HOUSING VARIETY Of the 42,098 occupied housing units in Pearland, 81% of them are single-family detached housing units. The next largest percent (11.40%) occupy a structure that has 10 or more apartments. There has been a growing concern and national discussion about growing development opportunities outside of these two housing types. The term “middle market housing” applies to a variety of housing options and opportunities for new products within the housing market. Pearland should seek out opportunities to encourage the development of a variety of housing options within the catalyst sites (action item #7.1). Pearland also has the largest share of single-family homes when compared to Brazoria County, the Greater Houston area, and the United States as a whole.
AFFORDABILITY AND COMMUNITY IMPACT
According to the Pearland Independent School District (ISD) 2022-2023 Compensation Plan, a control point salary for a teacher or librarian is $63,500 annually. A teacher in Pearland ISD living on a single salary can afford a home up to approximately $193,000*, which was about half of the median closing price in Pearland in November of 2021. Assumptions: Î $600 monthly debt Î 3.33% interest rate (average rate in November 2021) Î $0 homeowners association (HOA) fee Î Average credit score (630-689) Î $15,000 down payment Î 30-year loan term Î Non-veteran status *According to the average results from seven different mortgage affordability calculators (see Appendix C)
One of the major themes expressed throughout the planning process, specifically by stakeholders and business owners, was that people who work in Pearland are increasingly priced out of living in Pearland. Due to the housing prices both in the owner and rental markets, teachers, City employees, and retail employees, among others, do not earn enough money in their professions to be able to afford to live in Pearland. When these employees find an opportunity to work a similar job closer to their homes, they often take it. These essential workers can not afford to live within the community they work within that this is a form of social inequity. As discussed in Chapter 2: Community Profile, the age 65+ cohort is the fastest growing population in Pearland. As these residents retire, most will be on a fixed
FIGURE 6.7: OCCUPIED HOUSING UNITS BY TYPE, 2019
1, detached
1, attached
2 apartments
3 or 4 apartments
5 to 9 apartments
10 or more apartments
Mobile home or other type of housing
81%
11.4%
PEARLAND
BRAZORIA COUNTY
73.9%
10.1%
income with similar restrictions to housing affordability. Providing middle market housing will allow more flexibility and housing options for senior citizens as they age. Of the 38,900 full-time jobs in Pearland, approximately 83% of them are served by people commuting in from other cities; only 17% are served by residents. If Pearland could provide a more affordable housing stock with a greater variety of housing types, it would allow people who work in Pearland the opportunity to live in the city, securing their positions in those jobs for longer periods of time. Creating opportunities to increase the amount of people who live and work in the city would also shorten commutes, decreasing overall congestion and minimizing air quality impacts. In addition, it would foster a greater sense of cohesion and pride within the community, as people would care more for the community where they both live and work.
HOUSTON MSA
63.9%
20.8%
UNITED STATES
62.4%
13.8%
0
20%
40%
60%
80%
100%
Source: ACS 2021 Census Data
Takeaway Pearland does not have a diversified housing stock; more than 92% of housing in Pearland is either single-family residential or large apartment complexes.
COMMUTE IN 32,133
STAY AND WORK 6,787
COMMUTE OUT 58,783
Takeaway The majority of people who work in Pearland do not live in Pearland.
PEARLAND COMPREHENSIVE PLAN 2040
90 Chapter 6
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