2020 Annual Housing Progress Report
Page 1
STATE OF NEVADA
STEVE SISOLAK
Governor
DEPARTMENT OF BUSINESS & INDUSTRY
HOUSING DIVISION
3300 W Sahara Ste 300 Las Vegas, NV 89102
1830 College Parkway, Suite 200 Carson City, Nevada 89706
Phone: (702) 486-7220, (775) 687-2240, (800) 227-4960
Fax: (775) 687-4040, TDD: (800) 326-6868
www.housing.nv.gov
TERRY J REYNOLDS STEVE AICHROTH
Director Administrator
Date: February 16, 2021
NRS 278.235 – Annual Housing Progress Report
Nevada Revised Statute (NRS) 278 requires jurisdictions in Clark and Washoe Counties to adopt
a Housing Plan as a part of the jurisdiction’s Master Plan. The plan is required to inventory housing
conditions, project future needs and demands, and adopt strategies to provide for all forms of
housing, including that which is affordable. Sub-section NRS 278.235 requires adoption of
measures to maintain and develop affordable housing and the jurisdictions must report how such
measures were used in the prior year. The purpose of the legislation is to encourage local
governments to deploy resources to increase affordable housing. It is this portion of NRS 278
which is addressed in this report.
The following two counties and seven cities are subject to NRS 278.235 reporting:
Clark County City of Boulder City City of Reno
Washoe County City of Henderson City of Sparks
City of Las Vegas
City of Mesquite
City of North Las Vegas
Reports from the jurisdictions are due to the Housing Division annually by January 15. This report
compiles information contained within the jurisdictional reports, analyzes trends to the degree
possible and highlights notable efforts to establish and maintain affordable housing.
In the 2017 legislative session NRS 278.235 was revised to require the Housing Division post the
report on the Housing Division website on or before February 15 of each year rather than submit
it to the legislature. The 2019 legislative session added a provision that links data collected under
NRS 278.235 to the Housing Division’s Low Income Housing Database (LIHD). The LIHD is
2020 Annual Housing Progress Report
Page 2
described in NRS 319.143. It also revised measure A to clarify that governing bodies of cities and
counties may subsidize impact fees and fees for the issuance of building permits and laid out the
conditions for reducing or subsidizing those fees for affordable housing projects. In addition, SB
473 passed into law changing the definition of affordable housing to include housing for
households up to 120% of U. S. Housing and Urban Development’s (HUD’s) Area Median Family
Income (HAMFI). Previously it included households up to 80% of HAMFI. For more information
see the Nevada Electronic Legislative Information System (NELIS), 80
th
Session, Senate Bill 103,
104 and 473.
i
This year’s methodology was the same as the five previous years for the most part. There was a
new method adopted for reporting on rental assistance (under measure K) and supportive services,
(measure L), in southern Nevada. Since most of those type of jurisdiction activities in southern
Nevada are tracked by the Homeless Management Information System (HMIS), an HMIS report
was run to capture these activities more fully. The HMIS report included Coronavirus Aid, Relief,
and Economic Security (CARES) Act housing assistance programs.
2020 HOUSING CONTEXT
The 2020 economic and social context was dominated by the Covid-19 pandemic and reactions to
it. Nevada went from the lowest ever unemployment rate in the series in February (3.6%) to the
highest ever in April (30.1%). The high rate occurred with an initial closure of all non-essential
businesses, including casinos, in an effort to slow down the spread of the virus.
ii
Housing was
affected in many complex ways by unemployment, unemployment insurance and supplements,
Covid-19 related rental assistance programs, low interest rates, social distancing requirements and
multiple eviction moratoria.
Nevada home prices continued to increase through 2020. In October, Las Vegas home prices, as
measured by the Case Schiller repeat sales index, were up six percent over the previous year.
iii
Home prices have been increasing since 2012, with the Las Vegas Case Schiller repeat sales index
increasing 130% over the lows of March 2012, including the increases throughout 2020.
iv
The
Case Schiller index is not available for the Reno area, but average sale price per square foot for
existing homes was up 21% year over year as of November 2020, according to the Lied Institute
Housing Market report. The equivalent statistic for Las Vegas area was 8%.
v
Increases in home
prices occurred nationwide and may be due in part to extremely low mortgage interest rates as well
as a shortage of inventory of homes for sale, partially due to pandemic social distancing.
vi
While
unemployment remained high at 10.1% (preliminary) in November, new companies continued to
come to Nevada in 2020. For example, despite the pandemic, during 2020, the Governor’s Office
of Economic Development approved tax abatements for 13 companies. Eight of these were in
northern Nevada.
vii
Figure 1 gives the housing opportunity index from the National Association of Home Builders
(NAHB). The index gives the share of homes sold which were affordable to the median income
family. Coming out of the previous recession, the affordability share rose to 87.5% in Reno and
88.7% in Las Vegas-Henderson-Paradise. Affordability has trended downward since then. For the
third quarter of 2020, the affordability index stands at 56.9% for Las Vegas-Henderson-Paradise
and 45.1% in Reno. The Reno index fell nearly five percent from 3
rd
quarter 2019 to 3
rd
quarter
2020, while Las Vegas’ decreased four percent. Affordability decreased this past year despite a
fall in mortgage interest rates both because of increasing home prices and because of decreasing
2020 Annual Housing Progress Report
Page 3
income. For both the second and third quarter of 2020, NAHB reduced HUD’s median family
income to be consistent with their own economic forecast in order to account for lower incomes
due to the pandemic. Nationally the index decreased to 58.3%. Both Reno and Las Vegas-
Henderson-Paradise homes are less affordable than the national average with Reno’s Opportunity
Index below both the national and Las Vegas index since 4
th
quarter 2014.
Figure 1. National Association of Home Builders – Wells Fargo Housing Opportunity Index, 1st
quarter. 2012 to 3rd quarter 2020
89.3
59.4
56.9
86.8
47.7
45.1
78.8
63.6
58.3
0
10
20
30
40
50
60
70
80
90
100
Las Vegas-Paradise, NV Reno-Sparks, NV National
National Association of Home Builders. NAHB-Wells Fargo Housing Opportunity Index.
http://www.nahb.org/en/research/housing-economics/housing-indexes/housing-opportunity-index.aspx accessed 12-
21-2020.
The Census Bureau’s homeownership rate for Nevada increased from 57.8% in 2018 to 58.2% in
2019, continuing the upward trend after the post-recession nadir in 2016.
viii
This homeownership
rate does not yet reflect what has happened during the pandemic of 2020. According to the
experimental Census Pulse data, during the weeks of November 25
th
to December 7
th
, about 7%
of Nevada homeowners reported that they were behind on mortgage payments.
ix
Nationwide,
Freddie Mac estimated that in May 2020, 8% of outstanding mortgages were in forbearance.
x
Nevada rents continued to increase, despite the pandemic. Despite high unemployment, the Federal
supplemental unemployment assistance benefits, eviction moratoria, CARES Act housing
assistance programs as well as concerted efforts on the part of both renters and rental management
companies, seem to have helped keep vacancies low, and even kept rates of rent payment
reasonably high.
xi
Experimental Census Pulse data, however, indicated that 16% of Nevada renters
were behind on rental payments for the period of November 25
th
to December 7
th
.
xii
2020 Annual Housing Progress Report
Page 4
Severe rent burden occurs when a household pays more than 50% of its income for gross rent.
The
proportion of Nevada’s extremely low and very low income (VLI) renter households (household
incomes under 50% of HUD area median family income) experiencing severe rent burden
decreased from 63% in the 2008-2012 period to 57% in the 2013-2017 period.
xiii
HUD’s rent
burden data does not yet reflect how the mix of the improving economy and increases in rent in
the past several years have influenced rent burden nor does it reflect the effects of the pandemic
after that.
The rate of homelessness as measured by the point-in-time homeless count per thousand
population has seen a decrease in Clark County but has been increasing since 2015 in Washoe
County. Both counties are well above the national average rate of point-in-time homelessness per
thousand.
xiv
January 2021 point-in-time counts are not yet available, so any Covid-19 impacts are
not clear.
JURISDICTION HOUSING PLANS & THE TWELVE MEASURES
The jurisdictions subject to NRS 278.235 are required to adopt at least six of twelve specific
measures into their Housing Plan. Accordingly, the Housing Division collects Housing Plans and
information about when to expect the next update from these jurisdictions.
Table 1: Date of Master Plan Housing Element and Identified Update Year
Jurisdiction
Year of Housing Plan
Update Year
Clark County
2019
2024
Las Vegas
2021
2026
North Las Vegas
2018
2021
Boulder City
2009
Unknown
Henderson
2020
2025
Mesquite
2012
2021
Washoe County
2010
2022
Reno
2017
2020
Sparks
2016
2021
Boulder City did not report a scheduled time for an update. Reno was scheduled for an update, but
no new Element was available. For several jurisdictions, housing elements/plans need a clearer
delineation of exactly how at least 6 of the 12 measures have been adopted. Often the measures
which are more related to planning such as subsidization of permits or density bonuses are not
easy to find in the jurisdictions’ new housing elements, particularly for jurisdictions who are using
Consolidated Plans as their Housing Plan updates. In 2018, the City of Henderson submitted a
useful narrative which specified exactly which measures have been adopted and used. City of Las
Vegas has inserted a section on addressing NRS 278.235 in its new draft Affordable Housing
Strategic Plan for 2021 to 2026. Mesquite directly addresses the NRS 278.235 measures in a 2018
draft Housing Element but has not yet accepted a final version of the Element. Other good
examples of specific attention to the 12 measures may be found in City of Sparks, City of Reno,
and City of Boulder City housing elements.
2020 Annual Housing Progress Report
Page 5
ANNUAL HIGHLIGHTS
The jurisdictions, during the period from January 1, 2020 thru December 31, 2020, began funding
or continued to develop or maintain 4,025 affordable units, surpassing last year’s record number
of units “in the pipeline.”
xv
A total of 528 new affordable units were completed and added to the
inventory, with 50% of them targeted to very low income (VLI) households. The jurisdictions also
helped to preserve 751 units; 29 more units were preserved without use of any measure by
jurisdictions. An additional 21 beds of new transitional housing or special population supportive
housing were in the pipeline and 50 transitional beds had finished this year. In addition, 31
homeowners were assisted with repair or rehabilitation funds. A major correction to City of North
Las Vegas Down Payment Assistance inventory of homes added 213 single family units. Only one
project with 108 units converted to a private market property this year. Additional minor changes
brought the total units lost to 125 units. None of those were set aside for VLI households; however,
an unrelated status change gave a loss of 3 VLI units.
Table 2. Summary of Affordable Housing Activity
Category of housing unit or assistance
Total units or households
(includes all nine
jurisdictions)*
% Very Low
Income (VLI)
Single family/mobile home for rent or for sale/owner
occupied with rent or deed restrictions completed
213** 0%
Multi-family rehabilitation completed
780
27%
New multi-family project completed
528
50%
Pipeline projects funded or under construction
4,025
33%
Special population or transitional (not all completed)
71
100%
Single family purchase, rehabilitation or modification
assistance
31 52%
Tenant based rental assistance (TBRA)
15,833
95%
Other housing assistance (application fees, deposits,
utilities)
Not tracked separately NA
Support services, homeless services, other tenant-
based assistance
Not tracked separately NA
*Duplicate units from joint county and city projects were eliminated in totals where known.
**The 213 units are not new units in 2020. They are a correction to the City of North Las Vegas’ inventory of deed-
restricted Down Payment Assistance units.
Both the pandemic and a methodology change affected the tenant-based rental assistance and
supportive services numbers for measures K and L. The CARES Act provided funding for rental
assistance and other housing help for households affected by the Covid-19 pandemic. This greatly
increased households served. In addition, Clark County asked Bitfocus to run an HMIS report on
all rental assistance programs in the Las Vegas Metro region, allowing for a more comprehensive
capture of this activity in the south. To help simplify the Bitfocus report, and avoid duplication,
all households were assumed to receive both rental assistance and supportive services. The
assumption fits well with Clark County Social Service experience of the programs as well as
additional data broken out by service. As a result, supportive services were not tracked separately
this year. CARES Act funding was restricted to households below 120% AMI. However,
demographic data collected by Clark County indicated that most participants were in the VLI
category. Except where more information on income was available, participants were assumed to
be VLI households. Tenant based rental assistance (TBRA) was given to 15,833 households.
xvi
Of
2020 Annual Housing Progress Report
Page 6
these, an estimated 12,500 households were CARES Act participants, nearly four times the 3,333
households participating in non-Covid-19 related rental assistance programs.
The funding for the units and assistance primarily originated from state or federal sources such as
the CARES Act Programs, the HOME Investment Partnerships Program (HOME), National
Housing Trust Fund (HTF), Nevada Account for Affordable Housing Trust Fund, Housing
Opportunities for Persons with AIDS, Emergency Solutions Grants, Low Income Housing Tax
Credits, tax exempt private activity bonds or the Community Development Block Grant.
Incorporation and Use of Measures
NRS 278.235 requires the adoption of six of 12 possible measures (Sub-paragraphs (a) through (l)
of the statute) into the Housing Plan as instruments used in maintaining and developing affordable
housing. The 12 measures, as specified in NRS 278.235, are listed below:
(a) Reducing or subsidizing in whole or in part impact fees, fees for the issuance of building
permits collected pursuant to NRS 278.580 and fees imposed for the purpose for which an
enterprise fund was created.
(b) Selling land owned by the city or county, as applicable, to developers exclusively for the
development of affordable housing at not more than 10 percent of the appraised value of the
land, and requiring that any such savings, subsidy or reduction in price be passed on to the
purchaser of housing in such a development. Nothing in this paragraph authorizes a city or
county to obtain land pursuant to the power of eminent domain for the purposes set forth in
this paragraph.
(c) Donating land owned by the city or county to a nonprofit organization to be used for
affordable housing.
(d) Leasing land by the city or county to be used for affordable housing.
(e) Requesting to purchase land owned by the Federal Government at a discounted price for the
creation of affordable housing pursuant to the provisions of section 7(b) of the Southern
Nevada Public Land Management Act of 1998, Public Law 105-263.
(f) Establishing a trust fund for affordable housing that must be used for the acquisition,
construction or rehabilitation of affordable housing.
(g) Establishing a process that expedites the approval of plans and specifications relating to
maintaining and developing affordable housing.
(h) Providing money, support or density bonuses for affordable housing developments that are
financed, wholly or in part, with low-income housing tax credits, private activity bonds or
money from a governmental entity for affordable housing, including, without limitation,
money received pursuant to 12 U.S.C. § 1701q and 42 U.S.C. § 8013.
(i) Providing financial incentives or density bonuses to promote appropriate transit-oriented
housing developments that would include an affordable housing component.
(j) Offering density bonuses or other incentives to encourage the development of affordable
housing.
(k) Providing direct financial assistance to qualified applicants for the purchase or rental of
affordable housing.
