2000
Single-Family
Multifamily
Manufactured Homes
0%
20%
40%
60%
80% 100% 120% 140% 160% 180%
Percent Change in Housing Stock by Decade 1970-1980
1980-1990
Source: U.S. Bureau of the Census. Explanation: See Table III-2 for supporting data.
Profile III-8 The October 2004
1990-2000
1
Profile III-9 The October 2004
1
Total
Total
902 267 1 856 2,026
2,753
1
1,552 268 0 933
0
0
9
2,255
1,097 362 0 796
0
0
5
78 23 101
45 65 110
15 0 15
23 1 24
398 89 487
529 179 708
1996 4
1,859
740 382 0 737
0
0
11
66 11 77
54 50 104
12 0 12
18 3 21
252 126 378
334 181 515
1997 5
2,170
930 424 0 816
0
0
7
113 11 124
122 64 186
5 1 6
8 0 8
240 94 334
437 247 684
1998 1
2,152
935 424 0 793
0
0
1
90 8 98
83 100 183
9 1 10
2 0 2
446 155 601
304 159 463
1999 3
1,532
344 499 0 689
0
0
3
65 9 74
42 35 77
10 1 11
16 1 17
112 135 247
96 315 411
2000 3
1,735
460 426 0 849
0
0
7
107 7 114
58 46 104
6 1 7
2 1 3
120 160 280
164 204 368
2001 1
1,651
673 407 0 571
0
0
4
136 7 143
42 80 122
21 0 21
12 2 14
236 72 308
225 242 467
2002 1
2,208
563 776 0 869
0
0
6
102 13 115
66 183 249
10 0 10
9 1 10
158 283 441
217 290 507
2003
8,196 4,235 1 7,909 20,341
1
0
54
900 122 1,022
1,003 743 1,746
109 9 118
115 13 128
2,644 1,207 3,851
3,390 2,087 5,477
35
Total
820 424 0 791 2,034
0
0
5
90 12 102
100 74 175
11 1 12
12 1 13
264 121 385
339 209 548
4
Average
Sources: Thurston Regional Planning Council; Bucoda, Lacey, Olympia, Rainier, Tenino, Tumwater, Yelm, and Thurston County building departments. Explanation: Count of dwelling units permitted. Assumes constant 2000 City and UGA boundaries. Includes all permitted housing units - may not reflect actual housing units built. Housing starts are reported for each calendar year. Demolitions and reissued permits are not included in this table. For further details on housing starts, please contact TRPC and ask for a specialized query. 1 Data is for Thurston County portion of reservation only. 2 UGA - Urban Growth Area. Unincorporated area designated to be annexed into city limits over 20 years time to accommodate urban growth. 3 Rural unincorporated county is the portion of the unincorporated county that lies outside UGA and Reservation boundaries. Maps 11 and 12 illustrate housing starts.
Total Cities Total UGAs2 Total Reservations1 Rural Unincorporated County3 Thurston County Total
Nisqually Reservation
Chehalis Reservation 0
5
5
Total
Grand Mound UGA
80 10 90
63 23 86
City UGA Total
Yelm
60 52 112
431 68 499
City UGA Total
Tumwater
11 2 13
10 3 13
City UGA Total
Tenino
17 1 18
8 3 11
City UGA Total
Rainier
160 56 216
522 37 559
City UGA Total
Olympia
569 141 710
City UGA Total
Lacey
515 129 644
1995 5
1994 3
Total
Bucoda
Jurisdiction
Table III-3 Housing Starts, Thurston County Cities and UGAs, 1994-2003
Chapter III: Housing and Real Estate Thurston Regional Planning Council
Chapter III: Housing and Real Estate
Thurston Regional Planning Council
3,000 2,500 2,000 1,500 1,000 500
2003
2002
2001
2000
1999
1998
1997
1996
1995
0 1994
Dwelling Units Permitted
Figure III-2 Thurston County Housing Starts, 1994-2003
Year
Single-Family Units
Multifamily Units
Manufactured Homes
Source: Thurston Regional Planning Council; Bucoda, Lacey, Olympia, Rainier, Tenino, Tumwater, Yelm, and Thurston County building departments. Explanation: See Table III-3 for select supporting data and notes; full data are available from TRPC.
