Community Assessment - Health & Quality of Life in San Mateo
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housing supply

Recent growth and a lack of construction has constrained the supply of both residential and nonresidential space, causing business and living costs to rise. Office vacancy rates – near 0% in some parts of the county – make it difficult for small businesses to expand. Similarly, a shortage of new house construction is putting pressure on rental units, bringing vacancy rates down and causing rental rates to rise.

• Economic growth between 1995 and 2010 is projected to generate about 68,500 jobs and a need for about 46,800 units, an average of about 3,100 units each year. Housing supply between 1995 and 2010 is projected to be between 22,200 units and 31,200 units, based on two distinct supply forecasts. ³⁴⁰

*  Housing deficits are expected to be significantly larger for rental units, generally more affordable to lower-income and non-worker households, than for ownership units (units for sale). The net housing balance for ownership units in 2010 is projected to be between a surplus of 1,000 units and a deficit of 4,000 units. In contrast, the net housing balance for rental units is projected to be between a deficit of 16,700 units and 20,500 units. ³⁴¹

*  Housing deficits are expected to be highest for rental units with a monthly rent of less than $1,075/month, primarily affecting households with incomes below $43,000. Rental housing deficits are projected to be between 16,000 and 16,500 for units in this price range. ³⁴²

*  Housing unit construction between 1990 and 1995 was about 5,200 units, sufficient to cover the housing need of 5,000 units for this period. The close balance between supply and need for this period resulted in a low carry over of either housing need or supply into the 1995-2010 period.³⁴³

housing affordability

The median housing costs in San Mateo County rose 20% in 1998 and are higher than those of the nation, state, and Bay Area.

• Over three-fourths (80.2%) of San Mateo County survey respondents rate the availability of affordable housing as "fair" or "poor," significantly worse than found statewide. Interestingly, "fair/poor" evaluations of affordable housing increase with income, with those at higher incomes (85.2% "fair/poor") more critical than those living in relative poverty (75.5% "fair/poor"). ³⁴⁵

• With the demand for affordable housing surpassing the supply, housing costs in San Mateo County are increasing. In early 1998, the median home purchase price rose to $430,000 in San Mateo County, up $110,000 from 1994 (over 34%). Housing costs in neighboring Santa Clara County are likewise increasing, but remain lower than in San Mateo County. ³⁴⁶

• In June 1998, only 17% of households in San Mateo County were able to afford a median priced home in the county. This compares to 25% of households in Santa Clara County, 37% in California, and 53% nationwide. ³⁴⁷

• Assuming a low-income first-time homebuyer family of four can locate a housing unit priced at $140,500 or below, he/she cannot afford to buy this house unless he/she has saved over $14,000. There is need for down payment assistance, below market rate interest loans, and assisted for-sale in order for low-income renters to become homeowners. ³⁴⁸

• A total of 14.9% of San Mateo County survey respondents report that, in order to limit expenses, they currently share housing costs with someone other than a spouse or partner. Cost-sharing is more notable among low-to-moderate income populations, younger adults, and Hispanic residents. ³⁴⁹

rent

• As of March 1998, the average monthly rental cost of a two-bedroom, one-bath apartment was $1,272, a 31% increase since December 1995. ³⁵⁰

• As of 1990, over 25,000 renter households (39% of renter households) were lower-income – below 80% of median family income. The majority of these households had at least one housing problem in 1990: ³⁵¹

*  Among smaller renter households, the main problem was high cost burden (the percentage of household income paid for housing costs frequently exceeded 30% of household income).³⁵²

*  Among large renter households, the principal problem was overcrowding (almost 70% of all households regardless of income experienced overcrowding in 1990). ³⁵³

*  Households headed by seniors were less likely to have housing problems, but if they did it was usually due to high housing cost burdens. ³⁵⁴

• Over one-fourth (27%) of all renters fall into the very low-income group. This percentage increase among Hispanic (38%) and African-American (39%) renters. ³⁵⁵

*  Very low-income Hispanic homeowners and renters experience more housing problems than very low-income households in general. One of the problems is overcrowding. The averages household size among Hispanics is approximately 3.94 persons per household, whereas the average household size of all county households is approximately 2.69 person per household. ³⁵⁶

*  Minorities are also more likely to experience housing discrimination. Within the San Mateo County Home Consortium jurisdiction, race and national origin account for almost 40% of all alleged cases of discrimination that were brought to the attention of service providers. ³⁵⁷

special housing needs

• Seniors:

*  Low-income owners represent 18% of total owners. Of these low-income owners, slightly more than half are seniors. At every income level, senior owners are less likely to have high housing cost burdens in comparison to non-senior owner households. ³⁵⁸

*  The majority of senior households are homeowners. Both low-income renters and owners may be in need of financial assistance to keep up with rising expenses such as escalating rents, home repairs, and utility bills. They may also need assistance with other expenses, such as food and health care. Frail seniors have additional needs for specially designed housing that will enable them to remove barriers to mobility and permit them to live independently. ³⁵⁹

• Mentally ill:

*  According to the County Mental Health Division, only five percent of their clients have access to supportive, subsidized housing, despite the fact that 87% of their clients are extremely low income. ³⁶⁰

• Developmentally or physically disabled:

*  Although the number of non-elderly individuals who are developmentally or physically disabled is not anticipated to increase, there is already considerable unmet housing need, particularly among very low- and low-income persons. ³⁶¹

 

housing condition

• San Mateo County residents generally give favorable evaluations regarding the conditions of homes in their neighborhood. A total of 57.6% evaluate homes in their neighborhood as "excellent" or "very good," while 8.9% evaluate them as "fair" or "poor." ³⁶²

housing situation

Note the following findings of the 1998 San Mateo County Quality of Life Survey:

• A total of 64.2% of the San Mateo County adults surveyed currently own a home, 14.7% rent an apartment, and 12.5% rent a house. ³⁶³

• Among those surveyed, houses and condos in San Mateo County have an average of 3.1 bedrooms each, and apartments have an average of 1.5 bedrooms each. ³⁶⁴

• Respondents report paying a median monthly payment of $880 for rent, and a median of $1,300 for mortgage payment. Note that median rents in San Mateo County are considerably higher than the state median ($620 per month).³⁶⁵

• Among those with a mortgage/rent payment, the average monthly payment in San Mateo County is $1,225.15 (because there is a wide dispersion of responses, the standard deviation for this mean 777.50). The average mortgage payment is $1,442.76 (standard deviation of 891.09), the average payment to rent a home is $1,116.08 (standard deviation of 601.87), and the average payment to rent an apartment is $868.86 (standard deviation of 306.25). ³⁶⁶

366  Ibid.

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