(l) Providing money for supportive services necessary to enable persons with supportive housing
needs to reside in affordable housing in accordance with a need for supportive housing
identified in the 5-year consolidated plan adopted by the United States Department of
Housing and Urban Development for the city or county pursuant to 42 U.S.C. § 12705 and
described in 24 C.F.R. Part 91.
2020 Annual Housing Progress Report
Page 7
See also Attachment A which gives the wording of the entire governing statute, NRS 278.235.
Table 3: NRS 278.235 Measures Incorporated into Master Plans and Used in 2020
Jurisdiction a b c d e f g h i j k l
# of
measures
used
Clark Co.
XX
X
X
X
X
XX
XX
X
XX
XX
XX
6
Boulder City
X
X
X
X
X
X
X
0
Henderson
XX
X
X
X
XX
X
X
XX
XX
4
Las Vegas
X
X
X
X
X
X
XX
XX
XX
3
Mesquite
X
X
X
X
X
X
X
0
N. Las Vegas
XX
X
X
X
XX
XX
XX
4
Washoe Co.
X
X
X
X
X
Y
X
X
Y
XX
3
Reno
XX
X
XX
X
XX
Y
XX
XX
X
6
Sparks
X
X
X
X
XX
X
X
Y
XX
3
# of
jurisdictions
reporting
active use
4 0 1 0 0 0 1 7 1 2 7 6 29
Note: Measures a through l correspond to measures as given in Attachment A.
X indicates that the NRS 278.235 Measure is in the jurisdiction’s Housing Plan.
XX indicates that the NRS 278.236 Measure is in the Housing Plan and the Measure was utilized in 2020.
Y indicates that the Measure was utilized in 2020 but is not incorporated into the jurisdiction’s Master Plan.
Table 3, above, identifies the measures incorporated into each Master Plan and those utilized by
each jurisdiction in 2020. All jurisdictions at least passively met this requirement by incorporating
six measures into their Master Plan. Clark County and City of Reno reported the most diverse use
of the measures with six measures being actively used. Measures H, “Providing money, support
or density bonuses for affordable housing,” K, “Providing money for supportive services necessary
to enable persons with supportive housing needs to reside in affordable housing” and L, “Providing
direct financial assistance to qualified applicants for the purchase or rental of affordable housing”
were the three measures used by the largest number of jurisdictions. Measures used for moderate
income families with 80% to 120% of HUD area median income were not included in Table 3 to
keep table comparable to previous years.
Active Use Time Series and Intensive Use of Measures
Table 3 indicates in 2020 measures were used by the jurisdictions at least 29 times, which is one
less than the 2019 total of 30. Figure 2 shows the total number as reported from 2007 to 2020. The
diversity of active use of measures seems to have stabilized at around 30 since 2014. However, the
reporting methodology has evolved over time, so the stabilization could be due to methodological
changes which have been in place since 2014.
2020 Annual Housing Progress Report
Page 8
Figure 2. Active Use of Measures
38
42
43
40
36
38
40
32
33
28
33
32
30
29
2007 2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018 2019 2020
Table 4. Intensity of NRS 278.235 Measure Use 2020: Number of Projects Associated with
Active Use of Measure
Jurisdiction a b c d e f g h i j k l
# of
measures
used
Clark County
15
0
0
0
0
0
16
16
0
7
57
54
165
Boulder City 0 0 0 0 0 0 0 0 0 0 0 0 0
Henderson 3 0 0 0 0 0 0 7 0 0 4 4 18
Las Vegas
0
0
0
0
0
0
0
9
0
0
4
3
16
Mesquite 0 0 0 0 0 0 0 0 0 0 0 0 0
N. Las Vegas* 2 0 0 0 0 0 0 4 0 0 5 4 15
Washoe
County
0 0 0 0 0 0 0 1 0 0 3 5 9
Reno
4
0
1
0
0
0
0
13
1
1
3
0
23
Sparks
0
0
0
1
0
0
0
4
0
0
3
3
11
Number of
jurisdictions
reporting
active use
24 0 1 1 0 0 16 53 1 8 79 73 256
Note: Measures a through l correspond to measures as given in Attachment A.
*City of North Las Vegas used measure K to rehab owner occupied housing for households with 80-120% HUD Area
Median Family Income. To keep data comparable to previous years it has not been added into the table.
Note that a measure in Table 3 could have been used more than once. To understand more about
the intensity of measure use, the number of projects or programs the measure was used for was
collected on Form 1. Table 4 displays the results for 2020. City of Reno and Clark County, as lead
agencies for their respective regional HOME consortiums, specialized in housing activities and
have the highest measure intensity for their respective regions. Both jurisdictions participate often
in joint projects. The impact of CARES Act housing assistance programs as well as the
2020 Annual Housing Progress Report
Page 9
methodology changes for measures K (direct financial assistance) and L (supportive services) also
stand out, making measures K and L the most often used. The next largest use of measures occurred
with A, subsidizing impact fees and building permits, and H, “Providing money, support or density
bonuses for affordable housing.”
AFFORDABLE HOUSING INVENTORY
Table 5 summarizes changes to the inventory of subsidized housing units in the nine jurisdictions.
The number given in the second column of Table 5, “total existing 2019”, matches the Nevada
Housing Division list of subsidized housing before 2020 additions and subtractions. The total is
tied to a list of subsidized housing for each jurisdiction maintained at the Housing Division and
checked by the jurisdiction each year. Low income housing included on the list are all types of tax
credit properties, private or non-profit properties with project based HUD rental assistance, public
housing, USDA Rural Development multi-family housing, properties owned by regional housing
authorities, and some properties built or assisted with HOME, Nevada Account for Affordable
Housing Trust Funds, National Housing Trust Funds, or Neighborhood Stabilization Program
funding as well as a small number of properties with other miscellaneous funding. To be included
on the list, the properties must either have project based rental assistance, or deed restrictions or
other agreements restricting income levels of occupants or rent levels. Using the lists compiled by
the Housing Division and the jurisdictions there were a total of 28,458 units of subsidized or below
market housing in existence in the designated AHPR jurisdictions at the end of 2019. This was 1%
less than 2018’s inventory unit count.
The third column tracks additions to the inventory in 2020. Only units that are new to the inventory
and reported as completed in 2020 are included. Because HOME funding is an important way that
jurisdictions support affordable housing, often it is most convenient for jurisdictions to report a
project as complete when HOME draws have been completed. Also, jurisdictions cooperate in the
production of housing units. Multiple jurisdictions may support and report the same project,
creating overlap. Overlapping this year were the 65 new units reported by City of Las Vegas and
Clark County, which have been accounted for in the table below and only count towards the total
in Las Vegas, the jurisdiction in which the units reside physically.
The fourth column tallies any units that were previously on the list of subsidized housing but as of
2020 no longer have deed restrictions or other agreements restricting rents or incomes of the
inhabitants. The majority of these are accounted for by exiting tax credit properties. The exiting
units enter the private market, or rarely, are demolished for an alternate land use.
The fifth column gives the total units existing at the end of 2020 (column 2 plus column 3 minus
column 4) while the sixth column gives the percentage increase or decrease in subsidized units.
According to jurisdiction reports, the total increase is 741 units, 5% more than the 704 new units
reported last year. However, it should be noted that the increase would be less than last year if it
weren’t for a sizable inventory correction for North Las Vegas’ single family down payment
assistance program. This year 125 units converted to private market units, meaning that total units
on the subsidized housing list increased in net by 616 units or 2%. The factor most enabling the
growth in 2020 as compared to the loss in 2019, was far fewer units exiting to the private market.
Total at the end of 2020 was 29,074 units.
xvii
2020 Annual Housing Progress Report
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Table 5: Change in AHPR Jurisdictions’ Affordable Housing Inventory, 2019 to 2020
Jurisdiction
Total Units
End of
2019
Units
Created in
2020*
Units
Converted to
Private Market
in 2020
Total Units
End of
2020
% Year over
Year change
Clark
Unincorporated
7,630 311 0 7,941 4.1%
Boulder City
59
0
0
59
0.0%
Henderson
2,949 0 0 2,949 0.0%
Mesquite
136
0
11
125
-8.1%
Las Vegas
8,529
65
108
8,486
-0.5%
NLV
1,542
365**
0
1,907
23.7%
Clark Total
20,845
741
119
21,467
3.0%
Washoe
Unincorporated
0 0 0 0 NA
Reno
6,500
0
3
6,497
0.0%
Sparks
1,113
0
3
1,110
-0.3%
Washoe Total
7,613
0
6
7,607
-0.1%
Grand Total 28,458
741 125 29,074 2.2%
*Included in this category were new and renovated units new to the inventory that were completed in 2020 for both
multi-family and single-family rentals and single family owner occupied with deed restrictions.
*
*Includes 213 units as a major correction to inventory.
Affordable Housing Inventory Time Series
A time series of the Annual Housing Progress Report (AHPR) inventory of subsidized units is
available from 2014 to the current year. Table 6 gives this time series for all AHPR jurisdictions.
The total change in units from 2014 to 2020 is calculated. In addition, totals for Washoe and Clark
Counties are given along with Nevada demographer population estimates and 2020 population
projections for the two counties. Henderson, Mesquite, North Las Vegas, and Reno experienced a
net gain in total subsidized units over the time period. Clark County, Las Vegas and Sparks
jurisdictions experienced a net loss in total subsidized units over this time. For Clark County as a
whole, there was a net loss of 551 units (3%) while population over the period increased by 13%,
according to the Nevada Demographer estimates and 2020 projection. Washoe County inventory
increased in net by 222 units (3%) but there was a 10% increase in population over the period.
This information is summarized in Figure 3 which shows number of subsidized units per 1,000
population for both counties over the period. Clark County has shown a uniform decrease in this
metric until 2019 and an uptick this past year, while Washoe County experienced an uptick in 2018
and slight decrease again in 2019 and 2020.
2020 Annual Housing Progress Report
Page 11
Figure 3. Subsidized Units per 1,000 Population for Washoe and Clark County, 2014 to 2020
8.0
10.0
12.0
14.0
16.0
18.0
2014* 2015 2016 2017 2018 2019 2020
Clark subsidized units per thousand
Washoe subsidized units per thousand
Table 6. Subsidized Housing Inventory 2014 to 2020 with Demographer Population Estimates
and Projection
Jurisdiction 2014* 2015 2016 2017 2018
a
2019 2020
Change
2014 to
2020
%
Change
2014 to
2020
Clark
Unincorporated
8,411 8,779 8,089 8,219 7,797 7,630 7,941 (470) -6%
Boulder City 59 59 59 59 59 59 59 - 0%
Henderson 2,798 2,935 2,938 2,945 2,951 2,949 2,949 151 5%
Mesquite 111 111 111 111 111 136 125 14 13%
Las Vegas 8,982 8,576 8,594 8,866 8,836 8,529 8,486 (496) -6%
NLV 1,657 1,410 1,414 1,453 1,430 1,542 1,907 250 15%
Washoe
Unincorporated
0 0 0 0 0 0 0 - NA
Reno 6,171 6,200 6,225 6,269 6492 6,500 6,497 326 5%
Sparks 1,214 1,170 1,063 1,063 1113 1,113 1,110 (104) -9%
Total 29,403 29,240 28,493 28,985 28,789 28,458 29,074 (329) -1%
Clark Co. total 22,018 21,870 21,205 21,653 21,184 20,845 21,467 (551) -3%
Washoe Co.
total
7,385 7,370 7,288 7,332 7,605 7,613 7,607 222 3%
Clark Co.
population
2,069,450 2,118,353 2,116,181 2,193,818 2,251,175 2,293,391 2,329,514 260,064 13%
Washoe Co.
population
436,797 441,946 448,316 451,923 460,237 469,801 479,171 42,374 10%
*2014 baseline numbers have been changed to reflect minor corrections made to the baseline the following year.
a
See previous AHPR reports for notes about corrections to 2018 numbers.
Sources: Annual Housing Progress Reports 2015 to 2020, Governor Certified Population Estimates of Nevada's
Counties, Cities and Towns 2000 to 2019, Five Year Population Projections for Nevada and its Counties 2019 to 2024
Based on the 2019 Estimate, Office of the State Demographer for Nevada,
https://tax.nv.gov/Publications/Population_Statistics_and_Reports/
2020 Annual Housing Progress Report
Page 12
JURISDICTION PROGRESS IN CREATING AND MAINTAINING
AFFORDABLE UNITS
As required by NRS 278.235, remaining affordable housing need has been analyzed below in
Tables 7 using information compiled from jurisdiction reports.
Each jurisdiction is required to prepare a five-year Consolidated Plan in order to receive housing
funds from the United States Department of Housing and Urban Development (HUD). As part of
the housing needs analysis contained in the Consolidated Plan, jurisdictions are required to use the
Comprehensive Housing Affordability Strategy (CHAS) data supplied by HUD to investigate how
many affordable housing units are needed for their population. Starting with the 2015 report, the
Housing Division has assigned all jurisdictions the number of affordable units needed (column
two in Table 7) using CHAS data. The CHAS estimate of households with one or more housing
problems and income under 80% HUD Area Median Income (low income) was used for “total
needed” given in column 2. This is a relatively broad and inclusive measure of housing needs. This
estimate was adjusted downward by subtracting out CHAS estimates of housing units that are
affordable to low income households and vacant. This helps account for affordable and available
private market units. The Division assigns this estimate to help make them comparable across
jurisdictions. If a jurisdiction would like to provide an alternate estimate, they may work with the
Division to do so; however, as of the 2020 report none have yet requested this option. The 2013 to
2017 CHAS data estimated 259,000 low income Washoe and Clark County households
experienced one or more housing problems such as housing cost burden, lack of complete kitchen
or plumbing facilities or overcrowding. About 33,000 units were affordable to low income families
and vacant. After adjusting for vacant units, there were an estimated 227,000 households in need
of housing assistance, down one percent from the 2012 to 2016 estimates. The decrease was 1%
in Clark County and in Washoe County was 4%. The largest component of change was a decrease
in households with one or more housing problems that were under 50% of HUD Area Median
Income. Both counties had fewer vacant units. Note that no equivalent numbers are available from
2020 that would reflect need after the Covid-19 Crisis which may have changed housing needs
substantially.
xviii
The third column in the table “Total 2020 Subsidized Units” is total inventory of units at the end
of 2020 as given in Table 5 above.
The column in Table 7 named “Additional Households Assisted in 2020” includes housing
activities such as tenant-based rental assistance provided through jurisdictions as well as down-
payment assistance for single family owners. These activities helped to provide additional
individuals or families with affordable housing during 2020. Tenant based rental assistance is
important to include since most households experiencing a housing problem are experiencing
housing cost burden. If the burdened household is given rental assistance, the housing problem
may be resolved. However, some of these activities do not create long term affordable housing
units. A different total is needed to track long-term affordable inventory (see Table 5 above). A
total of 15,914 additional households were reported to be assisted in 2020. This large increase was
primarily due to CARES Act housing assistance programs.
The final column is the ratio of the assistance (column 3 plus column 4) to need (column 2. It
compares total subsidized low income housing units, rental assistance, and other housing
assistance available at the end of 2020 to total need for affordable units from the CHAS data.