Profile III-10 The October 2004
Chapter III: Housing and Real Estate
Thurston Regional Planning Council
Table III-4 Housing Starts by Dwelling Type, 2003 SingleFamily
Jurisdiction
Multifamily
Manufactured Home
Total
Bucoda
Total
1
0
0
1
Lacey
City UGA Total
192 194 386
14 73 87
11 23 34
217 290 507
Olympia
City UGA Total
122 181 303
36 101 137
0 1 1
158 283 441
Rainier
City UGA Total
2 1 3
2 0 2
5 0 5
9 1 10
Tenino
City UGA Total
8 0 8
2 0 2
0 0 0
10 0 10
Tumwater
City UGA Total
25 163 188
28 12 40
13 8 21
66 183 249
Yelm
City UGA Total
90 6 96
8 0 8
4 7 11
102 13 115
Grand Mound UGA
Total
0
0
6
6
Chehalis Reservation 1
Total
0
0
0
0
Nisqually Reservation 1
Total
0
0
0
0
Total Cities Total UGAs2 Total Reservations1 Rural Unincorporated County3 Thurston County Total
440 545 0 677 1,662
90 186 0 6 282
33 45 0 186 264
563 776 0 869 2,208
Source: Thurston Regional Planning Council; Bucoda, Lacey, Olympia, Rainier, Tenino, Tumwater, Yelm, and Thurston County building departments. Explanation: Count of dwelling units permitted. Assumes constant 2000 City and UGA boundaries. Includes all permitted housing units - may not reflect actual housing units built. Housing starts are reported for each calendar year. Demolitions and reissued permits are not included in this table. For further details on housing starts, please contact TRPC and ask for a specialized query. 1 Data is for Thurston County portion of reservation only. 2 UGA - Urban Growth Area. Unincorporated area designated to be annexed into city limits over 20 years time to accommodate urban growth. 3 Rural unincorporated county is the portion of the unincorporated county that lies outside UGA and Reservation boundaries.
Profile III-11 The October 2004
Chapter III: Housing and Real Estate
Thurston Regional Planning Council
Table III-5 Total Small Area Dwelling Unit Estimates Thurston County Cities and UGAs, 2000-2004 Jurisdiction
2000
2001
2002
2003
2004
Bucoda
Total
236
238
242
244
244
Lacey
City UGA Total
13,160 11,014 24,174
13,304 11,130 24,434
13,491 11,504 24,995
13,594 11,874 25,468
13,904 12,156 26,060
Olympia
City UGA Total
19,738 3,806 23,544
19,742 3,951 23,693
19,889 4,092 23,981
19,986 4,232 24,218
20,136 4,510 24,646
Rainier
City UGA Total
551 66 617
549 67 616
551 68 619
568 70 638
575 71 646
Tenino
City UGA Total
615 60 675
621 60 681
627 63 690
644 64 708
650 64 714
Tumwater
City UGA Total
5,953 3,089 9,042
5,987 3,117 9,104
6,031 3,150 9,181
6,032 3,265 9,297
6,100 3,434 9,534
Yelm
City UGA Total
1,323 425 1,748
1,379 431 1,810
1,487 436 1,923
1,611 445 2,056
1,714 453 2,167
Grand Mound UGA
Total
316
318
322
331
332
Chehalis Reservation 1
Total
13
13
13
13
13
1
Total
212
212
211
214
214
41,576 18,776 225 26,075 86,652
41,820 19,072 225 26,704 87,821
42,318 19,634 224 27,388 89,565
42,679 20,281 227 28,355 91,543
43,323 21,020 227 29,039 93,610
Nisqually Reservation
Total Cities Total UGAs2 Total Reservations1 Rural Unincorporated County3 Thurston County Total
Sources: Thurston Regional Planning Council; Bucoda, Lacey, Olympia, Rainier, Tenino, Tumwater, Yelm, and Thurston County building departments; U.S. Bureau of the Census; Washington State Office of Financial Management. Explanation: City and UGA boundaries may change over time due to annexations. Data are for April 1 of each year. Note: Dwelling unit estimates incorporate housing starts data, however, the methodology also includes calibrating to U.S. Census and OFM data, includes demolitions, and does not include replacements and activity in manufactured home parks. For more information, please see technical documentation on "Small Area Population and Dwelling Unit Estimates" in the appendix of Regional Benchmarks for Thurston County, TRPC, 2003. 1
Data is for Thurston County portion of reservation only.
2
UGA - Urban Growth Area. Unincorporated area designated to be annexed into city limits over 20 years time to accommodate urban growth.
3
Rural unincorporated county is the portion of the unincorporated county that lies outside UGA and Reservation boundaries.
