Housing Needs Assessment - City of Battle Ground - FINAL DRAFT JANUARY 2021
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Housing Needs Assessment City of Battle Ground – FINAL DRAFT JANUARY 2021
Table of Contents
1.0. Community Profile ............................................................................................................... 1-1
1.1. Population Characteristics ........................................................................................................ 1-1
1.2. Household Characteristics......................................................................................................... 1-5
2.0. Workforce Profile ................................................................................................................ 2-1
3.0. Housing Inventory ............................................................................................................... 3-1
3.1. Housing Inventory ..................................................................................................................... 3-1
3.2. Housing Affordability ................................................................................................................ 3-6
4.0. Land Capacity ...................................................................................................................... 4-1
4.1. Planning for Growth .................................................................................................................. 4-1
4.2. Baseline Capacity Analysis......................................................................................................... 4-4
5.0. Housing Gaps and Needs ...................................................................................................... 5-1
5.1. Housing Production ................................................................................................................... 5-1
5.2. Housing Choice and Diversity .................................................................................................... 5-1
5.3. Affordable Home Ownership Options....................................................................................... 5-2
5.4. Rental Housing .......................................................................................................................... 5-2
5.5. Community Vision around Development .................................................................................. 5-3
Appendix A. Battle Ground Community Survey Summary .......................................................... A-1
FINAL DRAFT – January 2021 iTable of Exhibits
Exhibit 1. Historical and Projected Population in Battle Ground, 2010-2035. ........................................ 1-1
Exhibit 2. Annual Population Growth Rates in Battle Ground and Clark County, 2010-2019. ................ 1-2
Exhibit 3. Age and Sex Distribution, Battle Ground and Clark County, 2018. ......................................... 1-2
Exhibit 4. Population Projections by Age Bracket, Clark County ............................................................. 1-3
Exhibit 5. Population by Race and Ethnicity (2018) ................................................................................. 1-4
Exhibit 6. People of Color Population Detail (2018) ................................................................................ 1-4
Exhibit 7. Housing Tenure in Battle Ground, 2018 .................................................................................. 1-5
Exhibit 8. Household Size by Tenure in Battle Ground, 2018. ................................................................. 1-6
Exhibit 9. Median Household Income by Household Type, 2018 ............................................................ 1-7
Exhibit 10. Percentage of Households by Income Level and Tenure in Battle Ground, 2012-2016 ....... 1-7
Exhibit 11. Household Cost Burden by Tenure in Battle Ground, 2016. ................................................. 1-8
Exhibit 12. Cost Burden Status by Income Level, Battle Ground Households, 2016. .............................. 1-9
Exhibit 13. Cost-Burdened Households by Type and Income Level in Battle Ground, 2016 ................. 1-10
Exhibit 14. Top 10 Sectors by Job Count in Battle Ground, 2018. ........................................................... 2-1
Exhibit 15. Monthly Earnings for Battle Ground Workers and Residents, 2018. .................................... 2-1
Exhibit 16. Top Five Growth Industries in Clark County, 2018 – 2028 .................................................... 2-2
Exhibit 17. Housing Inventory by Type in Battle Ground, 2019. ............................................................. 3-1
Exhibit 18. Housing Unit Sizes Compared to Household Sizes in Battle Ground, 2018. .......................... 3-2
Exhibit 19. Battle Ground Housing Units by Affordability and Tenure, 2016 .......................................... 3-3
Exhibit 20. Housing Production by Year Built and Housing Types, Battle Ground 2010-2019................ 3-4
Exhibit 21. Percent change since 2010 in Typical Home Value, Average Rental Rates, and HUD AMI. .. 3-6
Exhibit 22. Average Home Price in Battle Ground and Clark County, 2010-2020. .................................. 3-7
Exhibit 23. Home Ownership Affordability in Battle Ground, 2020 YTD. ................................................ 3-7
Exhibit 24. Home ownership costs for average and bottom tier homes in Battle Ground, 2020 YTD. ... 3-8
Exhibit 25. Rental Affordability in Battle Ground, 2010-2018 ................................................................. 3-9
Exhibit 26. Public and Subsidized Housing in the City of Battle Ground ............................................... 3-11
Exhibit 27. Subsidized Housing Units by Target Tenant Type in Battle Ground, 2020 .......................... 3-11
Exhibit 28. Future Population and 2015- 2035 ........................................................................................ 4-1
FINAL DRAFT – January 2021 iiExhibit 29. Residential Land Capacity City and UGA 2018 ....................................................................... 4-1
Exhibit 30. Current Land Use in Battle Ground and its Urban Growth Area ........................................... 4-2
Exhibit 31. Future Land Use in Battle Ground ......................................................................................... 4-3
Exhibit 32. Housing Types Allowed by Zone. ........................................................................................... 4-4
Exhibit 33. Battle Ground Density by Zone City Limits 2015-Present ..................................................... 4-5
Exhibit 34. Baseline Residential Capacity Using Variable Density Assumptions ..................................... 4-6
Exhibit 35. Housing Units Needed by 2035, Battle Ground. .................................................................... 5-1
Exhibit 36. Rental Households by Income Compared to Rental Supply by Affordability, 2016 .............. 5-3
FINAL DRAFT – January 2021 iiiSummary of Key Findings
▪ Housing affordability is a growing challenge in the region. The Portland metropolitan area, of
which Battle Ground is a part, is the second most expensive area in Washington state behind the
Seattle metropolitan area. As the region has grown, rents and home prices have increased, but
wages for many jobs have not.
▪ Housing costs are rising faster than incomes. Since 2010, Battle Ground home values have
increased by 64%. During the same time period, median family income (HAMFI) increased by only
29%. Average rental rates have increased almost as much as home values (59% from 2010 to 2020),
resulting in average rents of $1,581.
▪ Nearly one third of households (32%) in Battle Ground are housing cost-burdened, spending more
than 30 percent of their incomes on housing costs. High rates of cost-burdened households signal a
lack of affordability in the housing market. Households with low incomes, older residents, small
families, and renter households are particularly affected by cost burden. Cost burden affects well-
being and health in significant ways, as cost-burdened households have less money to spend on
food, healthcare, and transportation.