2020 Annual Housing Progress Report
Page 13
Subsidized units and other assistance are expressed as a percentage of total need as measured in
the 2013 to 2017 CHAS estimates. This provides a consistent way to compare the scale of low
income housing activity across jurisdictions to the need for assistance. This year for the AHPR
jurisdictions, the ratio of subsidized units and other assistance to households in need was 20%,
representing a substantial increase in assistance available as compared to need. This increase was
primarily due to the availability of CARES Act housing assistance programs.
The Total Need column is data from 2013 to 2017 and does not reflect the increased need due to
Covid-19 related factors. As an experiment, the Urban Institute’s estimated number of Nevada
renter households under 80% AMI suffering a COVID-19 related job loss (24,000 households)
was added to the Total Need column distributed to match the distribution of HUD household totals
for each jurisdiction.
xix
Table 8 gives an adjusted total need and adjusted assistance as a percentage
of existing need. The ratio of subsidized units and other assistance to household in need was
reduced to 18%. To reduce the ratio to 13% as it was in 2019, approximately 100,000 more
households in need would have to be added. It is possible that there were this many more
households in need, but the experiment may indicate that a greater percentage of households at
least received some degree of help in 2020 than in 2019.
Summary of Remaining Need
Numbers were not truly comparable to 2019 given the large number of households assisted under
the CARES Act programs. For example, the ratio for total AHPR jurisdictions increased from 13%
last year to 20% this year. Despite the larger amount of rental assistance reported by Clark County
this year, Reno still emerged as the jurisdiction with the strongest level of assistance and subsidized
units as compared to its total need. In the southern portion of the state, Clark County
Unincorporated appeared to have the strongest level of assistance at 24%, but largely because most
of the CARES Act rental assistance was credited to them, even though the assistance was used
throughout the Las Vegas Metro area. It is more insightful to look at Clark County as a whole.
It may always be more appropriate to view affordable housing needs by each county rather than
by the individual jurisdictions within them, but that is especially true this year. For the CARES
Act programs, as is true of many of the federal housing assistance programs, there was substantial
cooperation amongst jurisdictions with a regional approach taken to administering the funds.
Although the tenant based rental assistance provided by the jurisdictions is included in column
four, federal housing choice vouchers are not included. The final four rows allow comparison of
the two counties with and without housing choice vouchers. Using Housing Choice Voucher data
available at Housing Authority level, Table 5 demonstrates how housing assistance and subsidized
units available increase substantially when vouchers are considered. Considering voucher
availability, there were approximately four households in need in Washoe and Clark County for
each household assisted.
The 2016 survey of tax credit projects found that 9% of households in Clark County tax credit
funded units and 14% in Washoe County use vouchers.
xx
Estimates below accounted for this
overlap.
xxi
2020 Annual Housing Progress Report
Page 14
Table 7: Analysis of Remaining Affordable Housing Need
Jurisdiction
Total
Need*
Total 2020
Subsidized
Units
Additional
Households
Assisted in
2020*
Ratio of assisted
households to
households in
need
Clark Unincorporated
83,330
7,941
12,460
24%
Boulder City
1,100
59
0
5%
Henderson
21,580
2,949
303
15%
Mesquite
1,645
125
0
8%
Las Vegas
58,840
8,486
1,710
17%
N. Las Vegas
18,495
1,907
453
13%
Washoe
Unincorporated
6,460 0 65 1%
Reno
26,350
6,497
914
28%
Sparks
8,840
1,110
9
13%
Total
226,640
29,074
15,914
20%
Washoe Co. total
without vouchers
41,650 7,607 988 21%
Washoe Co. total with
vouchers
41,650 9,718 988 26%
Clark Co. total without
vouchers
184,990 21,467 14,926 20%
Clark Co. total with
vouchers
184,990 31,490 14,926 25%
*Total need numbers are from before Covid-19; however, households assisted includes CARES Act participants.
Table 8. Experimental Addition of Covid-19 related Renters in Need to Total Need
Jurisdiction
Total Need with
Adjustment for COVID-
19 related
unemployment
Adjusted Assistance
and subsidized units
as % of existing need
Clark
Unincorporated
90,935 22%
BC
1,246
5%
Henderson
24,102
13%
Mesquite
1,821
7%
LV
63,894
16%
NLV
20,094
12%
Washoe
Unincorporated
7,374 1%
Reno
28,549
26%
Sparks
9,685
12%
Total
247,701
18%
2020 Annual Housing Progress Report
Page 15
In 2019, a new baseline number for the subset of units affordable to very low income households
(VLI), that is, 50% of HUD Area Median Family Income (HAMFI) and below, was established.
A unit was considered a part of this inventory if it either had a project-based rental assistance
contract or had set asides for households at 50% of HAMFI or below. Table 9 gives a break-out of
the above information by units affordable to VLI and LI households in 2020. LI households were
defined as households with incomes from 50% to 80% of HAMFI. To compare housing need in
each category like Table 7 above, additional assistance such as tenant-based rental assistance and
owner occupied renovation programs provided through the jurisdictions is added to units to
compare housing effort for each population separately.
Overall, the ratio of housing assistance to need for VLI and LI households was similar this year,
with a ratio of one assisted household to each five in need for both VLI and LI households.
Regionally, the level of assistance for VLI households was highest in Clark County at 21%. In
general, Table 9 looks completely different this year due to the CARES Act Housing Assistance
and the incorporated assumptions about which income groups were served through it. In the south,
the assumption was made that CARES Act housing assistance served VLI households, unless more
detail was available. This assumption was made due to Clark County data on the incomes of
recipients that indicated most households served through the programs had quite low incomes. In
the north, no information on incomes of the recipients was available and in accordance with the
guidelines for the assistance, which allowed households up to 120% of HAMFI to participate,
households were assumed to be in the LI category.
Table 9. Subsidized Units for VLI Households and LI Households
Jurisdiction
VLI
units
2020
Additional
VLI
Households
Assisted in
2020
Ratio of
VLI
Assistance
to VLI
Need
LI
Units
2020
Additional
LI
Households
Assisted in
2020
Ratio of
LI
Assistance
to LI
Need
Clark
Unincorporated
3,591 12,460 28% 4,350 - 16%
Boulder City
59
-
7%
-
-
0%
Henderson
1,268
301
12%
1,681
2
20%
Mesquite
69
-
6%
56
-
12%
Las Vegas
5,828
1,626
19%
2,658
84
14%
NLV
785
415
10%
1,122
-
17%
Clark Total
11,600
14,802
21%
9,867
86
16%
Washoe
Unincorporated
- 65 2% - - 0%
Reno
3,428
160
19%
3,069
704
49%
Sparks
489
5
8%
621
9
24%
Washoe Total
3,917
230
14%
3,690
713
35%
Grand Total
15,517
15,032
20%
13,557
799
19%
With the newly reestablished inventory of VLI units, it was again possible to calculate the
percentage of VLI units for each jurisdiction (Table 10). Overall, 53% of subsidized units either
had project based rental assistance or a set aside for VLI households. The largest percentage of
2020 Annual Housing Progress Report
Page 16
units devoted to VLI households was in Boulder City which has one property with full project
based rental assistance. The second largest percentage of VLI units was in City of Las Vegas with
69%.
Table 10. Percent of Inventory for VLI Households
Jurisdiction
% of Total
Subsidized Inventory for VLI
Households
Clark Unincorporated 45%
Boulder City
100%
Henderson
43%
Mesquite
55%
Las Vegas
69%
NLV
41%
Clark Total
54%
Washoe
Unincorporated
NA
Reno
53%
Sparks
44%
Washoe Total
51%
Grand total
53%
ADDITIONAL ANALYSIS OF HOUSING NEED: TYPES OF HOUSING
PROBLEMS
The total need in Table 7 above concerns low income households, including both renters and
owners, with one or more housing problems minus units that are affordable and available to low
income households from the 2013 to 2017 CHAS data. The analysis below adds additional
information about the four types of problems experienced by this group of low income households.
The four problems tracked in the CHAS data are lack of full kitchen, lack of complete plumbing,
overcrowding or cost burden. Full kitchens are defined as having a sink with faucet, stove or range
and a refrigerator within the housing unit. Full plumbing facilities refer to hot and cold running
water and bathtub or shower within the unit. Overcrowding is more than one person per room
while severe overcrowding is more than 1.5 persons per room, excluding bathrooms and halls.
Housing cost burden occurs when housing costs are greater than 30% of household income and
severe housing cost burden when they are greater than 50% of household income.
xxii
Typically
housing cost burden accounts for the largest proportion of households with a housing problem.
As can be seen in Figure 3, about 64% of the households with incomes under 80% of AMI in Clark
County have full plumbing and kitchen facilities and do not have overcrowding but do have some
degree of housing cost burden while the equivalent percentage in Washoe County was 60%. This
corresponds to about 192,000 households in Clark County and 39,000 in Washoe County. Three
to four percent of households with incomes under 80% AMI have zero or negative income so that
rent burden cannot be calculated, but do not have any of the other three housing problems. Another
2020 Annual Housing Progress Report
Page 17
Figure 4. Type of Housing Problem for 0 to 80% AMI Households, 2013-2017
24%
27%
4%
3%
1%
2%
4%
5%
2%
2%
29%
28%
35%
33%
0% 10% 20% 30% 40% 50% 60% 70% 80% 90% 100%
Clark %
Washoe %
No problems
Burden not calculated, no other problem
Lack of full kitchen and/or plumbing
Crowded but has full kitchen and plumbing
Severely crowded but has full kitchen and plumbing
Full kitchen and plumbing, no crowding but cost burdened
Full kitchen and plumbing, not crowded but severely cost burdened
1
HUD CHAS 2013-2017 from HUD CHAS data query tool:
http://www.huduser.org/portal/datasets/cp/CHAS/data_querytool_chas.html accessed 9-1-2020 and tabulations by
the author.
24% to 27% of this population do not have any of the four housing problems. Households with
overcrowding or lack of full kitchen and plumbing facilities made up 7-10% of those with one of
four housing problems. This corresponds to about 22,000 households in Clark County and 6,000
households in Washoe County who may have an inadequate or overcrowded unit.
xxiii
Homeless families and individuals are not included in the CHAS count of households with housing
problems but clearly a fuller accounting should include consideration of these households. Over
the years from 2011 to 2019, Clark County Continuum of Care (CoC) counted 5,500 to 8,000
homeless individuals each year during the point-in-time count while Washoe County CoC counted
from 750 to 1,250 homeless individuals. Point-in-time counts were a record high in 2019 in
Washoe County (1,256) and a record low in Clark County (5,530).
xxiv
The lack of full kitchen and/or plumbing facilities does not fully capture housing inadequacies. In
some cases, such as an SRO unit, the lack of full kitchen and plumbing facilities within the unit
may still make for safe, decent, and sanitary housing. On the other hand, in many other cases a
2020 Annual Housing Progress Report
Page 18
unit with full kitchen and plumbing facilities may have other severe housing issues such as a lack
of temperature control, holes in the roof, rat infestation, breakdown of electrical wires, etc. The
biennial American Housing Survey (AHS) collects much more detailed information on all types
of housing inadequacies than does the American Community Survey. For Las Vegas in 2017, AHS
estimated 7,000 occupied units in Las Vegas had severe physical problems and an additional
20,600 occupied units had moderate physical problems. There were no estimates for Washoe
County.
xxv
Dollar amount of rent burden for VLI renters
Because cost burden is the most common problem amongst low income households, this issue was
explored further with the 2019 American Community Survey Public Use Microdata Sample
(PUMS). The question explored was, what is the wedge of unaffordability? That is, what amount
of money per month would it take to resolve housing rent burden for the average low income
household? Different costs of alleviating rent burden might suggest different types of solutions.
In contrast to Figure 4, only very low income renter households were included in the analysis.
xxvi
However, the prominence of housing cost burden is similar amongst this group. Using the
equivalent analysis for VLI renter households ,75% of renter households with incomes under 50%
of AMI in Clark County have full plumbing and kitchen facilities and do not have overcrowding
but do have some degree of housing cost burden while the equivalent percentage in Washoe
County was 72%.
Table 11. Rent burden wedge for Nevada VLI households with rent burden, excluding
outliers
xxvii
Amount of
rent burden
wedge
# of rent
burdened
VLIL
households
% of rent
burdened
VLIL
households
household
avg
annual
income
avg monthly
rent burden
wedge
annual cost
of alleviating
% annual
cost
alleviation
less than
$100/month
19,067 15% $20,620 $47 $10,809,988 2%
$100 to
$199/month
16,843 14% $19,749 $146 $29,437,923 4%
$200 to
$299/month
14,472 12% $19,279 $246 $42,797,207 6%
$300 to
$399/month
10,951 9% $17,319 $353 $46,442,998 7%
$400 to
$499/month
13,262 11% $16,064 $445 $70,814,446 10%
$500 to
$599/month
11,969 10% $14,594 $544 $78,181,176 11%
$600 to
$699/month
7,841 6% $11,906 $652 $61,329,225 9%
$700 to
$799/month
6,813 5% $9,952 $742 $60,673,864 9%
$800/month
or more
22,660 18% $12,235 $1,037 $281,956,490 41%
Overall
123,878
100%
$16,311
$459
$682,443,318
100%
2020 Annual Housing Progress Report
Page 19
Table 11 gives the results of the rent burden wedge analysis. For the approximately 124,000 rent
burdened VLI households, the average cost of alleviating their rent burden was $459 a month in
2019. Were this VLI household to receive $459 a month, they would no longer experience rent
burden. The average annual income of these VLI renter households was $16,311. For 15% of these
households, rent burden would be alleviated for an average of $47/month. Households with rent
burden of $800/month or more present the greatest challenge, making up 18% of rent burdened
households but costing about $282 million a year, which would be over 40% of the total cost of
alleviation for all 124,000 renter households.
NOTABLE HOUSING INITIATIVES IN 2020
What stands out this year above all is the rapid deployment of the various CARES Housing
Assistance Programs through which over 12,000 Covid-19 impacted households were reported to
have been helped. These large new programs were set up quickly despite drastic changes in
working conditions due to the pandemic. Seven jurisdictions reported some level of involvement
with new CARES Act programs.
Some delays were reported due to the pandemic, however, for the most part, work continued apace
on new and renovated affordable projects. This past year the number of units in the pipeline was
again the highest reported since this metric has been tracked with the 4,025 units outpacing even
last year’s 3,702. Of the 4,025 units, 2,772 were new construction and 1,253 were renovation
projects. Of the 32 projects in the pipeline, 14 were first included in AHPR this year.
Included in
the list of pipeline projects were six projects with project based sliding scale rental assistance
contracts, joining three other such projects that completed renovation this year. In addition, three
formerly at-risk Bond properties finished renovation, resetting affordability periods for 30 more
years, and four additional renovation projects on formerly at-risk projects were underway.