Profile III-12 The October 2004
Chapter III: Housing and Real Estate
Thurston Regional Planning Council
Table III-6 Estimated New Dwelling Units Thurston County Cities and UGAs, 2000-2004 Jurisdiction
00-01
01-02
02-03
03-04
Total
Average
Bucoda
Total
2
4
2
0
8
2
Lacey
City UGA Total
144 116 260
187 374 561
103 370 473
310 282 592
744 1,142 1,886
186 286 472
Olympia
City UGA Total
4 145 149
147 141 288
97 141 238
150 278 428
398 704 1,102
100 176 276
Rainier
City UGA Total
-2 1 -1
2 1 3
17 2 19
7 1 8
24 5 29
6 1 7
Tenino
City UGA Total
6 0 6
6 3 9
17 1 18
6 0 6
35 4 39
9 1 10
Tumwater
City UGA Total
34 28 62
44 34 78
1 115 116
68 169 237
147 345 492
37 86 123
Yelm
City UGA Total
56 6 62
108 5 113
124 9 133
103 8 111
391 28 419
98 7 105
Grand Mound UGA
Total
2
4
9
1
16
4
0
0
0
0
0
0
0
0
3
0
3
1
244 296 0 629
498 562 0 685
361 647 3 967
644 739 0 684
1,169
1,744
1,978
2,067
1,747 2,244 2 2,964 6,958
437 561 1 741 1,740
Chehalis Reservation
2
Nisqually Reservation2 Total Cities Total UGAs3 Total Reservations2 Rural Unincorporated County4 Thurston County Total
1
Sources: Thurston Regional Planning Council; Bucoda, Lacey, Olympia, Rainier, Tenino, Tumwater, Yelm, and Thurston County building departments; U.S. Bureau of the Census; Washington State Office of Financial Management. Explanation: City and UGA boundaries may change over time due to annexations. Data are for April 1 of each year. Note: Dwelling unit estimates incorporate housing starts data, however, the methodology also includes calibrating to U.S. Census and OFM data, includes demolitions, and does not include replacements and activity in manufactured home parks. For more information, please see technical documentation on "Small Area Population and Dwelling Unit Estimates" in the appendix of Regional Benchmarks for Thurston County, TRPC, 2003. 1
Decrease in number of dwelling units as reported by the Office of Financial Management.
2
Data is for Thurston County portion of reservation only. UGA - Urban Growth Area. Unincorporated area designated to be annexed into city limits over 20 years time to accommodate urban growth.
3
4
Rural unincorporated county is the portion of the unincorporated county that lies outside UGA and Reservation boundaries.
Profile III-13 The October 2004
Chapter III: Housing and Real Estate
Thurston Regional Planning Council
Table III-7 Total Small Area Dwelling Unit Estimates by Type Thurston County Cities and UGAs, 2000 and 2004 2000 SingleFamily
Jurisdiction
2004
Manufactured Multifamily Home
SingleFamily
Multifamily
Manufactured Home
Bucoda
Total
197
0
39
200
0
44
Lacey
City UGA Total
7,620 8,308 15,928
4,649 1,513 6,162
891 1,193 2,084
8,196 9,079 17,275
4,787 1,809 6,596
921 1,268 2,190
Olympia
City UGA Total
10,679 2,783 13,462
8,331 854 9,185
728 169 897
11,016 3,342 14,359
8,404 990 9,394
716 178 894
Rainier
City UGA Total
416 55 471
36 0 36
99 11 110
439 59 497
37 0 37
99 12 111
Tenino
City UGA Total
428 43 471
93 4 97
94 13 107
455 44 500
94 4 98
101 15 116
Tumwater
City UGA Total
2,838 1,853 4,691
2,667 445 3,112
448 791 1,239
2,905 2,158 5,063
2,717 464 3,181
478 812 1,290
Yelm
City UGA Total
867 271 1,138
328 14 342
128 140 268
1,179 287 1,466
394 14 408
141 152 293
Grand Mound UGA
Total
89
36
191
94
36
202
Chehalis Reservation 1
Total
8
0
5
8
0
5
Nisqually Reservation 1
Total
205
0
7
207
0
7
23,045 13,402 213 18,765 55,425
16,104 2,866 0 902 19,872
2,427 2,508 12 6,408 11,355
24,390 15,063 215 21,181 60,849
16,433 3,318 0 934 20,684
2,501 2,639 12 6,925 12,077
Total Cities Total UGAs2 Total Reservations1 Rural Unincorporated County3 Thurston County Total
Sources: Thurston Regional Planning Council; Bucoda, Lacey, Olympia, Rainier, Tenino, Tumwater, Yelm, and Thurston County building departments; U.S. Bureau of the Census; Washington State Office of Financial Management. Explanation: UGA is unincorporated Urban Growth Area. UGA figures include those dwelling units outside the city limits but within the long-term Urban Growth Management boundary. City and UGA boundaries may change over time due to annexations. Data are for April 1 of each year. Note: Dwelling unit estimates incorporate housing starts data, however, the methodology also includes calibrating to U.S. Census and OFM data, includes demolitions, and does not include replacements and activity in manufactured home parks. For more information, please see technical documentation on "Small Area Population and Dwelling Unit Estimates" in the appendix of Regional Benchmarks for Thurston County, TRPC, 2003. 1
Data is for Thurston County portion of reservation only.