▪ Homeownership is out of reach for many residents. Only 26% of households in Battle Ground can
afford a median priced home of $423,000, which requires an annual income of $107,000. Only 39%
of households can afford a home at the lower market price of $332,000, which requires an annual
income of $84,000 (see Glossary for a definition of Lower Market Homes).
▪ Battle Ground’s population is growing and aging. 10% of the population is currently aged 65 and
over but this age range is projected to increase faster than all other age groups between 2020 and
2030. Many older adults will have special housing and service needs as they age and Battle
Ground’s older adult households, particularly those who live alone, are more likely to be cost
burdened. Housing with access to transportation, community amenities, and healthcare needs
becomes increasingly important for adults who want to remain in the community as they age.
▪ There is a lack of diversity in housing types available. Almost 80% of housing units in Battle
Ground are found in single family homes and 14% are in multifamily buildings of 5+ units. A larger
variety of housing types that fill the gap between multifamily and single family would provide more
options to seniors, entry level home purchasers, single income households, and households of
varied size.
▪ The rate of housing unit production in recent years falls short of the needed rate to meet
estimated growth. Battle Ground has averaged 186 permitted units per year since 2015, an
increase from an average of 88 per year from 2010-2014. This rate of production is still below the
projected 686 housing units per year needed to meet projected housing needs in the next 15 years.
▪ Many individuals who work in Battle Ground cannot afford to live in the community. The largest
employment sectors in the city are construction (23% of workers), retail trade (20%), and
accommodation and food services (15%). On average, 63% of people who work in Battle Ground
earn less than $40,000 annually, compared to 48% of residents.
▪ More housing is needed for households with low incomes. Rental unit housing options are limited
FINAL DRAFT – January 2021 ivBattle Ground Housing Needs Assessment | Summary of Key Findings
for low-income households, particularly for households with income below 50% of area median
income. Communities always contain a spectrum of households at different income levels and low-
and moderate-income households are likely headed by young adults, older adults, or people
employed in the service and retail jobs in the City. Adequate housing for these households supports
a thriving community.
Community Context - COVID-19
The global pandemic of COVID-19 has severely weakened the U.S. and Washington state economies, affecting
both rural and urban communities.
Trends in Washington state
▪ The state’s economy has begun to recover; however, activity remains far below pre-pandemic levels.
Washington’s unemployment rate was 6.0% in November 2020 compared with 16.3% in April 2020. In
February 2020, right before the impacts of the pandemic were felt in Washington, the unemployment rate
was 3.5%.
▪ Economic impacts are uneven among industries. The hardest hit industries are those where social distancing
is most difficult, such as leisure and hospitality.
▪ Job security directly relates to housing security. Income loss and unemployment will fuel instability in the
housing market. Lower wage households are vulnerable to market downturns, as these families are less
likely to have excess financial reserves and generational wealth resources to tap into during times of
economic hardship.1
▪ Washington new home construction is down annually for 2020. Permit activity is expected to be down about
4,000 units from 2019. Many planned developments and construction projects have likely been postponed,
stalled, or cancelled due to economic uncertainty. 2
▪ For those with coronavirus related income loss, the federal government provided temporary relief from
housing costs of up to one year of mortgage forbearance through the Coronavirus Aid, Relief, and Economic
Security (CARES) Act.3 Washington state instituted a moratorium on evictions due to non-payment through
March 31, 2021. These debts accumulate and residents are responsible for payment when the relief periods
end.4
1
Public Broadcasting Service, May 11, 2020
2
Washington State ERFC September 2020 Economic and Revenue Forecast, September 2020
3
Consumer Financial Protection Bureau, April 24, 2020
4
Inslee extends eviction moratorium, December 31, 2020
FINAL DRAFT – January 2021 vBattle Ground Housing Needs Assessment | Glossary
Glossary
▪ Affordable Housing. A home is considered affordable if the household is paying no more than 30
percent of its income on housing costs. A healthy housing market includes a variety of housing
types that are affordable to a range of different household income levels. In this report, “affordable
housing” refers to any housing that is affordable to the household that is occupying it.
▪ American Community Survey (ACS). An ongoing nationwide survey conducted by the U.S. Census
Bureau to collect social, economic, housing, and demographic characteristics of the American
people designed to show how communities are changing. Each year, over 3.5 million households
are contacted to respond to the ACS, compared to the Census which attempts to complete a
comprehensive population count once a decade. ACS data is commonly used for the Community
Profile section of a housing needs assessment.
▪ Area Median Income (AMI). AMI commonly refers to the area-wide median family income (MFI)
calculation provided by the U.S. Department of Housing and Urban Development (HUD) for a
county or metropolitan region. Income limits to qualify for income restricted housing are often set
relative to AMI or MFI (Median Family Income – see below). In this report, unless otherwise
indicated, AMI refers to the HUD Area Median Family Income (HAMFI) for the Portland-Vancouver-
Hillsboro, OR-WA HUD Metro Fair Market Rent (FMR) Area, which includes Clark County.
▪ Cost Burden. When a household pays more than 30 percent of their gross income on housing,
including utilities, they are considered “cost-burdened.” When a household pays more than 50
percent of their gross income on housing, including utilities, they are “severely cost-burdened.”
These thresholds are defined by HUD. Cost-burdened households have less money available for
other essentials, like food, clothing, transportation, and medical care.
▪ Household. The U.S. Census Bureau defines a household as a group of people living within the
same housing unit. This can be a person living alone, a family, or a group of unrelated people
sharing a housing unit. Those living in group quarters, such as a college dormitory, military barrack,
or nursing home, are not considered to be living in households. Households are further broken
down as either family or non-family.
▪ Household Income. The Census defines household income as the sum of the income of all people
15 years and older living together in a household.
▪ Housing and Urban Development (HUD). The Department of Housing and Urban Development
(HUD) is responsible for national policy and programs that address America's housing needs,
improve and develop the nation's communities, and enforce fair housing laws. HUD sets income
limits for metropolitan areas and counties which determine eligibility for income-restricted housing
units across the country. HUD also sets thresholds to define terms such as “affordable” and “cost
burden.”
▪ Income-Restricted Housing. This term refers to housing units that are only available to households
with incomes at or below a set income limit and are offered for rent or sale at a below-market
rates. Some income-restricted rental housing is owned by a city or housing authority, while others
may be privately owned. Private owners typically receive a subsidy in the form of a tax credit or
FINAL DRAFT – January 2021 viBattle Ground Housing Needs Assessment | Glossary
property tax exemption in exchange for offering a set percentage of all units as income-restricted
and affordable to households at a designated income level.