A total of six new and six renovation projects were completed this year. Perhaps surprisingly,
given the number of units in the pipeline last year, new units finished this year (528) were less
than last year (704). This may be due in part to Covid-19 related delays. However, renovated units
finished were much higher this year (780) than last year (49).
The largest new project to finish this year was in Clark County; Crescendo Senior Apartments will
have 195 one and two bedroom units with 79 of these units set aside for VLI households. Another
notable project finished in the south is Stepping Stone, which provides affordable and accessible
apartments for people with brain injuries. A group home for youth, Eddy House, was completed
in Reno, with the help of fee abatement by the City.
This year far fewer properties exited to the private market; only 125 units converted as compared
to 1,066 last year. Of these 125, 11 LIHTC units in Mesquite exited when existing residents
became homeowners of those units as they exercised the homeownership option on the extended
use agreements. This LIHTC project with homeownership option is the only one like it in the State.
Regional cooperation was again strong in 2020, especially for Clark County, which was involved
in ten joint projects, two of which were completed this year, in addition to regional cooperation on
Covid-19 rental assistance programs.
2020 Annual Housing Progress Report
Page 20
CONCLUSION
Under new and challenging conditions imposed by business closures, social distancing
requirements and other Covid-19 related changes, many jurisdictions were involved in setting up
new rental assistance programs to help households impacted by the virus, as well as implementing
new Covid-19 related aspects of homeless programs. As reported to the Housing Division, over
12,000 households were helped with new CARES Act housing assistance programs. These new
programs helped improve AHPR measures of need. The ratio of households assisted to households
in need increased from 13% last year to 20% in 2020. Household need as measured in this report
did not include households impacted by Covid-19. An experiment to add in newly unemployed
low income renter households to the need column reduced the ratio from 20% to 18%.
The need for affordable units is especially high amongst Nevada’s very low income (VLI)
households. Due to the CARES Act housing assistance programs, the ratio of VLI households
assisted to VLI households in need improved from 10% in 2019 to 20% in 2020. There were five
VLI households in need for each VLI household assisted. For low income households with
incomes from 50% to 80% of HAMFI the ratio remained close to last year’s ratio at 19%, also
close to a ratio of one household assisted for every five in need. These ratios are not completely
reflective of 2020, because of the large number of new households afflicted by Covid-19
unemployment that are not included in the measure of need, which has a considerable time lag.
Over half of the AHPR inventory of affordable units either have project based rental assistance or
are set aside for VLI households with incomes under 50% of HAMFI. Half of new units added
were set aside for households with incomes at 50% AMI or lower. Twenty-seven percent of
renovated units were set aside for VLI households.
Despite the many pandemic-related adaptations required this year, thirty-two multi-family projects
were funded or are currently under construction with a record 4,025 units in the pipeline. Six new
projects with 528 restricted units were completed and six renovation projects with 780 restricted
units were completed, marking considerable progress in preservation. Only 125 units converted to
private market units, which resulted in a net increase in the affordable housing inventory of 403
units. Because of an inventory correction of an additional 213 units, total net increase in inventory
this year was 616 units, the first net gain in three years.
Net inventory as compared to the 2014 baseline was still down 1% for the AHPR jurisdictions.
Some of the projects in the pipeline may have met delays this year due to extra difficulties imposed
by the Covid-19 pandemic. There is considerable hope for additional increases in the inventory of
affordable housing units in 2021.
For further information or to answer questions regarding this report please contact Elizabeth
Fadali at [email protected] or 775.687.2238.
2020 Annual Housing Report
Endnotes
i
https://www.leg.state.nv.us/App/NELIS/REL/80th2019/Bill/6091/Overview
ii
U. S. Bureau of Labor Statistics. Local Area Unemployment Statistics. Seasonally adjusted unemployment rate.
h
ttps://www.bls.gov/lau/
iii
S&P Dow Jones Indices LLC, S&P/Case-Shiller NV-Las Vegas Home Price Index© [LVXRNSA], retrieved from FRED, Federal
Reserve Bank of St. Louis https://research.stlouisfed.org/fred2/series/LVXRNSA
, January 25, 2021.
iv
Ibid.
v
Lied Center for Real Estate. Nevada Housing Market Update, November 2020. https://liedcenter.unlv.edu/wp-
content/uploads/2020/12/6025_Lied-Housing-Market-Report_Nov-2020.pdf
vi
Friedman, Nicole. Nov. 12, 2020. Home Prices Are Rising Everywhere in the U.S. Wall Street Journal.
vii
GOED Board Meeting Attachments. Dec. 2, 2020 & Sept 16, 2020. Nevada Governor’s Office of Economic Development.
ht
tps://goed.nv.gov/about/notices-agendas/
viii
U.S. Census Bureau accessed through the Federal Reserve Bank of St. Louis. Homeownership Rate for Nevada
h
ttps://research.stlouisfed.org/fred2/series/NVHOWN
Accessed 12-22-2020.
ix
U.S. Census Bureau. Week 20 Household Pulse Survey. https://www.census.gov/data/tables/2020/demo/hhp/hhp20.html accessed
12-23-2020
x
Khater, Sam, et.al. Nov. 17, 2020. Mortgage Forbearance Rates during the COVID-19 Crisis. Freddie Mac
ht
tp://www.freddiemac.com/research/insight/20201117_mortgage_forbearance_rate_during_COVID-19.page
xi
NMHC Rent Payment Tracker Update Webinar January 8, 2021
National Multifamily Housing Council. https://www.nmhc.org/meetings/calendar/webinars/nmhc-rent-payment-tracker-
webinars/nmhc-rent-payment-tracker-update-webinar-january-8-2021/ , ALN Reno and Las Vegas Quarterly Reviews,
https://alndata.com/ , Johnson, Perkins and Griffin, 3
rd
Quarter 2020 Apartment Survey, http://jpgnv.com/
xii
Ibid.
xiii
HUD CHAS data query tool: http://www.huduser.org/portal/datasets/cp/CHAS/data_querytool_chas.html accessed 7-9-2015 and
8-31-2020 with tabulations by the author.
xiv
E. Fadali. 2020. Nevada Affordable Housing Dashboard,
https://housing.nv.gov/uploadedFiles/housingnewnvgov/Content/Programs/HDB/HDB216NVAffordHousingDashboardAccessible202
00821.pdf, Nevada Housing Division.
xv
For four of the renovation projects, jurisdictions did not report using any of the 12 measures. However, they are included for
inventory purposes.
xvi
A small percentage of these households received assistance with mortgage arrears or mortgage payments.
xvii
Where the Housing Division is familiar with units no longer affordable due to expiring participation, the Division shares this
information with the jurisdictions, but this will not include all types of affordable housing. Also, it is possible that low income housing
activity takes place without involvement of the jurisdiction through the twelve measures. In these cases, in so far at the Division is aware
of the activity it will be added into the inventory lists and Form 2 for tracking purposes but may not always be included in reports from
jurisdictions; that is, the housing activity lists from jurisdictions are usually, but not necessarily comprehensive
.
xviii
It is difficult to interpret comparisons between overlapping time periods of the American Community Survey. Comparisons
between overlapping samples emphasize differences between non-overlapping years, in this case 2012 and 2017.
xix
Urban Institute. Oct. 1, 2020. Estimating the Cost of Rental Assistance in Nevada. https://www.urban.org/policy-centers/research-
action-lab/projects/sizing-federal-rental-assistance/nevada
xx
Fadali, E. & Perry Faigin. 2017. Taking Stock 2016: 2016 Annual Affordable Apartment Survey. Nevada Housing Division. P. 30.
ht
tps://housing.nv.gov/uploadedFiles/housingnvgov/content/Public/2016TakingStock20170209.pdf
xxi
U.S. Housing and Urban Development Voucher Management System
ht
tps://www.hud.gov/program_offices/public_indian_housing/programs/hcv/psd
accessed 1-25-2020. Total vouchers for September
for Reno Housing Authority and Southern Nevada Regional Housing Authority are adjusted for overlap with LIHTC units.
xxii
U.S. Housing and Urban Development Office of Policy Development and Research. CHAS: Background
https://www.huduser.gov/portal/datasets/cp/CHAS/bg_chas.html
accessed 8-8-2019
xxiii
HUD CHAS data query tool: http://www.huduser.org/portal/datasets/cp/CHAS/data_querytool_chas.html accessed 8-8-2019 and
tabulations by the author. U.S. Census Bureau American Community Survey Data Subject Definitions
https://www2.census.gov/programs-surveys/acs/tech_docs/subject_definitions/2015_ACSSubjectDefinitions.pdf?# accessed 11-7-
2018
xxiv
U.S. Housing and Urban Development Point in Time Counts 2007 to 2019: https://www.hudexchange.info/resource/3031/pit-and-
hic-data-since-2007/ downloaded 1-8-2020.
xxv
U.S. Census Bureau. 2013 American Housing Survey. Table C-05-AO-M “Housing Problems – All Occupied Units (SELECTED
METROPOLITAN AREAS).” American Factfinder accessed 11-7-2018.
xxvi
Observations representing about 3,700 outlier households, 3% of the population, were excluded from the analysis. These outlier
households had small household sizes and extremely high rents, higher than 95% of the appropriate sized unit. For example, a one-
person very low income renter household with rent burden was considered an outlier if their 2019 gross rent was above $1490. In
comparison, the highest Fair Market Rent for one bedroom units in Nevada in 2019 was $811/month. It is possible that these
2020 Annual Housing Report
households have help paying rent that was not included in their income, or that nursing care or other special needs are included in the
rent.
xxvii
Source: Author analysis of U.S. Census Bureau American Community Survey 2019 1-year Public Use Microdata Sample.
2020 Annual Housing Progress Report
Page 21
Attachment A – NRS 278.235
Below is the governing statute underlying the Annual Housing Progress Report as amended and enrolled in
2019. See
https://www.leg.state.nv.us/App/NELIS/REL/80th2019/Bill/6091/Text for more complete information on
recent amendments.
NRS 278.235 is hereby amended to read as follows:
278.235
1. If the governing body of a city or county is required to include the housing element in its master plan
pursuant to NRS 278.150, the governing body, in carrying out the plan for maintaining and developing
affordable housing to meet the housing needs of the community, which is required to be included in the
housing element pursuant to subparagraph (8) of paragraph (c) of subsection 1 of NRS 278.160, shall adopt at
least six of the following measures:
(a) Reducing or subsidizing in whole or in part impact fees, fees for the issuance of building permits
collected pursuant to NRS 278.580 and fees imposed for the purpose for which an enterprise fund was
created.
(b) Selling land owned by the city or county, as applicable, to developers exclusively for the development
of affordable housing at not more than 10 percent of the appraised value of the land, and requiring that
any such savings, subsidy or reduction in price be passed on to the purchaser of housing in such a
development. Nothing in this paragraph authorizes a city or county to obtain land pursuant to the
power of eminent domain for the purposes set forth in this paragraph.
(c) Donating land owned by the city or county to a nonprofit organization to be used for affordable
housing.
(d) Leasing land by the city or county to be used for affordable housing.
(e) Requesting to purchase land owned by the Federal Government at a discounted price for the creation of
affordable housing pursuant to the provisions of section 7(b) of the Southern Nevada Public Land
Management Act of 1998, Public Law 105-263.
(f) Establishing a trust fund for affordable housing that must be used for the acquisition, construction or
rehabilitation of affordable housing.
(g) Establishing a process that expedites the approval of plans and specifications relating to maintaining
and developing affordable housing.
(h) Providing money, support or density bonuses for affordable housing developments that are financed,
wholly or in part, with low-income housing tax credits, private activity bonds or money from a
governmental entity for affordable housing, including, without limitation, money received pursuant to
12 U.S.C. § 1701q and 42 U.S.C. § 8013.
(i) Providing financial incentives or density bonuses to promote appropriate transit-oriented housing
developments that would include an affordable housing component.
(j) Offering density bonuses or other incentives to encourage the development of affordable housing.
(k) Providing direct financial assistance to qualified applicants for the purchase or rental of affordable
housing.
(l) Providing money for supportive services necessary to enable persons with supportive housing needs to
reside in affordable housing in accordance with a need for supportive housing identified in the 5-year
consolidated plan adopted by the United States Department of Housing and Urban Development for
the city or county pursuant to 42 U.S.C. § 12705 and described in 24 C.F.R. Part 91.
2. A governing body may reduce or subsidize impact fees, fees for the issuance of building permits or fees
imposed for the purpose for which an enterprise fund was created to assist in maintaining or developing a
project for affordable housing, pursuant to paragraph (a) of subsection 1, only if:
(a) When the incomes of all the residents of the project for affordable housing are averaged, the housing
would be affordable on average for a family with a total gross income that does not exceed 60 percent
of the median gross income for the county concerned based upon the estimates of the United States
2020 Annual Housing Progress Report
Page 22
Department of Housing and Urban Development of the most current median gross family income for
the county.
(b) The governing body has adopted an ordinance that establishes the criteria that a project for affordable
housing must satisfy to receive assistance in maintaining or developing the project for affordable
housing. Such criteria must be designed to put into effect all relevant elements of the master plan
adopted by the governing body pursuant to NRS 278.150.
(c) The project for affordable housing satisfies the criteria set forth in the ordinance adopted pursuant to
paragraph (b).
(d) The governing body makes a determination that reducing or subsidizing such fees will not impair
adversely the ability of the governing body to pay, when due, all interest and principal on any
outstanding bonds or any other obligations for which revenue from such fees was pledged.
(e) The governing body holds a public hearing concerning the effect of the reduction or subsidization of
such fees on the economic viability of the general fund of the city or county, as applicable, and, if
applicable, the economic viability of any affected enterprise fund.
3. On or before January 15 of each year, the governing body shall submit to the Housing Division of the
Department of Business and Industry a report, in the form prescribed by the Division, of how the measures
adopted pursuant to subsection 1 assisted the city or county in maintaining and developing affordable housing
to meet the needs of the community for the preceding year. The report must include an analysis of the need for
affordable housing within the city or county that exists at the end of the reporting period.
4. On or before February 15 of each year, the Housing Division shall compile the reports submitted pursuant to
subsection 3 and post the compilation on the Internet website of the Housing Division.
Sec. 2. This act becomes effective on July 1, 2019.
2020 Annual Housing Progress Report
Page 23
Attachment B – Form 1 From Jurisdiction Reports
Clark County – Form 1, 2020 Annual Housing Report
FORM 1: SELECTED SPECIFIED MEASURES FOR CLARK COUNTY
Based upon previous reporting and a review of individual housing plans, NHD has identified the measures incorporated into your jurisdiction’s Housing
Plan (Column A). Please indicate in column B the measures used to assist in maintaining and developing affordable housing during the reporting period.
Please provide a narrative in Column C regarding the success or difficulty in using adopted measures and/or why measures not adopted in the plan
were used. Please note that Housing Qualifies under NRS 278.235 as affordable if it serves with incomes at or below 120 percent of area median
income as determined by the US Department of Housing and Urban Development (HUD) for each jurisdiction.
