It's been nearly a year since my last post here. Since my last post, I've moved across the country, from Durham NC to Seattle, Washington. By moving here, I've done a small part to exacerbate a troubling trend in the Emerald City: as the population grows, housing is becoming less affordable.
What should be done about it? The first instinct of many, including members of Seattle's city council, is rent control. Others note that the root cause of affordability problems is a shortage of housing, and propose that the city just build its way out of the affordability problem. I'm going to first explain why neither of these options will solve the problem. Then I'm going to explain why a wacky and widely discredited option -- public housing -- might actually work here.
Just as a matter of background information, Seattle is expensive. Median gross rent (which builds in the cost of utilities whether paid by the landlord or tenant) stood at about $1,172 in 2013 Census data and has surely gone up since then. It's in the ballpark of New York City ($1,228) and Boston ($1,263). Rent in more affordable cities ranges from under $700 in places you probably wouldn't want to live (Cleveland, Peoria) to around $900 in reasonably priced yet vibrant cities (Denver, Raleigh).
Rent Control Won't Work
Politically speaking, rent control is an extreme long shot in Seattle. The city would need the Washington legislature to repeal a law forbidding rent control statewide. One house of said legislature is controlled by Republicans.
Supposing something crazy happened and the state gave Seattle permission to enact rent control, the most likely form of the ordinance would be a San Francisco-style restriction on rent increases from year to year. This would prevent the stories you often hear around here regarding landlords raising the rent by hundreds of dollars when the lease runs out.
The problem here is that a new rent control ordinance would be closing the barn door when the horse is already gone. Limiting future increases does nothing to address the fact that rent is already expensive today. And the example of San Francisco is hardly heartening: in spite of having rent control on the books since 1979, the City by the Bay is one of the few in the United States that makes Seattle look cheap: median gross rent in the most recent Census data equals $1,491.
Fundamentally, rent control does nothing to alleviate a housing shortage and in fact will tend to exacerbate it (if you believe in standard market economics, which not all rent control activists do). Some tenants get the benefit of rents that rise more slowly than inflation, but other tenants are left by the wayside.
We can't build our way out
Seattle is a surprisingly low-density city. A city of 650,000 residents occupying just under 84 square miles of land, our population density is less than half that of San Francisco and less than a third that of New York City. If Seattle had the density of Boston -- not really much of a high rise city, but one with a much higher proportion of rowhouses and multi-family dwellings -- it would have a population of about 1.1 million. To house that many people, Seattle would need to add over 150,000 homes to its current stock of 315,000. To match NYC density, Seattle would need over 600,000 new housing units.
Nobody in Seattle is proposing anything that drastic. The mayor hopes to build just 50,000 new units. But suppose that we got audacious and decided to triple that number -- setting the stage for Seattle to become a city of over a million residents, matching Boston's population density. Would that close the affordability gap?
Well, look at it this way. Boston is already at Boston-level density, with prices that actually exceed Seattle's. Around the world, there are likely hundreds of thousands of people who would like to live in a place like Seattle if there were only room for them. If we build it, they will come. And keep the prices from changing much at all.
Even if it were possible to build our way to affordability, there is this tricky political issue that 46.8% of Seattle families -- who own their homes -- have absolutely no interest in seeing housing values decline, because that means a reduction in their net wealth. They may form a minority of the population, but almost certainly a majority of engaged voters in the local electorate.
Two recipes for housing affordability that won't work here
There are two basic strategies for being a place with affordable housing. One is to be a place that nobody particularly wants to live. This is the secret to Detroit's unheralded affordability success, and Cleveland's, and Flint's, and Scranton's. These places built housing decades ago for huge numbers of people, the majority of whom have since left, leaving their homes behind. Unless the Duwamish waterway starts to catch fire on a regular basis and tech startups start to go the way of the auto industry, that recipe won't work in Seattle.
The second recipe involves thinking of a "place" as a metro area rather than a city, and being content to have the affordable housing out on the periphery of the metro area. De facto, that's what is happening across the country -- as the suburbs of New York extend into Pennsylvania, the DC suburbs into West Virginia, and so forth. This is the de facto pattern in many European cities as well. Even Seattle has lower-cost housing for those willing to live an hour outside the city. The median rent in Tacoma is only $906 -- comparable to places like Charlotte and Denver.
So would the people and leaders of Seattle be content with consigning lower income families to locations outside the City? Perhaps not. So what, then, can we do?
Let's build public housing
Public housing projects haven't really been in the zeitgeist for at least 20 years. We've been tearing them down nationwide, not building them. They have been derided as socially dysfunctional, breeding grounds for dependency and crime. But they could, in fact, be part of the solution in Seattle.
Public housing would permit the City to effectively target assistance. Rent control is a blunt instrument, benefitting rich and poor renters alike. In fact, if tenants need to pay bribes to jump the queue for rent controlled units, the benefits may skew towards the rich. Public housing can be reserved for those who meet certain criteria. It needn't be the poorest of the poor -- as originally designed, public housing projects were intended to serve middle class families as well.
Seattle's public housing stock is small. Boston, with about 20% more residents than Seattle, serves more than twice as many residents with its subsidized housing programs. To come up to Boston's service level, Seattle would need about 10,000 additional public housing units, roughly tripling the number it has today.
Where would the City put these units? Here's a suggestion that would make class warriors happy. Seattle has four city-owned golf courses occupying perhaps 375 acres of land in four different parts of the city. That's enough space to develop 10,000 units at a density of under 30 units per acre. We're not talking high-rises, folks -- that's equivalent to the density of Boston's Back Bay, including the parkland along the Charles River.
How would the City pay for these units? Back in the old days, the Federal government could be counted on to help out. Even if not, the cost would be manageable. If you could build these units at a cost of $200,000 each, the total expenditure would be $2 billion. Financed at 3.5% -- about the going rate for a place with Seattle's credit rating -- the interest costs would be about $70 million a year. Maybe half that amount could be paid with rental income from tenants, allowing some of that rent to cover operating and maintenance costs. The other half could be covered with the equivalent of a property tax rate increase of 30 cents per $1,000 of valuation -- thus the owner of a million dollar home would pay about $300 a year so that 10,000 families could afford to live in the city.
Would we be setting ourselves up to create pockets of crime and dependency where putters once putted? Here's my argument. The problems we associate with housing projects occurred in industrial cities that were undergoing industrial decline. The projects housed people who witnessed the utter evaporation of economic opportunity. Do you think that is going to happen in Seattle?
You can call me crazy. But if you can't imagine that this solution would work -- at least for 10,000 families -- can you imagine anything that will?