▪ Low Income. Households that are designated as low income may qualify for income-subsidized
housing units. HUD categorizes families as low income, very low income, or extremely low income
relative to HUD area median family incomes (commonly referred to as “AMI”), with consideration
for family size:
Extremely Low Income. 30% of AMI or less
Very Low Income. 30-50% of AMI
Low Income. 50-80% of AMI
▪ Lower Market Homes. This report uses Zillow data to evaluate home prices in Battle Ground. Zillow
shows typical home values for homes in a given market, as well as typical values for what they
deem “top tier” and “bottom tier” homes. Bottom tier homes are defined by Zillow as those falling
within the 5th to 35th percentile range of home values for a given geography. This report looks at
these homes as a way to evaluate the affordability of less expensive homes for median incomes in
the area. In this report we call Zillow’s bottom-tier homes “lower-market” homes.
▪ Median Family Income (MFI). The median income of all family households in the metropolitan
region or county. Analyses of housing affordability typically group all households by income level
relative to area median family income. Median income of non-family households is typically lower
than for family households. In this report, both MFI and AMI refer to the HUD Area Median Family
Income (HAMFI).
▪ Tenure. Tenure refers to the financial arrangements under which someone has the right to live in a
house or apartment. The most common arrangements are as a renter or an owner. In this report,
we use the U.S. Census Bureau’s definitions. A unit is owner-occupied if the owner or co-owner
lives in the unit, even if it is mortgaged or is not fully paid for. All other units are referred to as
renter-occupied.
▪ Typical Home Value. This report uses Zillow data to evaluate home prices in Battle Ground. Zillow
shows typical home values for homes in a given market, and also shows typical values for what they
deem ‘top tier’ and ‘bottom tier’ homes. Typical home values are defined by Zillow as those falling
within the 35th to 65th percentile range of home values for a given geography. This report looks at
these homes as a way to evaluate the affordability of an ‘average’ home.
▪ Urban Growth Area (UGA). An area designated under the State’s Growth Management Act. Under
state law, urban growth is encouraged in cities and UGAs. Outside of UGAs, growth can only occur
if it is not urban in nature. Urban growth areas around cities are designated by the county in
consultation with the cities; urban growth areas not associated with cities are designated by the
county.
▪ Vouchers. HUD provides housing vouchers to qualifying low income households. These are typically
distributed by local housing authorities. Vouchers can be “tenant-based”, meaning the household
can use the voucher to help pay for market-rate housing in the location of their choice, or they can
be “project-based”, meaning they are assigned to a specific building.
FINAL DRAFT – January 2021 vii1.0. Community Profile
1.1. Population Characteristics
Battle Ground is a growing community, with a 2019 population of 21,520 as shown in Exhibit 1; the
Battle Ground population is projected to be 38,443 by 2035. Rates of growth have exceeded the
county-wide population increase across the past decade (2010-2019), particularly over the last five
years as shown in Exhibit 2.
In interviews, residents and stakeholders described some of the growth coming from people moving to
North Clark County from the more urban regions of Vancouver, WA and Portland, OR. With recent low
interest rates and additional interest in housing in less dense areas due to the COVID-19 pandemic,
Battle Ground’s growth may accelerate further.
Exhibit 1. Historical and Projected Population in Battle Ground, 2010-2035.
Source: WA Office of Financial Management, 2019; Battle Ground Comprehensive Plan, 2018; BERK Consulting, 2020.
FINAL DRAFT – January 2021 1-1Battle Ground Housing Needs Assessment | Community Profile
Exhibit 2. Annual Population Growth Rates in Battle Ground and Clark County, 2010-2019.
Sources: WA Office of Financial Management, 2019; BERK Consulting, 2020.
Looking at the City’s age and sex distribution as outlined in Exhibit 3, Battle Ground’s population has
higher concentrations than the county overall for age cohorts associated with young families (under 19
years and 40 to 49 years), as well as with young adults aged 20 to 29 years. Many interviewees
confirmed Battle Ground to be a community attractive to families with children, as well as to empty-
nesters and retirees looking for a more “small-town” community character.
Exhibit 3. Age and Sex Distribution, Battle Ground and Clark County, 2018.
Battle Ground Clark County
70 years and over 5% 2% 70 years and over 5% 4%
60 to 69 years 5% 3% 60 to 69 years 6% 6%
50 to 59 years 6% 5% 50 to 59 years 7% 7%
40 to 49 years 8% 8% 40 to 49 years 7% 7%
30 to 39 years 7% 6% 30 to 39 years 7% 6%
20 to 29 years 7% 8% 20 to 29 years 6% 6%
10 to 19 years 8% 8% 10 to 19 years 7% 7%
0 to 9 years 8% 8% 0 to 9 years 7% 7%
Female Male Female Male
Sources: American Community Survey S0101 5-Yr Estimates, 2014-2018; BERK Consulting, 2020.
As Clark County’s population has grown, the composition of its population has changed. Relative to
2010, households with older adults (65 and older) are becoming a larger share of the population, from
11% in 2010 to projections of 16% in 2020, and 22% in 2040 (Exhibit 4). The County’s younger
populations show a slight decrease, with those in the 20 to 44 population group seeing a change from
33% in 2010 to 30% by 2040.
FINAL DRAFT – January 2021 1-2Battle Ground Housing Needs Assessment | Community Profile
Exhibit 4. Population Projections by Age Bracket, Clark County
700,000
643,551
611,968
Projected 576,880
600,000
540,343 22%
499,398 21%
500,000
20%
451,820 18%
425,363 16%
14% 24% 24%
400,000 11% 24%
24%
25%
27% 27%
300,000
31% 30%
32% 32%
200,000 32%
33% 32%
100,000 18% 18%
22% 21% 20% 19% 18%
0 7% 6% 6% 6% 6% 6% 6%
2010 2015 2020 2025 2030 2035 2040
Age 4 and under 5 to 19 20 to 44 45 to 64 65 and older
Sources: WA Office of Financial Management, 2019; BERK Consulting, 2020.