A
B
C
MEASURE
INCORPORATED
INTO HOUSING
PLAN
USED IN 2020
(PLEASE “X” TO
DENOTE)
NARRATIVE REGARDING
BENEFITS OR BARRIERS
TO USE OF MEASURE
A) Reducing or subsidizing in whole or in part
impact fees, fees for the issuance of building
permits collected pursuant to NRS 278.580 and
fees imposed for the purpose for which an
enterprise fund was created
X X
Policy 6, Page 5, 2019 Housing
Element. Used for 15 affordable
projects; 10 were in progress and 5
projects finishing this year
B) Selling land owned by the city or county, as
applicable, to developers exclusively for the
development of affordable housing at not more
than 10 percent of the appraised value of the land,
and requiring that any such savings, subsidy or
reduction in price be passed on to the purchaser of
housing in such a development.
X
C) Donating land owned by the city or county to a
nonprofit organization to be used for affordable
housing.
X
D) Leasing land by the city or county to be used
for affordable housing.
E) Requesting to purchase land owned by the
Federal Government at a discounted price for the
creation of affordable housing pursuant to the
provisions of section 7(b) of the Southern Nevada
Public Land Management Act of 1998, Public
Law 105-263.
X
F) Establishing a trust fund for affordable housing
that must be used for the acquisition, construction
or rehabilitation of affordable housing.
X
G) Establishing a process that expedites the
approval of plans and specifications relating to
maintaining and developing affordable housing.
X X
Policy 6, Page 5, 2019 Housing
Element. Used for 16 affordable
projects; 11 of these were in progress
and 5 finishing this year
H) Providing money, support or density bonuses
for affordable housing developments that are
financed, wholly or in part, with low-income
housing tax credits, private activity bonds or
money from a governmental entity for affordable
housing, including, without limitation, money
received pursuant to 12 U.S.C. § 1701q and 42
U.S.C. § 8013.
X X
Used for 16 affordable projects; 10
were in progress and 6 finishing this
year.
I) Providing financial incentives or density
bonuses to promote appropriate transit-oriented
housing developments that would include an
affordable housing component.
X
J) Offering density bonuses or other incentives to
encourage the development of affordable housing.
X X
Used for 7 affordable projects; 1 is
complete and 6 in progress.
K) Providing direct financial assistance to
qualified applicants for the purchase or rental of
affordable housing.
X X Used for 57 different programs.
L) Providing money for supportive services
necessary to enable persons with supportive
housing needs to reside in affordable housing in
accordance with the need identified in the
jurisdiction’s Consolidated Plan.
X X Used for 54 different programs.
Boulder City – Form 1, 2020 Annual Housing Report
FORM 1: SELECTED SPECIFIED MEASURES FOR CITY OF BOULDER CITY
Based upon previous reporting and a review of individual housing plans, NHD has identified the measures incorporated into your jurisdiction’s Housing
Plan (Column A). Please indicate in column B the measures used to assist in maintaining and developing affordable housing during the reporting period.
Please provide a narrative in Column C regarding the success or difficulty in using adopted measures and/or why measures not adopted in the plan
were used. Please note that Housing Qualifies under NRS 278.235 as affordable if it serves with incomes at or below 120 percent of area median
income as determined by the US Department of Housing and Urban Development (HUD) for each jurisdiction.
A
B
C
MEASURE
INCORPORATED
INTO HOUSING
PLAN
USED IN 2020
(PLEASE “X” TO
DENOTE)
NARRATIVE REGARDING
BENEFITS OR BARRIERS
TO USE OF MEASURE
A) Reducing or subsidizing in whole or in part
impact fees, fees for the issuance of building
permits collected pursuant to NRS 278.580 and
fees imposed for the purpose for which an
enterprise fund was created
X
B) Selling land owned by the city or county, as
applicable, to developers exclusively for the
development of affordable housing at not more
than 10 percent of the appraised value of the land,
and requiring that any such savings, subsidy or
reduction in price be passed on to the purchaser of
housing in such a development.
X
C) Donating land owned by the city or county to a
nonprofit organization to be used for affordable
housing.
X
D) Leasing land by the city or county to be used
for affordable housing.
X
E) Requesting to purchase land owned by the
Federal Government at a discounted price for the
creation of affordable housing pursuant to the
provisions of section 7(b) of the Southern Nevada
Public Land Management Act of 1998, Public
Law 105-263.
F) Establishing a trust fund for affordable housing
that must be used for the acquisition, construction
or rehabilitation of affordable housing.
G) Establishing a process that expedites the
approval of plans and specifications relating to
maintaining and developing affordable housing.
X
H) Providing money, support or density bonuses
for affordable housing developments that are
financed, wholly or in part, with low-income
housing tax credits, private activity bonds or
money from a governmental entity for affordable
housing, including, without limitation, money
received pursuant to 12 U.S.C. § 1701q and 42
U.S.C. § 8013.
X
I) Providing financial incentives or density
bonuses to promote appropriate transit-oriented
housing developments that would include an
affordable housing component.
J) Offering density bonuses or other incentives to
encourage the development of affordable housing.
X
K) Providing direct financial assistance to
qualified applicants for the purchase or rental of
affordable housing.
L) Providing money for supportive services necessary
to enable persons with supportive housing needs to
reside in affordable housing in accordance with the
need identified in the jurisdiction’s Consolidated Plan.
City of Henderson – Form 1, 2020 Annual Housing Report
FORM 1: SELECTED SPECIFIED MEASURES FOR CITY OF HENDERSON
Based upon previous reporting and a review of individual housing plans, NHD has identified the measures incorporated into your jurisdiction’s Housing
Plan (Column A). Please indicate in column B the measures used to assist in maintaining and developing affordable housing during the reporting period.
Please provide a narrative in Column C regarding the success or difficulty in using adopted measures and/or why measures not adopted in the plan
were used. Please note that Housing Qualifies under NRS 278.235 as affordable if it serves with incomes at or below 120 percent of area median
income as determined by the US Department of Housing and Urban Development (HUD) for each jurisdiction.
A
B
C
MEASURE
INCORPORATED
INTO HOUSING
PLAN
USED IN 2020
(PLEASE “X” TO
DENOTE)
NARRATIVE REGARDING
BENEFITS OR BARRIERS
TO USE OF MEASURE
A) Reducing or subsidizing in whole or in part
impact fees, fees for the issuance of building
permits collected pursuant to NRS 278.580 and
fees imposed for the purpose for which an
enterprise fund was created
X X
See “Housing Element Narrative for
Annual Housing Progress Report” for
measures adopted. 3 instances:
Espinoza Terrace finished (100 units
maintained.).
B) Selling land owned by the city or county, as
applicable, to developers exclusively for the
development of affordable housing at not more
than 10 percent of the appraised value of the land,
and requiring that any such savings, subsidy or
reduction in price be passed on to the purchaser of
housing in such a development.
X
C) Donating land owned by the city or county to a
nonprofit organization to be used for affordable
housing.
D) Leasing land by the city or county to be used
for affordable housing.
E) Requesting to purchase land owned by the
Federal Government at a discounted price for the
creation of affordable housing pursuant to the
provisions of section 7(b) of the Southern Nevada
Public Land Management Act of 1998, Public
Law 105-263.
X
F) Establishing a trust fund for affordable housing
that must be used for the acquisition, construction
or rehabilitation of affordable housing.
G) Establishing a process that expedites the
approval of plans and specifications relating to
maintaining and developing affordable housing.
X
H) Providing money, support or density bonuses
for affordable housing developments that are
financed, wholly or in part, with low-income
housing tax credits, private activity bonds or
money from a governmental entity for affordable
housing, including, without limitation, money
received pursuant to 12 U.S.C. § 1701q and 42
U.S.C. § 8013.
X X
6 instances, Espinoza Terrace
complete, Capistrano Pines complete,
1 SF rehab program complete (2
units).
I) Providing financial incentives or density
bonuses to promote appropriate transit-oriented
housing developments that would include an
affordable housing component.
X
J) Offering density bonuses or other incentives to
encourage the development of affordable housing.
X
K) Providing direct financial assistance to
qualified applicants for the purchase or rental of
affordable housing.
X X
4 active TBRA programs (374
households)
L) Providing money for supportive services
necessary to enable persons with supportive
housing needs to reside in affordable housing in
accordance with the need identified in the
jurisdiction’s Consolidated Plan.
X X 4 active programs (374 households)
City of Las Vegas – Form 1, 2020 Annual Housing Report
FORM 1: SELECTED SPECIFIED MEASURES FOR CITY OF LAS VEGAS
Based upon previous reporting and a review of individual housing plans, NHD has identified the measures incorporated into your jurisdiction’s Housing
Plan (Column A). Please indicate in column B the measures used to assist in maintaining and developing affordable housing during the reporting period.
Please provide a narrative in Column C regarding the success or difficulty in using adopted measures and/or why measures not adopted in the plan
were used. Please note that Housing Qualifies under NRS 278.235 as affordable if it serves with incomes at or below 120 percent of area median
income as determined by the US Department of Housing and Urban Development (HUD) for each jurisdiction.
A
B
C
MEASURE
INCORPORATED
INTO HOUSING
PLAN
USED IN 2020
(PLEASE “X” TO
DENOTE)
NARRATIVE REGARDING
BENEFITS OR BARRIERS
TO USE OF MEASURE
A) Reducing or subsidizing in whole or in part
impact fees, fees for the issuance of building
permits collected pursuant to NRS 278.580 and
fees imposed for the purpose for which an
enterprise fund was created
B) Selling land owned by the city or county, as
applicable, to developers exclusively for the
development of affordable housing at not more
than 10 percent of the appraised value of the land,
and requiring that any such savings, subsidy or
reduction in price be passed on to the purchaser of
housing in such a development.
X
See Draft 2021-2026 Affordable
Housing Strategic Plan p. 22-23 for
documentation of measures adopted.
C) Donating land owned by the city or county to a
nonprofit organization to be used for affordable
housing.
X
D) Leasing land by the city or county to be used
for affordable housing.
X
E) Requesting to purchase land owned by the
Federal Government at a discounted price for the
creation of affordable housing pursuant to the
provisions of section 7(b) of the Southern Nevada
Public Land Management Act of 1998, Public
Law 105-263.
X
F) Establishing a trust fund for affordable housing
that must be used for the acquisition, construction
or rehabilitation of affordable housing.
X
G) Establishing a process that expedites the
approval of plans and specifications relating to
maintaining and developing affordable housing.
H) Providing money, support or density bonuses
for affordable housing developments that are
financed, wholly or in part, with low-income
housing tax credits, private activity bonds or
money from a governmental entity for affordable
housing, including, without limitation, money
received pursuant to 12 U.S.C. § 1701q and 42
U.S.C. § 8013.
X X 9 instances of which 3 are complete.
I) Providing financial incentives or density
bonuses to promote appropriate transit-oriented
housing developments that would include an
affordable housing component.
J) Offering density bonuses or other incentives to
encourage the development of affordable housing.
K) Providing direct financial assistance to
qualified applicants for the purchase or rental of
affordable housing.
X X
4 instances reported assisting 1,693
households.
L) Providing money for supportive services necessary
to enable persons with supportive housing needs to
reside in affordable housing in accordance with the
need identified in the jurisdiction’s Consolidated Plan.
X X
3 instances reported helping the same
households as above in measure K.
City of Mesquite – Form 1, 2020
Annual Housing Report
FORM 1: SELECTED SPECIFIED MEASURES FOR CITY OF MESQUITE
Based upon previous reporting and a review of individual housing plans, NHD has identified the measures incorporated into your jurisdiction’s Housing
Plan (Column A). Please indicate in column B the measures used to assist in maintaining and developing affordable housing during the reporting period.
Please provide a narrative in Column C regarding the success or difficulty in using adopted measures and/or why measures not adopted in the plan
were used. Please note that Housing Qualifies under NRS 278.235 as affordable if it serves with incomes at or below 120 percent of area median
income as determined by the US Department of Housing and Urban Development (HUD) for each jurisdiction.
A
B
C
MEASURE
INCORPORATED
INTO HOUSING
PLAN
UTILIZED IN 2020
(PLEASE “X” TO
DENOTE)
NARRATIVE REGARDING
BENEFITS OR BARRIERS TO
USE OF MEASURE
A) Reducing or subsidizing in whole or in part
impact fees, fees for the issuance of building
permits collected pursuant to NRS 278.580 and
fees imposed for the purpose for which an
enterprise fund was created
B) Selling land owned by the city or county, as
applicable, to developers exclusively for the
development of affordable housing at not more
than 10 percent of the appraised value of the land,
and requiring that any such savings, subsidy or
reduction in price be passed on to the purchaser of
housing in such a development.
X
Recommendation 4
(Housing Element Goals and
Policies 2018)
C) Donating land owned by the city or county to a
nonprofit organization to be used for affordable
housing.
X Recommendation 5
D) Leasing land by the city or county to be used
for affordable housing.
X Recommendation 6
E) Requesting to purchase land owned by the
Federal Government at a discounted price for the
creation of affordable housing pursuant to the
provisions of section 7(b) of the Southern Nevada
Public Land Management Act of 1998, Public
Law 105-263.
F) Establishing a trust fund for affordable housing
that must be used for the acquisition, construction
or rehabilitation of affordable housing.
X Recommendation 7
G) Establishing a process that expedites the
approval of plans and specifications relating to
maintaining and developing affordable housing.
X
Task Force Recommendation 1
H) Providing money, support or density bonuses
for affordable housing developments that are
financed, wholly or in part, with low-income
housing tax credits, private activity bonds or
money from a governmental entity for affordable
housing, including, without limitation, money
received pursuant to 12 U.S.C. § 1701q and 42
U.S.C. § 8013.
I) Providing financial incentives or density
bonuses to promote appropriate transit-oriented
housing developments that would include an
affordable housing component.
J) Offering density bonuses or other incentives to
encourage the development of affordable housing.
X
Recommendation 3
K) Providing direct financial assistance to
qualified applicants for the purchase or rental of
affordable housing.
X
Recommendation 2
L) Providing money for supportive services necessary
to enable persons with supportive housing needs to
reside in affordable housing in accordance with the
need identified in the jurisdiction’s Consolidated Plan.
City of North Las Vegas – Form 1, 2020 Annual Housing Progress Report
FORM 1: SELECTED SPECIFIED MEASURES FOR CITY OF NORTH LAS VEGAS
Based upon previous reporting and a review of individual housing plans, NHD has identified the measures incorporated into your jurisdiction’s Housing
Plan (Column A). Please indicate in column B the measures used to assist in maintaining and developing affordable housing during the reporting period.
Please provide a narrative in Column C regarding the success or difficulty in using adopted measures and/or why measures not adopted in the plan
were used. Please note that Housing Qualifies under NRS 278.235 as affordable if it serves with incomes at or below 120 percent of area median
income as determined by the US Department of Housing and Urban Development (HUD) for each jurisdiction.