2
UGA - Urban Growth Area. Unincorporated area designated to be annexed into city limits over 20 years time to accommodate urban growth.
3
Rural unincorporated county is the portion of the unincorporated county that lies outside UGA and Reservation boundaries.
Profile III-14 The October 2004
Chapter III: Housing and Real Estate
Thurston Regional Planning Council
Table III-8 Trends in Thurston County Housing Costs By Number of Bedrooms 1990, 1995-2003 Total
1-2 Bedroom
3 Bedroom
4 Bedroom
5+ Bedroom
Units Sold1
Units
Avg. Sale
Units
Avg. Sale
Units
Avg. Sale
Year
Sold
Price
Sold
Price
Sold
Price
Sold
Price
1990
1,847
230
$57,290
1,256
$90,128
326
$114,669
35
$153,337
1995
1,979
310
$111,701
1,363
$132,229
283
$175,160
23
$183,056
1996
2,073
283
$109,796
1,429
$136,966
336
$176,329
25
$200,710
1997
2,233
283
$108,740
1,492
$140,943
416
$177,678
42
$214,136
1998
2,811
449
$101,553
1,801
$142,845
510
$185,005
54
$203,083
1999
2,828
381
$117,682
1,840
$147,628
547
$197,070
60
$209,904
2000
2,807
339
$112,393
1,808
$152,694
587
$205,285
73
$221,179
2001
2,898
374
$120,416
1,884
$156,220
580
$211,261
60
$222,577
2002
3,176
384
$124,519
2,100
$165,227
641
$213,671
51
$244,782
2003
3,576
423
$137,735
2,326
$178,883
751
$238,625
76
$276,101
Units Avg. Sale
Source: Olympic Multiple Listing Service. Explanation: 1About 75 - 80 percent of County sales activity occurs through Olympic Multiple Listing Service.
Profile III-15 The October 2004
Chapter III: Housing and Real Estate
Thurston Regional Planning Council
Figure III-3 Distribution of Housing Sales by Number of Bedrooms Thurston County, 2003
5+ Bedrooms 2%
1-2 Bedrooms 12%
4 Bedrooms 21%
3 Bedrooms 65%
Source: Olympic Multiple Listing Service. Explanation: See Table III-8 for supporting data.
Profile III-16 The October 2004
Chapter III: Housing and Real Estate
Thurston Regional Planning Council
Table III-9 Sample of Housing Sales Activity by Jurisdiction, 1990, 1995, 2000-2003 No. of Units Sold1
Area
Average
Average
Average
List Price
Sale Price
Days to Sale
Thurston County2 1990
1,847
$93,135
$91,568
81
1995
1,979
$137,317
$135,744
96
2000
2,807
$163,141
$160,606
84
2001
2,898
$166,415
$163,989
75
2002
3,176
$173,476
$171,360
63
3,576
$190,304
$188,628
58
Olympia 1990 1995 2000 2001 2002 2003
460 479 751 740 813 766
$96,585 $164,540 $177,686 $178,163 $193,119 $209,384
$95,300 $176,404 $174,397 $175,627 $190,644 $206,995
72 84 74 62 58 56
Tumwater 1990 1995 2000 2001 2002 2003
134 128 210 204 173 284
$103,544 $146,337 $164,464 $170,635 $181,725 $191,034
$101,840 $142,510 $160,956 $167,846 $178,806 $189,534
71 75 84 78 59 54
Lacey 1990 1995 2000 2001 2002 2003
191 347 489 548 494 608
$79,387 $122,911 $143,607 $143,440 $153,958 $168,224
$78,622 $121,275 $142,209 $142,664 $153,204 $168,047
70 98 95 75 48 42
2003 3
Source: Olympic Multiple Listing Service. Explanation: 1About 75-80% of County sales activity occurs through Olympic Multiple Listing Service. 2
Thurston County includes all sales countywide. Olympia area includes Cooper Point, as well as the City of Olympia.
3
Profile III-17 The October 2004
Chapter III: Housing and Real Estate
Thurston Regional Planning Council
Figure III-4 Distribution of Housing Sales by Value Range Thurston County, 2003
294
> $300 K
785
Housing Value
$200-299.9K
962
$160-199.9K 634
$140-159.9K
709
$100-139.9K 192