Race and Ethnicity in Battle Ground
The population in Battle Ground is predominately White and has grown more White since 2010 (Exhibit
5). As shown in the Person of Color population detail in Exhibit 6, both Battle Ground and Clark County
have populations identifying as white Hispanic, Black or African-American, and Asian as well as persons
of two or more races. Across both the city and the county, smaller proportions identify as American
Indian and Alaska Native alone or Native Hawaiian and Other Pacific Islander. Hispanic and Latino
origin is an ethnicity indicator that is considered in addition to race according to the U.S. Census. Non-
white (including Hispanic of any race) populations are less prevalent in the City of Battle Ground (13%)
compared to the county at large (21%) (Exhibit 5).
A recent study of fair housing impediments surveyed 273 respondents in Clark County. One of the
questions was, “are there any areas of the county where you feel unwelcome to live?” Respondents
who mentioned Battle Ground highlighted perceptions of racial bias and how people of color felt
unwelcome.
FINAL DRAFT – January 2021 1-3Battle Ground Housing Needs Assessment | Community Profile
Exhibit 5. Population by Race and Ethnicity (2018)
Sources: American Community Survey DP05 5-Yr Estimates, 2010 & 2018; BERK Consulting, 2020.
Exhibit 6. People of Color Population Detail (2018)
Note: All Non-White racial groups of any ethnicity. Sources: American Community Survey DP05 5-Yr Estimates, 2010 & 2018;
BERK Consulting, 2020.
FINAL DRAFT – January 2021 1-4Battle Ground Housing Needs Assessment | Community Profile
1.2. Household Characteristics
Battle Ground has approximately 6,632 households; as shown in Exhibit 7, 69% of households are
owner-occupied, and 31% are renter-occupied. As of 2019, the average household size was 2.945.
Exhibit 7. Housing Tenure in Battle Ground, 2018
Source: U.S. Census Bureau, 2014-2018 ACS 5-Year Estimates; BERK, 2020.
Although the community’s average household size of 2.94 is larger than the state average of 2.55,
almost half of Battle Ground’s 6,632 households (49%) are single or two-person households as shown
in Exhibit 8.6 This indicates a need for smaller housing stock that caters to small household sizes.
Interviewees all agreed that units with two or fewer bedrooms would have a market in Battle Ground
and that these units are relatively scarce. One apartment manager noted an extremely long waiting list
for their development with studios and one-bedroom units close to Battle Ground Village. Empty nest
couples, older adults living alone, and young adults are some of the demographic groups that may
choose smaller unit housing if it were available in the community. Since there are far more owner
households (4,603) than renter households (2,029) in Battle Ground, smaller unit ownership housing is
also needed, such as townhomes, cottages, or duplexes. Duplex housing can also be particularly
attractive for owners who live in one unit and earn income off the other.
5
ACS 5-year estimates (Table DP02), 2019
6
ACS 5-year estimates (Table DP02), 2019
FINAL DRAFT – January 2021 1-5Battle Ground Housing Needs Assessment | Community Profile
Exhibit 8. Household Size by Tenure in Battle Ground, 2018.
1,400
Households
1,289 Owner-occupied
1,200 Renter-occupied
994
1,000
826
795
800
580 607
600
400 322
354
177 200
200 160 143 145
40
0
1-person 2-person 3-person 4-person 5-person 6-person 7+ person
household household household household household household household
Total
1,375 1,896 1,148 1,171 514 343 185
Households
Source: U.S. Census Bureau, 2014-2018 ACS 5-Year Estimates; BERK, 2020.
1.2.1. Household Income
The median household income in Battle Ground is $70,774, similar to the median household income in
Clark County ($71,636), as shown in Exhibit 9. Family households, or households where two or more
people are living together and related through birth, marriage, or adoption, have a slightly higher
median income of $76,064, while non-family households in Battle Ground have a much lower income
of $38,860. Non-family households are households comprised of either a single person or people living
with non-relatives. This underscores a need for affordable housing options for small household sizes in
Battle Ground.
FINAL DRAFT – January 2021 1-6Battle Ground Housing Needs Assessment | Community Profile
Exhibit 9. Median Household Income by Household Type, 2018
Source: U.S. Census Bureau, 2014-2018 ACS 5-Year Estimates; BERK, 2020.
As shown in Exhibit 10, 42% of households in Battle Ground have incomes above 100% AMI. Compared
to owners, which have incomes more represented in the higher AMI brackets, renters are almost
evenly represented in each AMI bracket, with 25% of renters earning less than 30% AMI. This shows
that those who own a home in Battle Ground generally earn more than those who rent their homes.
However, several interviewees mentioned that, in Battle Ground, rental prices are comparable to what
a mortgage would cost. They raised the concern that renters with aspirations of homeownership may
be unable to save for a down payment.
Exhibit 10. Percentage of Households by Income Level and Tenure in Battle Ground, 2012-2016
All Households 12% 10% 21% 15% 42%
30% AMI or less
30 - 50% AMI
Renter 25% 15% 18% 20% 21% 50 - 80% AMI
80 - 100% AMI
Above 100% AMI
Owner 6% 8% 22% 13% 51%
Note: Income categories (Extremely Low, Very Low, etc.) are based on the Portland-Vancouver-Hillsboro, OR-WA HUD
Metropolitan Fair Market Rent Area HUD AMI for 2016 of $73,300. Households include only those in the City of Battle Ground.
Source: HUD CHAS (based on ACS 2012-2016 5-year estimates); BERK, 2020.
FINAL DRAFT – January 2021 1-7Battle Ground Housing Needs Assessment | Community Profile
1.2.2. Cost Burdened Households
Nearly one third of households (32%) in Battle Ground
are housing cost burdened. Cost-burdened households MEASURING COST BURDEN
spend more than 30% of their monthly income toward
This report uses HUD’s methodology for
housing costs, and severely cost-burdened households
gauging housing cost burden among Battle
spend more than 50%. High rates of cost-burdened
Ground households. This is a widely used but
households signal a lack of affordability in the housing
imperfect metric based on the 30% threshold
market. These households must make difficult choices
negotiated in Congress in 1969. The metric
in prioritizing purchases for other necessities such as
does not account for differing needs by
food, healthcare, and childcare to make ends meet. This
household type – whether that includes
has serious consequences for health and well-being,
medical bills, childcare, or transportation
particularly for young children or older adults who may
costs—or the variation in cost of living across
have higher needs for adequate nutrition and medical
geographies. The cost burden metric also sets
care. Cost burdened households are also at higher risk
a flat rate across income brackets, while
of displacement and housing instability as rents rise,
proportional increases in housing costs affect
property taxes increase, or other life circumstance
lower income households dramatically and
change.
may simply represent amenity preferences for
Given the lag in data collection, HUD’s cost burden higher income households. Low-income
estimates are based on 2016 ACS surveys. It is likely households who are not “cost burdened” may
that experienced rates today are higher than shown be settling for substandard housing conditions
here given the widening gap between incomes and to afford other necessities.
housing costs in recent years.