A
B
C
MEASURE
INCORPORATED
INTO HOUSING
PLAN
USED IN 2020
(PLEASE “X” TO
DENOTE)
NARRATIVE REGARDING
BENEFITS OR BARRIERS
TO USE OF MEASURE
A) Reducing or subsidizing in whole or in part
impact fees, fees for the issuance of building
permits collected pursuant to NRS 278.580 and
fees imposed for the purpose for which an
enterprise fund was created
X X
2 instances: 1 for North 5
th
St Phase
I/Rome Pines I which is finished and
another for phase II, not yet finished.
B) Selling land owned by the city or county, as
applicable, to developers exclusively for the
development of affordable housing at not more
than 10 percent of the appraised value of the land,
and requiring that any such savings, subsidy or
reduction in price be passed on to the purchaser of
housing in such a development.
X
C) Donating land owned by the city or county to a
nonprofit organization to be used for affordable
housing.
X
D) Leasing land by the city or county to be used
for affordable housing.
E) Requesting to purchase land owned by the
Federal Government at a discounted price for the
creation of affordable housing pursuant to the
provisions of section 7(b) of the Southern Nevada
Public Land Management Act of 1998, Public Law
105-263.
X
F) Establishing a trust fund for affordable housing
that must be used for the acquisition, construction
or rehabilitation of affordable housing.
G) Establishing a process that expedites the
approval of plans and specifications relating to
maintaining and developing affordable housing.
H) Providing money, support or density bonuses
for affordable housing developments that are
financed, wholly or in part, with low-income
housing tax credits, private activity bonds or
money from a governmental entity for affordable
housing, including, without limitation, money
received pursuant to 12 U.S.C. § 1701q and 42
U.S.C. § 8013.
X X
2 instances for continuing projects
Spencer Street, North 5
th
/Rome
Pines Phase II, 1 instance for finished
North 5
th
/Rome Pine Phase I and 1
instance for first time reported Rome
South.
I) Providing financial incentives or density bonuses
to promote appropriate transit-oriented housing
developments that would include an affordable
housing component.
J) Offering density bonuses or other incentives to
encourage the development of affordable housing.
K) Providing direct financial assistance to qualified
applicants for the purchase or rental of affordable
housing.
X X
Direct financial assistance for owner
occupied housing rehab, 80%-120% AMI
– no units funded, CHAP, ESG-CV, two
other ESG programs
L) Providing money for supportive services necessary to
enable persons with supportive housing needs to reside
in affordable housing in accordance with the need
identified in the jurisdiction’s Consolidated Plan.
X X
4 instance, all above except rehab
program.
Washoe County, 2020 Annual Housing Progress Report
FORM 1: SELECTED SPECIFIED MEASURES FOR WASHOE COUNTY
Based upon previous reporting and a review of individual housing plans, NHD has identified the measures incorporated into your jurisdiction’s
Housing Plan (Column A). Please indicate in column B the measures used to assist in maintaining and developing affordable during the reporting
period. Please provide a narrative in Column C regarding the success or difficulty in using adopted measures and/or why measures not adopted in the
plan were used. Please note that Housing Qualifies under NRS 278.235 as affordable if it serves with incomes at or below 120 percent of area median
income as determined by the US Department of Housing and Urban Development (HUD) for each jurisdiction.
A
B
C
MEASURE
INCORPORATED
INTO HOUSING
PLAN
USED IN 2020
(PLEASE “X” TO
DENOTE)
NARRATIVE REGARDING
BENEFITS OR BARRIERS
TO USE OF MEASURE
A) Reducing or subsidizing in whole or in part
impact fees, fees for the issuance of building
permits collected pursuant to NRS 278.580 and
fees imposed for the purpose for which an
enterprise fund was created
X Policy 4.2 2010 Master Plan
B) Selling land owned by the city or county, as
applicable, to developers exclusively for the
development of affordable housing at not more
than 10 percent of the appraised value of the land,
and requiring that any such savings, subsidy or
reduction in price be passed on to the purchaser of
housing in such a development.
X Policy 3.9 2010 Master Plan
C) Donating land owned by the city or county to a
nonprofit organization to be used for affordable
housing.
D) Leasing land by the city or county to be used
for affordable housing.
E) Requesting to purchase land owned by the
Federal Government at a discounted price for the
creation of affordable housing pursuant to the
provisions of section 7(b) of the Southern Nevada
Public Land Management Act of 1998, Public
Law 105-263.
X Policy 3.9 2010 Master Plan
F) Establishing a trust fund for affordable housing
that must be used for the acquisition, construction
or rehabilitation of affordable housing.
X Policy 4.3 2010 Master Plan
G) Establishing a process that expedites the
approval of plans and specifications relating to
maintaining and developing affordable housing.
X Policy 1.3 2010 Master Plan
H) Providing money, support or density bonuses
for affordable housing developments that are
financed, wholly or in part, with low-income
housing tax credits, private activity bonds or
money from a governmental entity for affordable
housing, including, without limitation, money
received pursuant to 12 U.S.C. § 1701q and 42
U.S.C. § 8013.
X
Washoe County participates in the
Washoe County HOME Consortium.
I) Providing financial incentives or density
bonuses to promote appropriate transit-oriented
housing developments that would include an
affordable housing component.
X Policy 3.4 2010 Master Plan
J) Offering density bonuses or other incentives to
encourage the development of affordable housing.
X Policy 3.3 & 3.6 2010 Master Plan
K) Providing direct financial assistance to
qualified applicants for the purchase or rental of
affordable housing.
X
3 programs used this measure in 2020
for 65 households.
L) Providing money for supportive services
necessary to enable persons with supportive
housing needs to reside in affordable housing in
accordance with the need identified in the
jurisdiction’s Consolidated Plan.
X X
Policy 5.5 & 5.6 2010 Master Plan; 5
programs used this measure in 2020.
City of Reno, 2020 Annual Housing Progress Report
FORM 1: SELECTED SPECIFIED MEASURES FOR CITY OF RENO
Based upon previous reporting and a review of individual housing plans, NHD has identified the measures incorporated into your jurisdiction’s Housing
Plan (Column A). Please indicate in column B the measures used to assist in maintaining and developing affordable housing during the reporting period.
Please provide a narrative in Column C regarding the success or difficulty in using adopted measures and/or why measures not adopted in the plan
were used. Please note that Housing Qualifies under NRS 278.235 as affordable if it serves with incomes at or below 120 percent of area median
income as determined by the US Department of Housing and Urban Development (HUD) for each jurisdiction.
A
B
C
MEASURE
INCORPORATED
INTO HOUSING
PLAN
USED IN 2020
(PLEASE “X” TO
DENOTE)
NARRATIVE REGARDING
BENEFITS OR BARRIERS
TO USE OF MEASURE
A) Reducing or subsidizing in whole or in part
impact fees, fees for the issuance of building
permits collected pursuant to NRS 278.580 and
fees imposed for the purpose for which an
enterprise fund was created
X X
Chapter 5: Implementation Plan,
Guiding Principle 4, Reimagine
Reno, City of Reno Master Plan, 4
instances recorded, none finished.
B) Selling land owned by the city or county, as
applicable, to developers exclusively for the
development of affordable housing at not more
than 10 percent of the appraised value of the land,
and requiring that any such savings, subsidy or
reduction in price be passed on to the purchaser of
housing in such a development.
X See narrative in A above for source.
C) Donating land owned by the city or county to a
nonprofit organization to be used for affordable
housing.
X X
See A above. Used measure in 1
instances; project not complete.
D) Leasing land by the city or county to be used
for affordable housing.
E) Requesting to purchase land owned by the
Federal Government at a discounted price for the
creation of affordable housing pursuant to the
provisions of section 7(b) of the Southern Nevada
Public Land Management Act of 1998, Public
Law 105-263.
F) Establishing a trust fund for affordable housing
that must be used for the acquisition, construction
or rehabilitation of affordable housing.
X See A above.
G) Establishing a process that expedites the
approval of plans and specifications relating to
maintaining and developing affordable housing.
H) Providing money, support or density bonuses
for affordable housing developments that are
financed, wholly or in part, with low-income
housing tax credits, private activity bonds or
money from a governmental entity for affordable
housing, including, without limitation, money
received pursuant to 12 U.S.C. § 1701q and 42
U.S.C. § 8013.
X X
See A above. 13 instances recorded;
2 projects are complete (South Peak
and Citi)
I) Providing financial incentives or density
bonuses to promote appropriate transit-oriented
housing developments that would include an
affordable housing component.
X
1 instance for project not yet
completed
J) Offering density bonuses or other incentives to
encourage the development of affordable housing.
X X
See A above. Used measure once,
project not yet complete.
K) Providing direct financial assistance to
qualified applicants for the purchase or rental of
affordable housing.
X X
See A above. Used in 3 projects to
help 864 households.
L) Providing money for supportive services
necessary to enable persons with supportive
housing needs to reside in affordable housing in
accordance with the need identified in the
jurisdiction’s Consolidated Plan.
X See A above.
City of Sparks
-
2020 Annual Housing Report
FORM 1: SELECTED SPECIFIED MEASURES FOR CITY OF SPARKS
Based upon previous reporting and a review of individual housing plans, NHD has identified the measures incorporated into your jurisdiction’s Housing
Plan (Column A). Please indicate in column B the measures used to assist in maintaining and developing affordable housing during the reporting period.
Please provide a narrative in Column C regarding the success or difficulty in using adopted measures and/or why measures not adopted in the plan
were used. Please note that Housing Qualifies under NRS 278.235 as affordable if it serves with incomes at or below 120 percent of area median
income as determined by the US Department of Housing and Urban Development (HUD) for each jurisdiction.
A
B
C
MEASURE
INCORPORATED
INTO HOUSING
PLAN
USED IN 2020
(PLEASE “X” TO
DENOTE)
NARRATIVE REGARDING
BENEFITS OR BARRIERS
TO USE OF MEASURE
A) Reducing or subsidizing in whole or in part
impact fees, fees for the issuance of building
permits collected pursuant to NRS 278.580 and
fees imposed for the purpose for which an
enterprise fund was created
B) Selling land owned by the city or county, as
applicable, to developers exclusively for the
development of affordable housing at not more
than 10 percent of the appraised value of the land,
and requiring that any such savings, subsidy or
reduction in price be passed on to the purchaser of
housing in such a development.
X
(See 2016 City of Sparks Housing
Plan p. 7 of 13 which incorporates
measure b, c, d, e, h and l.)
C) Donating land owned by the city or county to a
nonprofit organization to be used for affordable
housing.
X
D) Leasing land by the city or county to be used
for affordable housing.
X X
One instance. The City of Sparks
Redevelopment Agency continues to
lease land to Sierra Crest Sr. Apts, a
72-unit apartment complex located
along a principal transit oriented
development corridor. The term of
the ground lease is through 2055. All
of the units are affordable to
households with incomes ranging
between 30 and 50 percent of the
Area Median Income.
E) Requesting to purchase land owned by the
Federal Government at a discounted price for the
creation of affordable housing pursuant to the
provisions of section 7(b) of the Southern Nevada
Public Land Management Act of 1998, Public
Law 105-263.
X
F) Establishing a trust fund for affordable housing
that must be used for the acquisition, construction
or rehabilitation of affordable housing.
G) Establishing a process that expedites the
approval of plans and specifications relating to
maintaining and developing affordable housing.
H) Providing money, support or density bonuses
for affordable housing developments that are
financed, wholly or in part, with low-income
housing tax credits, private activity bonds or
money from a governmental entity for affordable
housing, including, without limitation, money
received pursuant to 12 U.S.C. § 1701q and 42
U.S.C. § 8013.
X X
4 instances. In 2020, the City of
Sparks Housing Rehabilitation
Program successfully implemented
7 Deferred Loans and 2 Emergency
Repair Grants for a total of 9 single
family households assisted. (2
programs). The City of Sparks
allocates our Private Activity Bond
Cap (PABC) authority to allow
home buyers in Sparks and
elsewhere in the state to use the
MCC program to assist in purchase
through Nevada Rural Housing
Authority (NRHA). The City also
City of Sparks
-
2020 Annual Housing Report
A
B
C
MEASURE
INCORPORATED
INTO HOUSING
PLAN
USED IN 2020
(PLEASE “X” TO
DENOTE)
NARRATIVE REGARDING
BENEFITS OR BARRIERS
TO USE OF MEASURE
participates in the Washoe County
HOME Consortium to fund
properties located in City of Reno
and City of Sparks.
I) Providing financial incentives or density
bonuses to promote appropriate transit-oriented
housing developments that would include an
affordable housing component.
X
The MUD (Mixed Use District) is
located along transit lines and allows
for higher densities and eliminates
the need for master plan amendments
for higher densities while simplifying
the entitlement process.
J) Offering density bonuses or other incentives to
encourage the development of affordable housing.
X
The MUD (Mixed Use District)
allows for higher densities and
eliminates the need for master plan
amendments for higher densities
while simplifying the entitlement
process.
K) Providing direct financial assistance to
qualified applicants for the purchase or rental of
affordable housing.
X
3 instances. The city of Sparks
allocates our Private Activity Bond
Cap (PABC) authority to allow for
first time home buyers in Sparks and
elsewhere to assist in the purchase
through the Nevada Rural Housing
Authority (NRHA). City of Sparks
provides HOME dollars to the
WCHC for rental assistance. CARES
Act Funding was also used to support
a joint rental assistance program.
L) Providing money for supportive services
necessary to enable persons with supportive
housing needs to reside in affordable housing in
accordance with the need identified in the
jurisdiction’s Consolidated Plan.
X X
3 instances. City of Sparks allocates
funding to support the operations of
the Community Assistance Center
(CAC) (AKA - Homeless Center)
and supportive services with the City
of Reno and Washoe County. City of
Sparks HOME funds are used by
WCHC for supportive services.
CARES Act funds were also used for
jointly provided supportive services
for homeless individuals.
2020 Annual Housing Report
Attachment C – Form 2
From Jurisdiction Reports
Print Date: 2/17/2021 11:19 AM 2020 Annual Housing Progress Report
FORM 2: Selected Specified Measures
City or County Name: Clark County
Reporting Period: Calendar Year 2020
Row #
Measure
(refer to
letter on
Form 1)
Project Name Address/APN Zip
Project
Status
Low
Income
Units Lost
Very Low
Income
Units Lost
Middle
Income
Units
Lost
# Low
Income
Maintained
# Very Low
Income
Maintained
# Middle
Income
Maintained
Total # of
units
Funded/
Developed
Low
Income
Units Only
Very Low
Income
Units Only
Middle
Income
Units Only
Unit Type &
Tenure
# Units
Restricted
Term
(yrs)
1
A,G,H,J
CLSN - Fort Apache Senior/Crescendo Apartments (10
HOME units, 20 yr restrictions)
9550 W. Russell
89148 C 195 116 79 MFR 195 30
2 H
ACSFH - Carefree Living Overton 130 S. Conley St.
89040 U 20 MFR 20 50
3 H
Espinoza Terrace (with Henderson) 171 W. Van Wagenan St.