Source: HUD Office of Policy Development & Research
Exhibit 11 shows that 12% of all Battle Ground
households are severely cost-burdened and 20% are cost burdened. The share of severely cost-
burdened renters is higher than for owners.
Exhibit 11. Household Cost Burden by Tenure in Battle Ground, 2016.
Sources: HUD CHAS (based on ACS 2012-2016 5-year estimates); BERK Consulting, 2020.
FINAL DRAFT – January 2021 1-8Battle Ground Housing Needs Assessment | Community Profile
Exhibit 12. Cost Burden Status by Income Level, Battle Ground Households, 2016.
1,400 Not Calculated
Total HH: 1,285
Not Cost Burdened
1,200 Cost-Burdened (30-50%)
Total HH: 950 Severely Cost-Burdened (>50%)
1,000
50%
800 Total HH: 730
6% Total HH: 615
600 17%
14% 86%
12%
400
59% 45%
200 65%
26% 12%
0 5% 3%
Extremely Low-Income Very Low-Income Low-Income Moderate Income
(≤30% AMI) (30-50%) (50-80%) (80-100%)
Sources: HUD CHAS (based on ACS 2012-2016 5-year estimates); BERK Consulting, 2020.
It is important to understand that cost burden is a housing supply issue. Communities will always have
a spectrum of households with low, medium, and high incomes. Without an adequate supply of
housing that is affordable to households in each income category, households will experience cost
burden. Households at the lower end of the income scale have the fewest resources to balance cost
burden because there simply is not enough money to meet basic family needs after housing costs.
Exhibit 12 shows that the majority of extremely low-income households (77%) and of very low-income
households (85%) are cost burdened. Among cost burdened households, a majority are characterized
as small family households (850 households), as shown in Exhibit 13. In addition, almost half (45%) of
elderly residents living alone are cost burdened. These households are more likely to need financial
supports for food, healthcare, childcare and to be vulnerable to homelessness if there is any
interruption of income or unexpected expense. Stable housing with a cost that people can afford to
pay is a key factor in community stability.7
Interviewees noted that Battle Ground has significant numbers of homeless families. These families,
who are often “invisible” to the public, may be couch surfing and/or crowding in units not meant for
multiple households . Battle Ground School District reported 322 homeless students in the 2018-19
school year, 85% of whom were living doubled-up in housing. Interviewees noted the lack of local
affordable housing as one of the contributors to these numbers.
7
The Washington State Department of Commerce has studied the factors driving the rapid increase of homelessness in
Washington State. In its presentation Drivers of Homelessness in Washington State, it concludes that the primary driver of
homeless is the rapid rise of housing costs across the state. More information on this is available on Commerce’s website
at: https://www.commerce.wa.gov/serving-communities/homelessness/.
FINAL DRAFT – January 2021 1-9Battle Ground Housing Needs Assessment | Community Profile
Exhibit 13. Cost-Burdened Households by Type and Income Level in Battle Ground, 2016
Household Type Extremely Very Low- Moderate Above All Cost- % of Total
Low- Low- Income Income Median Burdened HHs
Income Income (50-80% (80-100% Income HHs
(≤30% (30-50% AMI) AMI) (>100%
AMI) AMI) AMI)
Elderly Family 29 44 55 25 10 163 25%
Elderly Living Alone 130 65 85 10 4 294 45%
Large Family 65 110 140 0 4 319 34%
Small Family 240 180 265 85 80 850 29%
Other 95 130 100 19 4 348 38%
Total 559 529 645 139 102 1,974 32%
Senior family: Two persons, either or both age 62 or older
Seniors living alone: A person age 62+ living alone
Large family: Families with 5 or more members
Small family: Families with 2-4 members (excluding elderly families)
Other: Non-family, non-elderly households (includes those living alone or with housemates)
Note: Income categories (Extremely Low, Very Low, etc.) are based on Battle Ground/Clark County HUD AMI of $73,300.
Households include only those in the City of Battle Ground.
Source: HUD CHAS (based on ACS 2012-2016 5-year estimates); BERK, 2020.
FINAL DRAFT – January 2021 1-102.0. Workforce Profile
Battle Ground includes a diverse workforce made up various employment sectors. As of 2018, Census
OnTheMap data indicates 5,218 jobs in Battle Ground. The top employment sectors, as represented in
Exhibit 14, include Construction, Retail, and Accommodation and Food Services.
Exhibit 14. Top 10 Sectors by Job Count in Battle Ground, 2018.
Sector Count Share
Construction 1,292 24.8%
Retail Trade 962 18.4%
Accommodation and Food Services 834 16.0%
Health Care and Social Assistance 595 11.4%
Manufacturing 341 6.5%
Professional, Scientific, and Technical Services 242 4.6%
Transportation and Warehousing 195 3.7%
Other Services (excluding Public Administration) 162 3.1%
Administration & Support, Waste Management and 123 2.4%
Remediation
Finance and Insurance 117 2.2%
Sources: U.S. Census Bureau, OnTheMap 2018; BERK Consulting, 2020.
On average, people who work in Battle Ground earn less than residents of Battle Ground, with 59.4%
of Battle Ground workers earning less than $40,000 a year, compared to 46.8% of residents (Exhibit
15).
Exhibit 15. Monthly Earnings for Battle Ground Workers and Residents, 2018.
Battle Ground Battle Ground
Residents Workers
$1,250 or less 17.1% 21.6%
$1,251 – $3,333 29.7% 37.8%
More than $3,333 53.2% 40.6%
Sources: U.S. Census Bureau, OnTheMap 2018; BERK Consulting, 2020.
FINAL DRAFT – January 2021 2-1Battle Ground Housing Needs Assessment | Workforce Profile
Many people who work in Battle Ground face difficulties obtaining affordable nearby housing.
According to 2019 estimates, the average rent in the city was $1,581. Data from the WA Employment
Security Department indicate that Clark County workers in most occupations across the city’s major
employment sectors, including construction, retail trade, and food service, health care, manufacturing,
transportation and warehousing, and waste management workers, would be unable to afford this rent
without incurring cost burden. These jobs are all key parts of the local economy and support a variety
of businesses and services required for the community. To balance their household budgets, many
lower-wage workers may move farther away or live with roommates to make housing affordable.
Workers in higher wage jobs such as finance and insurance or professional and technical services make
enough to afford average rents in Battle Ground but still have incomes lower than what is required to
afford purchasing an average priced home. These individuals may find more affordable housing outside
of the city or may have a second household member that contributes to housing costs to make
homeownership affordable.
Investing in affordable housing can help the local workforce, especially lower-wage workers, to live
within easy reach of employment centers and in the communities they serve. When people are able to
live and work in the same community there are a number of benefits. Less travel means less
congestion for transportation networks and fewer emissions to challenge air quality. Shorter
commutes are also a quality of life issue: people who spend less time traveling to work have more time
for recreation, community activities, or time with family.
2.1.1. Employment Projections
The Washington State Employment Security Department (ESD) provides Industry Projections in regions
across the state of Washington. Clark County is part of the Southwest Workforce Development Area,
which also includes Cowlitz and Wahkiakum counties. ESD projects employment changes for five- and
ten-year periods. As shown in Exhibit 16, the information and leisure and hospitality industries are
anticipated to see the most growth over the 2018 to 2028 period. The average wages for these
industries in Clark County are also shown.
These projections show that despite growth in some industries with higher paying wages, many
workers in these industries cannot currently afford existing housing in the city. If trends continue with
housing costs outpacing incomes, it is not likely this will change in future years.
Exhibit 16. Top Five Growth Industries in Clark County, 2018 – 2028
Industry 2018-2028 Growth 2019 Average Annual Wage
Information 23% $71,808
Leisure and Hospitality 21% $22,782
Education and Health Services 20% $42,628
Other Services 19% $42,642
Financial Activities 16% $72,686
Sources: WA Employment Security Department Long-term industry employment projections, September 2020; ESD Covered
Employment 2019 Annual Wages; BERK 2020.
FINAL DRAFT – January 2021 2-23.0. Housing Inventory
3.1. Housing Inventory
There is a lack of diversity in the housing options available to local households. In 2019, there were
7,291 housing units in Battle Ground. More than three-quarters (79%) of those units are single-family
homes, 16% are multi-family units of three or more units, 3% are mobile homes, and 2% are duplexes
(Exhibit 17).
Exhibit 17. Housing Inventory by Type in Battle Ground, 2019.
Sources: OFM, 2019; BERK Consulting, 2020.
There is a misalignment between the size of housing units and the size of households. Over half the
housing stock (53%) has three bedrooms, but household sizes vary greatly. Half (50%) of households
have only one or two members, but only 22% of housing units have two or fewer bedrooms (Exhibit
18). Similarly, 34% of households have four or more members, but 22% of housing stock has four or
more bedrooms. This reflects a lack of diversity in the housing options available to local households.
FINAL DRAFT – January 2021 3-1Battle Ground Housing Needs Assessment | Housing Inventory
Exhibit 18. Housing Unit Sizes Compared to Household Sizes in Battle Ground, 2018.
60%
Percent of Housing Units
53%
50%
40%
30%
22%
20%
14%
10% 6%
2% 2%
0%
Studios 1 Bedroom 2 Bedroom 3 Bedroom 4 Bedroom 5+ Bedroom
35%
Percent of Households
30% 29%
25%
21%
20% 17% 18%
16%
15%
10%
5%
0%
1 Person HH 2 Person HH 3 Person HH 4 Person HH 5+ Person HH
Sources: American Community Survey DP04 & B25009, 2014-2018; BERK Consulting, 2020.
HUD provides information about housing and income affordability through the CHAS dataset. Exhibit
19 shows the number of housing units in Battle Ground by type that are affordable to different income
levels, based on AMI. In 2016, almost three quarters of units (73%) in Battle Ground were affordable to
those making 30-80% of AMI. This distribution has likely changed in the years since 2016 as home
values and rents continued to rise. The data also shows there are fewer rental units affordable to
households with low incomes than owned units. That is not to say that households with incomes of 30-
50% of AMI who cannot find rental units should just purchase a home, because homeownership has
other barriers to entry, such as having enough savings for a down payment or a high enough credit
score to be eligible for a mortgage.
FINAL DRAFT – January 2021 3-2Battle Ground Housing Needs Assessment | Housing Inventory Exhibit 19. Battle Ground Housing Units by Affordability and Tenure, 2016 >80% AMI 110 890 50-80% AMI 1,110 80 1,070 4 30-50% AMI 410 1,800 40
Battle Ground Housing Needs Assessment | Housing Inventory
housing options that had enough bedrooms to accommodate their family. The search for housing units
that better fit their needs was often mentioned in the context of homebuying families who begin their
search in Battle Ground and end up buying in Vancouver where there is a greater variety of housing in
their price range.
Interviewees felt there would be less interest in apartment buildings but felt that the Town Center was
the main place suitable for such development acknowledging that there should be “something for
everybody.” They emphasized the need for elevators and transit access in these buildings, encouraging
apartments that are integrated with the downtown core where seniors might be comfortable with
walking distance to groceries, medical, or other services. There was little interest in mixed-use and
live/work style developments.
3.1.1. Housing Production
Battle Ground has seen steady single family and multifamily production since 2010, with a total of 897
single family permitted units between 2010 and 2019, as well as 419 permitted units of multifamily 5+
units in the same timeframe. The largest share of multifamily 5+ units were permitted in 2016, with
198 units total. As shown in Exhibit 20, the highest year of permitted units was in 2016 with a total of
291 units. Between 2010 and 2019, a total of 1,369 units were permitted in Battle Ground.
Exhibit 20. Housing Production by Year Built and Housing Types, Battle Ground 2010-2019.
Sources: OFM, 2010-2019; BERK Consulting, 2020.