89015 C - Hend 100 MFR 100 50
4 K
Help of SN - CABHI (monthly rent, LIHTF) Various Addresses
N/A N/A 30 0 30 Other N/A N/A
5 K
Help of SN - Hospital to Home (monthly rent, LIHTF) Various Addresses
N/A N/A 45 0 45 Other N/A N/A
6 K
CCSS - HPTAY - Mainstream Housing Choice Vouchers
(security deposits, utility deposits, LIHTF)
Various Addresses
N/A F 22 0 22 Other N/A N/A
7 K,L
CCSS-CRF: CHAP CARES Housing Assistance Program Various Addresses
N/A N/A 7191 0 7191 Other N/A N/A
8 K,L
CCSS-CRF: Economic Opportunity Board CHAP Various Addresses
N/A N/A 239 0 239 Other N/A N/A
9 K,L
CCSS-CRF: Emergency Aid Boulder City CHAP Various Addresses
N/A N/A 54 0 54 Other N/A N/A
10 K,L
CCSS-CRF: Family Promise CHAP Various Addresses
N/A N/A 141 0 141 Other N/A N/A
11 K,L
CCSS-CRF: HELP of Southern Nevada CHAP Various Addresses
N/A N/A 669 0 669 Other
N/A N/A
12 K,L
CCSS-CRF: HopeLink CHAP Various Addresses
N/A N/A 631 0 631 Other N/A N/A
13 K,L
CCSS-CRF: Jewish Family Services Agency CHAP Various Addresses
N/A N/A 216 0 216 Other N/A N/A
14 K,L
CCSS-CRF: Lutheran Social Services of NV CHAP Various Addresses
N/A N/A 50 0 50 Other N/A N/A
15 K,L
CCSS-CRF: Money Management Intl CHAP Various Addresses
N/A N/A 98 0 98 Other N/A N/A
16 K,L
CCSS-CRF: Nevada Partners CHAP Various Addresses
N/A N/A 376 0 376 Other N/A N/A
17 K,L
CCSS-CRF: NHSSN CHAP Various Addresses
N/A N/A 211 0 211 Other N/A N/A
18 K,L
CCSS-CRF: Opportunity Alliance CHAP Various Addresses
N/A N/A 101 0 101 Other N/A N/A
19 K,L
CCSS-CRF: Safe Nest CHAP Various Addresses
N/A N/A 45 0 45 Other N/A N/A
20 K,L
CCSS-CRF: SNV CHIPS CHAP Various Addresses
N/A N/A 492 0 492 Other N/A N/A
21 K,L
CCSS-CRF: The Salvation Army CHAP Various Addresses
N/A N/A 138 0 138 Other N/A N/A
22 K,L
CCSS-CRF: ULAN CHAP Various Addresses
N/A N/A 401 0 401 Other N/A N/A
23 K,L
Clark County FUSE: Next Step PSH (HELP) Various Addresses
N/A N/A 19 0 19 Other N/A N/A
24 K,L
Clark County Social Service: BFZ-PSH (HELP) Various Addresses
N/A N/A 14 0 14 Other N/A N/A
25 K,L
Clark County Social Service: BFZ-PSH (LSSN) Various Addresses
N/A N/A 4 0 4 Other N/A N/A
26 K,L
Clark County Social Service: Healthy Living PSH (HELP) Various Addresses
N/A N/A 16 0 16 Other N/A N/A
27 K,L
Clark County Social Service: Keeping Families Together
(RRH)
Various Addresses
N/A N/A 10 0 10 Other N/A N/A
28 K,L
Clark County Social Service: New Beginnings PSH (HELP) Various Addresses
N/A N/A 70 0 70 Other N/A N/A
29 K,L
Clark County Social Service: STAR PSH Program Various Addresses
N/A N/A 37 0 37 Other N/A N/A
30 K,L
Clark County Social Service: STAR TH-RRH (RRH) Various Addresses
N/A N/A 48 0 48 Other N/A N/A
31 K,L
Clark County Social Service: STAR TH-RRH (TH) Various Addresses
N/A N/A 7 0 7 Other N/A N/A
32 K,L
Economic Opportunity Board Various Addresses
N/A N/A 260 0 260 Other N/A N/A
33 K,L
Family Promise: Promises to Keep Program Various Addresses
N/A N/A 71 0 71 Other N/A N/A
34 K,L
FirstMed Health & Wellness Ctr: Supporting Housing Various Addresses
N/A N/A 1 0 1 Other N/A N/A
35 K,L
HELP of Southern Nevada: A New Start PSH Various Addresses
N/A N/A 15 0 15 Other N/A N/A
36 K,L
HELP of Southern Nevada: CCHIP Family RRH Various Addresses
N/A N/A 34 0 34 Other N/A N/A
37 K,L
HELP of Southern Nevada: CCHIP Family RRH - DFS Various Addresses
N/A N/A 23 0 23 Other N/A N/A
38 K,L
HELP of Southern Nevada: ERS CC RRH Various Addresses
N/A N/A 3 0 3 Other N/A N/A
39 K,L
HELP of Southern Nevada: Help Them Home Various Addresses
N/A N/A 3 0 3 Other N/A N/A
40 K,L
HopeLink: CCHIP Family RRH Various Addresses
N/A N/A 45 0 45 Other N/A N/A
41 K,L
HopeLink: CCHIP Family RRH - DFS Various Addresses
N/A N/A 30 0 30 Other N/A N/A
Print Date: 2/17/2021 11:19 AM 2020 Annual Housing Progress Report
Row #
Measure
(refer to
letter on
Form 1)
Project Name Address/APN Zip
Project
Status
Low
Income
Units Lost
Very Low
Income
Units Lost
Middle
Income
Units
Lost
# Low
Income
Maintained
# Very Low
Income
Maintained
# Middle
Income
Maintained
Total # of
units
Funded/
Developed
Low
Income
Units Only
Very Low
Income
Units Only
Middle
Income
Units Only
Unit Type &
Tenure
# Units
Restricted
Term
(yrs)
42
K,L
HopeLink: FRC Program Various Addresses
N/A N/A 361 0 361 Other N/A N/A
43 K,L
HopeLink: FSIP Various Addresses
N/A N/A 1 0 1 Other N/A N/A
44 K,L
HopeLink: HomeLink Expansion Program Various Addresses
N/A N/A 27 0 27 Other N/A N/A
45 K,L
HopeLink: HomeLink Program Various Addresses
N/A N/A 39 0 39 Other N/A N/A
46 K,L
Kline Veterans Fund - Homeless Veterans Fund Various Addresses
N/A N/A 11 0 11 Other N/A N/A
47 K,L
Lutheran Social Services of NV: CCHIP Family RRH Various Addresses
N/A N/A
36 0 36 Other N/A N/A
48 K,L
Lutheran Social Services of NV: CCHIP Family RRH DFS Various Addresses
N/A N/A 27 0 27 Other N/A N/A
49 K,L
Lutheran Social Services of NV: ESG Homeless Prev. Various Addresses
N/A N/A 5 0 5 Other N/A N/A
50 K,L
Lutheran Social Services of NV: ESG RRH Program Various Addresses
N/A N/A 1 0 1 Other N/A N/A
51 K,L
Lutheran Social Services of NV: Welcome H.O.M.E. Various Addresses
N/A N/A 8 0 8 Other N/A N/A
52 K,L
Nevada Partners: Clark County ESG Program Various Addresses
N/A N/A 3 0 3 Other N/A N/A
53 K,L
St. Jude's Ranch: A Place Called Home Various Addresses
N/A N/A 1 0 1 Other N/A N/A
54 K,L
St. Jude's Ranch: Crossings TH-RRH Program (RRH) Various Addresses
N/A N/A 21 0 21 Other N/A N/A
55 K,L
St. Jude's Ranch: New Crossings Program Various Addresses
N/A N/A 7 0 7 Other N/A N/A
56 K,L
The Salvation Army: Emerg Rental Assistance (EACN) Various Addresses
N/A N/A 2 0 2 Other N/A N/A
57 K,L
The Salvation Army: Emerg Rental Asst (CARES) Various Addresses
N/A N/A 21 0 21 Other N/A N/A
58 K,L
The Salvation Army: Family Services CC RRH Diversion Various Addresses
N/A N/A 15 0 15 Other N/A N/A
59 K,L
The Salvation Army: Housing the Homeless Various Addresses
N/A N/A 13 0 13 Other N/A N/A
60 K,L
United Labor Service Agency - United Way Various Addresses
N/A N/A 1 0 1 Other N/A N/A
61 A,G,H
Nevada Hand - Flamingo Pines 1 ( 6 HOME units, 20 yr
restriction)
8710 W. Flamingo Road 89147 C 66 0 53 MFR 53 50
62 A,G,H
Nevada Hand - Flamingo Pines 2 ( 6 HOME units, 20 yr
restriction)
8710 W Flamingo Road 89147 C 66 0 53 MFR 53 50
63 G, H
AHPI - Wardelle Street Townhouses (joint with Las Vegas, 7
HOME units, 20 yr restriction)
2901 E. Bonanza Road 89101 U 57 0 57 MFR 57 50
64 A,G,L
ASI - Stepping Stone Apartments (NSP, special use units)
South Mohave Road 89104 C 10 0 10 MFR 10 20
65 A, G, H
SSH - City Impact Senior Housing (6 HOME units with 20 yr
restrictions, Joint w/City of Las Vegas, LIHTF, NHTF)
978 E Sahara Avenue 89104
C-LV 66 0 65 MFR
65 50
66 A,G,H,J
CLSN - Oquendo Road Senior Apartments (9 HOME units, 20
yr restriction)
West Oquendo Road 89148
U 201 195 6 MFR
201 30
67 H
Desert Oasis II (joint with Las Vegas) 4445 Diamond Head Drive 89110
U 43 0 43 MFR
43 50
68 A,G,H,J
North 5th Street 2 Apartments (AKA Rome Pines 2, Joint
with NLV)
N 5th Street & E Rome Blvd 89031
U 116 0 105 MFR
105 50
69 A,G,H
Flamingo Pines 3 ( 1 HOME unit, 20 yr restriction) 8710 W. Flamingo Road 89147
U 43 0 43 MFR
43 50
70 H
Old Mill Village (located in Mesquite, Clark Co HOME, USDA
515)
302 E. Old Mill Road 89027
U 2 33 39 MFR
35 50
71 A,G,H,J
Blue Diamond Senior Apartments (Clark Co. HOME)
S. Quarterhourse Lane/Blue
Diamond Road
89178
U 180 177 3 MFR
180 30
72
A,G,L
NCEP Spencer St. (NSP and Clark Co. HOME funds, joint
with NLV)
4144 Spencer Street 89119
U 22 22 Other/MFR
22 NA
73 A,G,L
NCEP Spencer Street Phase II 4144 Spencer Street 89119
F 22 22 Other/MFR
22 NA
74 A,G,L
Vegas Valley Supportive Housing 4955 E. Vegas Valley Drive 89121
F 69 56 13 MFR
69 20
75 A,G,H,J
Decatur and Alta Phase II (joint with Las Vegas, income
averaging with 36 @ 30%, 2 @ 50%, 321 @ 60%, 56 @ 70%
and 5 @ 80% AMI )
400 S. Decatur 89032
F 420 38 382 MFR
420 20
76 A,G,H,J
Rome South Senior (joint with NLV)
SW Corner of E. Rome Blvd &
N. 5th Street
89084
F 75 74 1 MFR
75 20
77 A,G,H,J
Lake Mead West (joint with NLV) 3286 Coran Lane North 89106
F 156 156 MFR
156 20
78
79
Total 0 0 0 2 153 0 337 116 195 0 1924
Printing Date: 2/17/2021 12:11 PM 2020 Annual Housing Progress Report
FORM 2: Selected Specified Measures
City or County Name: Boulder City
Reporting Period: Calendar Year 2020
Row #
Measure (refer
to letter on
Form 1)
Project Name Address/APN Zip
Project
Status
Low Income
Units Lost
Very Low
Income Units
Lost
Middle Income
Units Lost
# Low Income
Maintained
# Very Low
Income
Maintained
# Middle
Income
Maintained
Total # of units
Funded/
Developed
Low Income
Units Only
Very Low
Income Units
Only
Middle
Income Units
Only
Unit Type &
Tenure
# Units
Restricted
Term
(yrs)
1
2
3
4
5
6
7
8
9
10
11
12
13
14
15
16
17
18
19
insert
additional rows
if needed
20 Total 0 0 0 0 0 0 0 0 0 0 0
Print Date: 2/17/2021 2:46 PM 2020 Annual Housing Progress Report
FORM 2: Selected Specified Measures
City or County Name: City of Henderson
Reporting Period: Calendar Year 2020
Row #
Measure
(refer to letter
on Form 1)
Project Name Address/APN Zip
Project
Status
Low Income
Units Lost
Very Low
Income Units
Lost
Middle
Income Units
Lost
# Low Income
Maintained
# Very Low
Income
Maintained
# Middle
Income
Maintained
Total # of
units Funded/
Developed
Low Income
Units Only
Very Low
Income Units
Only
Middle
Income Units
Only
Unit Type
Tenure
&
# Units
Restricted
Term
(yrs)
1
A,H
Imagine Phase II Apts Stephanie Paseo (mixed income project,
rents at MFR, Henderson HOME & AHTF for 11 units)
1490 Paseo Verde Parkway 89012 F 123 9 2 MFR 11 20
2
A,H
Highland Village (rehab of existing HUD assistedproject, all
120 units have PBRA through Section 8 HAP contracts, 10
units Henderson HOME and AHTF)
301 Taylor St. 89015 F 120 MFR 120 30
3
A, H
Espinoza Terrace (RAD project, 10 HOME units, 15 year
restriction)
171 W. Van Wagenen St. 89015 C 100 MFR 100 50
4
K,L
TBRA through Hopelink of SNV (AHTF, monthly rent, utility
deposits)
various various NA 48 0 48 NA NA NA
5
K,L
TBRA through St. Jude's Children's Ranch (AHTF, monthly rent,
utility deposits)
various various NA 20 0 20
6
K,L
TBRA through The Salvation Army (AHTF, monthly rent, utility
deposits)
various various NA 17 0 17
7
K,L HopeLink: Henderson COVID Response Various Addresses N/A N/A 216 0 216 Other N/A N/A
8
H
Rebuilding Together of Southern Nevada, single family rehab
program (2 of 7 complete)
various various NP-C 0 2 0 SFS NA NA
9
H
Rebuilding Together of Southern Nevada, single family rehab
program (2 of 7 complete)
various various U 0 5 0 SFS NA NA
10
H
City of Henderson Bond Cap to NRHA for homebuyer program
Home At Last
TM
Mortgage Credit Certificate Program (see
notes)
various various NP-C SFS NA NA
11
H
Capistrano Pines rehab (4%/Bond project, City of Henderson
Bond Cap, 2018)
400 N. Major Ave. 89015 C 180 4 184 MFR 184 30
12
NA Vintage at Seven Hills rehab (4%/Bond project) 845 Seven Hills Dr. 89052 F 220 24 244 MFR 244 30
13
14
15
16
17
18
19
20
insert
additional
rows if needed
Total
0 0 0 400
248 0 184 0 0 0 659
Printing Date: 2/17/2021 2:22 PM 2020 Annual Housing Progress Report
FORM 2: Selected Specified Measures
City or County Name: City of Las Vegas
Reporting Period: Calendar Year 2020
Row #
Measure
(refer to letter
on Form 1)
Project Name Address/APN Zip
Project
Status
Low Income
Units Lost
Very Low
Income Units
Lost
Middle
Income
Units Lost
# Low Income
Maintained
# Very Low
Income
Maintained
# Middle
Income
Maintained
Total # of units
Funded/
Developed
Low Income
Units Only
Very Low
Income Units
Only
Middle Income
Units Only
Unit Type
Tenure
&
# Units
Restricted
Term
(yrs)
1
H
Eastern Sr. Apts. (Fed. & State HOME, AHTF, 7 HOME units
with 20 yr restrictions)
832 N. Eastern Ave. 89101 F 60 51 MFR 51 50
2
H City Impact (joint with Clark Co) 978 E. Sahara 89104 C 66 0 65 MFR 65 50
3
H
Wardell Street Townhomes (13 HOME units, joint with Clark
Co.)