In the past, smaller unit homeownership options have traditionally come in the form of condominiums.
Builders and developers highlighted cost barriers (primarily state insurance requirements) to new
condo development. While condos may have once been viewed as a steppingstone into home
ownership, until policy changes are made at the state level, these will continue to be cost prohibitive.
Cottages or zero lot-line development such as townhomes might provide other small-unit ownership
alternatives.
Building and construction costs in Battle Ground are the primary constraint to smaller unit production
such as duplexes, townhouses, and cottages according to interviewees. Underlying land costs are high,
FINAL DRAFT – January 2021 3-4Battle Ground Housing Needs Assessment | Housing Inventory
and Battle Ground’s natural environment often makes projects subject to costly wetland and
stormwater regulations. Zoning in many areas does not allow for the density required to make these
units possible at the price point needed to have a viable market. For example, according to
interviewees, if townhome units were priced in the $300-$325K range, many buyers might try to find
some more money and make the leap to a single-family home, especially if there the townhome option
comes with HOA costs.
The underwriting just doesn’t seem to work out [for smaller unit production], because
no builders seem to be willing or able to meet this demand. Sure, housing that people
can afford is needed, but because of land and construction and regulatory costs, there
just doesn’t seem to be a way to make it pencil out. After almost a decade of low levels
of housing construction, the inadequate supply/low vacancy rate has skyrocketed the
cost.
Denser zoning was the most common theme among builders and developers for increasing production.
There is a lot of attractive “middle ground” between one unit per 5,000 SF and apartments that needs
serious consideration. While not the primary cost factor, builders and developers did suggest several
additional changes around permitting, fees, system development charges, parking, and design
standards that could impact the final unit costs relative to single family homes.
Builders and developers also noted that the Battle Ground area is one of the remaining places in Clark
County with buildable lands. Despite the costs and traffic challenges, they anticipate continuing to
build there in the future simply because other communities are “full.” It is up to the City to partner
with the community and builders to decide “how that growth is going to look.”
FINAL DRAFT – January 2021 3-5Battle Ground Housing Needs Assessment | Housing Inventory
3.2. Housing Affordability
Housing costs are rising faster than incomes. Exhibit 21 shows change in housing values and average
rents over time in Battle Ground compared to AMI. The cost to purchase a home rose 64% from 2010
to 2020, while rents increased 59%. Over the same period, AMI increased at a slower rate, by 29%.
Exhibit 21. Percent change since 2010 in Typical Home Value, Average Rental Rates, and HUD AMI.
80%
64%
60% 59%
40%
29%
20%
0%
-20%
2010 2011 2012 2013 2014 2015 2016 2017 2018 2019 2020
YTD
Average Home Value Battle Ground Average Rent Battle Ground HUD AMI Clark County
Note: Clark County is part of the Portland-Vancouver-Hillsboro, OR-WA HUD Metropolitan Fair Market Rent Area, so the HUD
AMI represents the following counties: Multnomah, Washington, Clackamas, Columbia, and Yamhill counties in Oregon and Clark
and Skamania counties in Washington.
Sources: Zillow, 2020; U.S. Census, 2014-2018 ACS 5-year Estimates; BERK, 2020.
3.2.1. Homeownership Affordability
Homeownership is becoming increasingly out of reach for many residents in Battle Ground.
Approximately 26% of households are able to afford a home at a typical price, and about 39% can
afford a home at the lower end of the market. Exhibit 22 shows the typical home prices in Battle
Ground between 2010 and 2020; Clark County has a typical home price of $371,042, which is
significantly lower than Battle Ground, which has a 2020 average of $422,625.
FINAL DRAFT – January 2021 3-6Battle Ground Housing Needs Assessment | Housing Inventory
Exhibit 22. Average Home Price in Battle Ground and Clark County, 2010-2020.
$450,000
$422,625
$400,000
$371,042
$350,000
$331,987
$300,000
$250,000
$200,000
$150,000
$100,000
$50,000
$-
2010 2011 2012 2013 2014 2015 2016 2017 2018 2019 2020
YTD
All Homes, Battle Ground Lower Market Homes, Battle Ground All Homes, Clark County
Sources: Zillow, 2020; BERK, 2020.
As shown in Exhibit 23, the annual income needed to afford a home in Battle Ground with a 10% down
payment is about $107,291. This leaves most renters priced out of the homeownership market, as
renters often do not meet the necessary income threshold to purchase a home. 74% of the overall
population is not able to purchase an averaged priced home in Battle Ground, and 61% is not able to
purchase a bottom-tier priced home.
Exhibit 23. Home Ownership Affordability in Battle Ground, 2020 YTD.
Average 10% down Annual income Households at or above
home value payment needed to afford* this income threshold**
All Homes $422,625 $42,262 $107,291 ~26%
Lower Market Homes $331,987 $33,199 $84,281 ~39%
*Assumes access to a 10% down payment, selected based on 2019 trends in home buying, as summarized by NAR
**Assumes a 3% annual income increase from 2018 5-year ACS estimates.
Sources: Zillow, 2020; ACS 5-year Estimates S1901 2014-2018; BERK, 2020.
FINAL DRAFT – January 2021 3-7Battle Ground Housing Needs Assessment | Housing Inventory
Exhibit 24. Home ownership costs for average and bottom tier homes in Battle Ground, 2020 YTD.
Monthly Mortgage - 10% down payment, PMI
Lower Market Home Median Home Price
Price (2020 YTD) (2020 YTD)
Cost to Purchase Sales Price ($) 331,987 422,625
Assumed 10% down payment ($) 33,199 42,262
Mortgage amount ($) 298,788 380,362
Interest rate 4% 4%
Monthly payments over course of loan 360 360
Monthly mortgage payment ($) 1,426 1,816
Annual Housing Expenses
Mortgage payments ($) 17,118 21,791
Property tax ($) 3,519 4,480
PMI ($) 2,988 3,804
Home Insurance ($) 1,660 2,113
Annual costs ($) 25,284 32,187
Monthly costs ($) 2,107 2,682
Affordability
Annual income needed to afford $ 84,281 $ 107,291
% MFI 92% 116%
Note: 2020 YTD Zillow values used; assumes access to a 10% down payment, selected based on 2019 trends in home buying, as
summarized by NAR
Sources: Zillow, 2020; BERK, 2020.
Interviewees discussed ways to make homeownership accessible to moderate-income households.
Several emphasized that individual financial responsibility and empowerment were the primary
considerations for this issue. Community programs are needed to prepare potential buyers for a first-
time purchase by helping to build and repair credit, understand financing tools, and qualify for down
payment assistance. Interviewees suggested exploring partnerships that improve access to flexible
financing tools such as down payment assistance, community land trusts, “rent-to-own” or “sweat
equity” programs, such as those offered by the USDA, Proud Ground, and Habitat for Humanity.
3.2.2. Rental Affordability
Many renters are cost burdened (41%) and average rent is unaffordable to over half of renter
households in Battle Ground. As discussed previously, renters are more likely to be low-income
compared with owner households; 59% of renter households are low-income (making less than 80% of
AMI) compared to 36% of owner households.
From 2010 to 2020, average rent has increased by about 59%. Meanwhile, AMI in Clark County
increased about 29% over the same time. As rents outpaced income growth, average rents in Battle
Ground have become more unaffordable. In 2010, 48% of households could afford the average rents in
Battle Ground, and that dropped to 42% in 2019 (Exhibit 25).
FINAL DRAFT – January 2021 3-8Battle Ground Housing Needs Assessment | Housing Inventory
Exhibit 25. Rental Affordability in Battle Ground, 2010-2018
2010 2019
Average Rent $1,013 $1,581
Income Needed to afford $40,520 $63,240
% of Battle Ground renter ~48% ~42%
households that can afford average
rent
Sources: Zillow, 2020; ACS 5-yr estimates, 2015 – 2019 (Table B25118); BERK 2020.
Interviewees concurred that the demand for rentals is greater than the supply, and that the available
supply is overpriced. The constraint is more acute for studio and one-bedrooms than for two- or three-
bedroom units. One interviewee commented that empty nesters are affected by the rental shortage.
Another noted that when there are not enough affordable rental units with low barriers, those with
credit or rental history issues are most affected.
There are a few affordable rental options and they are in constant demand with long waitlists,
including Vancouver Housing Authority properties. One interviewee mentioned that the Westwood
Commons apartment complex is a fantastic option for the price and more housing like this in needed in
Battle Ground.
3.2.3. Public and Subsidized Housing
Public and subsidized housing is housing that is guaranteed to be affordable to people who meet
certain income criteria. Often this type of housing is built with the help of federal, state, or local
programs that contribute financing, incentives, or other forms of support for the construction of the
housing units.8 Sometimes units are built to serve specific vulnerable populations such as older adults,
low-income families, people with disabilities, veterans, or people transitioning out of homelessness.
State and federal rules require that housing created under such programs remain affordable to the
intended group for a defined length of time, sometimes in perpetuity. A list of public and subsidized
housing complexes in Battle Ground is shown in
8
The USDA (United States Department of Agriculture) helped build housing in Battle Ground through its Section 515 Rural
Rental Housing program for low and moderate income families, older adults, and persons with disabilities. Battle Ground is
no longer considered an eligible area for this program.
FINAL DRAFT – January 2021 3-9Battle Ground Housing Needs Assessment | Housing Inventory
Exhibit 26.
Public housing is housing run by a government agency or housing authority, such as the Vancouver
Housing Authority (VHA) which operates three housing complexes in Battle Ground. The agency is also
currently working on a new 80-unit subsidized housing project in the city.
Subsidized housing is owned and operated by private owners, often non-profit organizations. In
addition to programs that help these owners build subsidized housing projects, the costs of renting
units to people with low or moderate incomes can also be subsidized. Such subsidies pay the owner
the difference between the market rate rent and the price the tenant pays, enabling the landlord to
maintain and operate units with lower rents.
Voucher-based programs are a common type of subsidy. Project-based vouchers ensure that a
particular housing unit remains affordable within a certain income range and require that tenants are
income-qualified (show proof of income) to live there. These are often awarded when subsidized units
are created. A tenant-based subsidy is awarded to a particular household. This allows the household to
choose a housing unit on the private market that meets their needs, but only pay what they can afford.
The Section 8 program is a popular type of tenant-based voucher.
FINAL DRAFT – January 2021 3-10Battle Ground Housing Needs Assessment | Housing Inventory
Exhibit 26. Public and Subsidized Housing in the City of Battle Ground
Property Managed By Type Units
Magnolia Square Lower Columbia Seniors (62+), USDA Section 40 Units: (36) 1-bedroom, (4)
Apartments Community Action Council 515 Rural Rental Housing 2-bedroom
CherryBrook Farmers Union Senior Seniors (62+), USDA Section 51 Units: (32) 1-bedroom, (19)
Apartments Housing, Inc. 515 Rural Rental Housing 2-bedroom
Rivergrove Hearthstone Housing Families, USDA Section 515 36 Units: (9) 1-bedroom, (23)
Apartments Foundation Rural Rental Housing 2-bedroom, (4) 3+ bedroom
Mill Creek Senior Vancouver Housing Seniors (55+) 28 Units: (22) 1-bedroom, (6)
Estates Authority 2-bedroom
Mill Creek Vancouver Housing Special Needs Housing 50 units: (18) 1-bedroom, (22)
Apartments Authority (Section 811) 2-bedroom, (10) 3-bedroom
Battle Ground Place Zel Andrew K Chao Connie Families, USDA Section 515 24 units: (6) 0-1 bedroom, (18)
Rural Rental Housing 2-bedroom
St. Helen’s Manor Vancouver Housing Seniors (62+) 30 units: 1BR
Apartments Authority
Sources: PolicyMap, 2020; National Housing Preservation Database 2020; BERK, 2020.
Exhibit 27 shows the number of subsidized housing units in Battle Ground as of 2020. Currently, there
are 229-units of subsidized affordable housing, with a majority serving senior populations, individuals
with disabilities, and families. Mill Creek Apartments, a public property owned by VHA, also offers
housing to those who meet the qualifications of Section 811 – Special Needs Housing for People with
Disabilities.
Exhibit 27. Subsidized Housing Units by Target Tenant Type in Battle Ground, 2020
Target Tenant Type Units
Family 60
Elderly 51
Elderly or disabled 68
Homeless veterans 0
Target population unspecified 50
Total 229
Source: National Housing Preservation Database 2020; BERK 2020
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