2901 E. Bonanza Rd. 89101 U 57 0 57 MFR 57 50
4
H Ruby Duncan Manor (HOME and CDBG) 500 West Owens Ave. 89106 C 30 MFR 30 10
5
H
Archie Grant Park Apts. rehab (City of Las Vegas HOME
restrictions for 15 years)
1720 Searles 89101 U 0 125 MFR 125 50
6
H 500 Jefferson St. Apts. (City of LV HOME, 15 yr.) 500 Jefferson Ave. 89106 U 6 4 2 MFR 6 15
7
H
Desert Oasis II (joint with Clark Co. Las Vegas HOME, 20 year
restrictions)
4445 Diamond Head Dr. 89110 U 43 43 MFR 43 50
8
H
Decatur/ Alta Apts. (joint with Clark, tax exempt activity
bonds, income averaging with 36 @ 30%, 2 @ 50%, 321 @
60%, 56 @ 70% and 5 @ 80% AMI)
400 S. Decatur 89117 U 420 382 38 MFR 420 30
9
K
City of Las Vegas HOPWA Subrecipients TBRA (rent, HOPWA,
see notes)
various NA NA 50 0 50 NA NA NA
10
K,L HOPWA Transitional and Permanent Housing (see notes) various various NA 1,364 0 1,364 NA NA NA
11
H Single Family Homeowner Rehab (occupant owned, CDBG) various various NP-C 20 4 16 SFS 0 NA
12
K,L
City of Las Vegas Housing Assistance Program Covid-19
related housing assistance (85 ESG - CV, 94 CDBG - CV, 89
CARES Act)
NA NA NA 268 80 185 3 NA NA NA
13
K,L City of Las Vegas: Flexible Housing Various Addresses N/A N/A 11 0 11 Other N/A N/A
14
15
16
17
18
19
20
21
NA Maryland Villas 701 N 13Th St. 89101 L 108 NA NA NA
22
insert
additional
rows if needed
23
Total
108 0 0 0 155 0 66 0 65 0 797
Printing Date: 2/3/2021 8:40 PM 2020 Annual Housing Progress Report
FORM 2: Selected Specified Measures
City or County Name: City of Mesquite
Reporting Period: Calendar Year 2020
Row #
Measure
(refer to
letter on
Form 1)
Project Name Address/APN Zip
Project
Status
Low
Income
Units Lost
Very Low
Income
Units Lost
Middle
Income
Units
Lost
# Low
Income
Maintained
# Very Low
Income
Maintained
# Middle
Income
Maintained
Total # of
units
Funded/
Developed
Low
Income
Units Only
Very Low
Income
Units Only
Middle
Income
Units Only
Unit Type &
Tenure
# Units
Restricted
Term
(yrs)
1
Old Mill Village (located in Mesquite, Clark Co project with
Clark Co. HOME, USDA 515)
302 E. Old Mill Road 89027 U 2 33 39 MFR 35 50
2
River's Bend (LIHTC single family homes that can be
purchased by homeowner after 15 years - 11 purchased in
2020)
L 11
3
4
5
6
7
8
9
10
11
12
13
14
15
16
17
18
19
insert
additional
rows if
needed
20 Total 11 0 0 2 33 0 0 0 0 0 35
Print Date: 2/17/2021 3:09 PM 2020 Annual Housing Progress Report
FORM 2: Selected Specified Measures
City or County Name: City of North Las Vegas
Reporting Period: Calendar Year 2020
Row #
Measure
(refer to
letter on
Form 1)
Project Name Address/APN Zip
Project
Status
Low
Income
Units Lost
Very Low
Income
Units Lost
Middle
Income
Units
Lost
# Low
Income
Maintained
# Very Low
Income
Maintained
# Middle
Income
Maintained
Total # of
units Funded/
Developed
Low
Income
Units Only
Very Low
Income
Units Only
Middle
Income
Units Only
Unit Type &
Tenure
# Units
Restricted
Term
(yrs)
1
H
NCEP Spencer St Project with permanent supportive
housing (SRO) for individuals with traumatic brain
injuries (NSP, joint with Clark County - in Clark
County jurisdiction)
Spencer and Flamingo Rd,
in
89119 U-Clark 22 22 Other 22
2
A,H
Rome Pines/North 5th Ave. (HOME, 152 units with
60% AMI, 24 with 80% AMI)
N. Rome Blvd. & N. 5th St.
89084 C 176 149 3 MFR 152 30
3
A,H
Rome Pines II/ North 5th Ave. Phase II (HOME, 11 @
80% AMI)
N. Rome Blvd. & N. 5th St.
89084 U 116 105 MFR 105 30
4
NA
Homebuyer Down Payment Assistance (correction to
inventory; pre 2013 units restricted in perpetuity,
post-2013 units restricted for 5 yrs)
various
various C 213 213 SFS 213 5
5
K
Owner Occupied Rehab Program (program approved
for additional funding in 2020 but no units funded
yet)
various
various NP-C SFS NA NA
6
K,L
City of North Las Vegas: CHAP Various Addresses
N/A N/A 370 0 370 Other N/A N/A
7
H
Rome South Senior (5 CNLV HOME units)
SW Corner of E. Rome Blvd
& N. 5th Street
89084
F 75 74 1 MFR
75 20
8
Lake Mead West 3286 Coran Lane North 89106
F 156 156 MFR
156 20
9
K,L
HELP of Southern Nevada: NLV ESG Rent & Utilities Various Addresses N/A
N/A 38 0 38 Other
N/A N/A
10
K,L
The Salvation Army: Family Services NLV ESG-CV Various Addresses N/A
N/A 7 0 7 Other
N/A N/A
11
K,L
Nevada Partners: NLV ESG Program Various Addresses N/A
N/A 38 0 38 Other
N/A N/A
12
13
14
15
16
17
18
19
20
insert
additional
rows if
needed
Total
0 0 0 0 0 0 389 362 3 0 723
Print date: 2/3/2021 8:32 PM 2020 Annual Housing Progress Report
FORM 2: Selected Specified Measures
City or County Name: Washoe County
Reporting Period: Calendar Year 2020
Row #
Measure
(refer to
letter on
Form 1)
Project Name Address/APN Zip
Project
Status
Low
Income
Units Lost
Very Low
Income
Units Lost
Middle
Income
Units
Lost
# Low
Income
Maintained
# Very Low
Income
Maintained
# Middle
Income
Maintained
Total # of
units
Funded/
Developed
Low
Income
Units Only
Very Low
Income
Units Only
Middle
Income
Units Only
Unit Type &
Tenure
# Units
Restricted
Term
(yrs)
1
K,L
Permanent Supportive Housing (HUD contracts, general
funds)
NA NA NA 10 10 NA NA
2
K,L Shelter Plus Care with VOA (HUD contracts, general funds) NA NA NA 17 17 NA NA
3
K,L
Low Income Housing Trust Fund TBRA, security deposit
assistance and case management (AHTF)
NA NA NA 38 38 NA NA
4
H Washoe County HOME Consortium participation
5
L
CARES Act funding for Homeless Shelter mitigation and
services for Covid-19 pandemic
6
L
Washoe County General Fund support of regional homeless
shelters, joint with City of Reno and City of Sparks,
operation of Our Place.
7
8
9
10
11
12
13
14
15
16
17
NA
Correction/change on NSP project Zephyr (inventory kept
on City of Sparks list)
NC-Sparks -3 3
18
19
insert
additional
rows if
needed
20 Total 0 0 0 0 0 0 0 0 0 0 0
Print date: 2/3/2021 8:36 PM 2020 Annual Housing Progress Report
FORM 2: Selected Specified Measures
City or County Name: City of Reno
Reporting Period: Calendar Year 2020
Row #
Measure
(refer to
letter on
Form 1)
Project Name Address/APN Zip
Project
Status
Low
Income
Units Lost
Very Low
Income
Units Lost
Middle
Income
Units
Lost
# Low
Income
Maintained
# Very Low
Income
Maintained
# Middle
Income
Maintained
Total # of
units
Funded/
Developed
Low
Income
Units Only
Very Low
Income
Units Only
Middle
Income
Units Only
Unit Type &
Tenure
# Units
Restricted
Term
(yrs)
1
H
Summit Club AKA Summit Sierra (11 HOME units - 35 year
restriction)
1660 Whites Creek Ln. 89511 U 574 38 117 MFR 155 30
2
H,I
Steamboat by Vintage (5 HOME units with 20 year
restrictions)
Geiger Grade Rd. and S.
Virginia St.
89521 U 360 355 5 MFR 360 30
3
A,H,I
Sky Mountain by Vintage (5 HOME units with 20 year
restrictions)
4855 Summit Ridge Drive 89523 U 288 288 5 MFR 288 30
4
K
Deposit Assistance Program - security & utility deposits,
application fees (AHTF, CARES Act Rental Assistance)
NA NA NA 704 704 0 NA NA NA
5
K
Rapid Rehousing Program (AHTF) - all or part of rental
utility costs.
NA NA NA 78 0 78 NA NA NA
6
K
CABHI (covers all or part of rent and utilities, Volunteers of
America)
NA NA NA 82 0 82 NA NA NA
7
H Willie J. Wynn aka Sutro St (WCHC HOME) 1225 Hillboro Ave. 89512 U 44 0 44 MFR 44 50
8
A, H Ridge House (Group Home, WCHC HOME) various 89503 F 6 6 Other 6 beds 15
9
H,J Sanctuary Senior (5 WCHC HOME, 30 yr) 301 Gentry Way 89502 U 208 203 5 MFR 208 30
10
A, H Ridge House (Group Home, WCHC HOME) various 89503 U 6 6 Other 6 beds 15
11
A
Eddy House - 50 shelter and transitional beds (City of Reno
fee abatement)
888 Willow St. 89502 C-Group 50 50 Other 50 NA
12
C,H
Truckee Meadows Housing Solutions (City of Reno
donation of land and additional funds)
West Fourth St and Keystone
Ave.
89502 U 9 9 MFR NA NA
13
H South Peak/Diamond Creek (WCHC HOME) 1205 S. Meadows Pkwy. 89521 C 247 41 MFR 288 30
14
H Citi Vista/Citi (WCHC HOME) 650 Record St. 89512 C 141 11 MFR 152 30
15
NA
Joseph's Inn/ El Centro (rehab, 9% LIHTC, NHTF, 22 units
PBRA, no measures used)
101 State St. 89501 C 4 22 MFR 26 50
16
NA
Joseph's Inn/ El Centro (rehab, 9% LIHTC, NHTF, 22 units
PBRA, no measures used)
101 State St. 89501 L 3 NA NA NA
17
NA Ridgeview/The Bluffs ( no measures used) 4050 Gardella Ave. 89512 NA 295 5 MFR 300 30
18
H
Marvel Way (3 HOME units @ 30% AMI, 4 HOME units @
50% AMI, funding includes private donation, NV HOME &
WCHC HOME, National Housing Trust Funds, FHLB)
McCarran Blvd. & Airway Dr. 89502 F 42 42 MFR 42 50
19
H
Greyhaven (3 HOME units @ 30% AMI, 7 HOME @ 50%
AMI,WCHC HOME, located in City of Sparks)
2314 Greyhaven Ln 89431 F 36 34 MFR 34 50
20
H Springview (4 HOME units @50% AMI, WCHC HOME, AHTF) 2355 Clearacre Ln 89512 F 180 176 4 MFR 180 30
21
NA
Pinewood Terrace (4%/Bond rehab, all units have HAP
contract, no measures used)
1455 Evelyn Way 89502 F 50 MFR 50 30
22
NA
Silver Terrace (4%/Bond Rehab, no measures used, HUD
Section 8 20 year contracts on 97 units )
1611 Wedekind Rd. 89512 F 29 97 126 MFR 126 30
23
H Whittell Pointe (4%/Bond rehab) 1855 Selmi Dr. 89512 F 223 5 228 MFR 228 30
24
insert
additional
rows if
needed
25 Total 3 0 0 939 231 0 0 0 0 0 2531
Print date: 2/3/2021 7:39 PM 2020 Annual Housing Progress Report
FORM 2: Selected Specified Measures
City or County Name: City of Sparks
Reporting Period: Calendar Year 2020
Row #
Measure
(refer to
letter on
Form 1)
Project Name Address/APN Zip
Project
Status
Low
Income
Units Lost
Very Low
Income
Units Lost
Middle
Income
Units
Lost
# Low
Income
Maintained
# Very Low
Income
Maintained
# Middle
Income
Maintained
Total # of
units
Funded/
Developed
Low
Income
Units Only
Very Low
Income
Units Only
Middle
Income
Units Only
Unit Type &
Tenure
# Units
Restricted
Term
(yrs)
1
D Ongoing lease for Sierra Crest
2
K,L
Community Assistance Center funding, Continuum of Care
funding, joint with City of Reno and Washoe County (Sparks
General Fund, CDBG)
3
K,L Covid-19 rental assistance joint projects ($122,114)
4
H
City of Sparks Bond Cap to NRHA for MCC single family
program
5
H, K, L
City of Sparks participation in Washoe County HOME
Consortium which supports rental assistance, supportive
services and housing development.
6
H Housing Rehabilitation Deferred Loans (CDBG) varies throughout Sparks varies NP-C 7 SFS NA NA
7
H Emergency Repair Grant Program (CDBG) varies throughout Sparks varies NP-C 2 SFS NA NA
8
NA Greyhaven (WCHC HOME) 2314 Greyhaven Ln 89431 F 34 34 MFR 34 50
9
10
11
12
13
14
15
16
17
NA
Correction reported by Washoe County on Zephyr Units
(not VLI units)
L 3
18
NA
Correction reported by Washoe County on Zephyr Units
(Units set aside for 120% of AMI and below)
C 3
19
insert
additional
rows if
needed
20 Total 0 3 0 9 0 0 0 0 0 3 34
