1970 1980 1990 1997* Number % of Total Number % of Total Number % of Total Number % of Total

Single Family 311 87.6% 480 81.8%	792	89.9%	1,176	92.9%
Multi-Family 21 5.9% 70 11.9%	57	6.5%	58	4.6%
Manufactured Housing 23 6.5% 37 6.3%	32	3.6%	32	2.5%
Total 355 100.0% 587 100.0%	881	100.0%	1,266	100.0%
* As of October 31
Source: NH Office of State Planning, Current Estimates & Trends in New Hampshire's Housing Supply
(update 1994), November 1995; Brookline Town Report, 1995, 1996;
Building Inspector's Report, October 31, 1997; U.S. Census
FIGURE VIII-2

HOUSING UNITS BY TYPE TOWN OF BROOKLINE, 1980 - 1997

Brookline's zoning ordinance does not allow more than a two-family unit (duplex). But the zoning ordinance is only one of the factors affecting the type of housing built in Brookline. Residential development is also determined by other factors including: lot size requirements; the lack of public water and sewer; the supply and demand variables within the construction market and economy; proximity to employment; and existing housing units. As a result of these factors, the growth of single-family units has far outpaced multi-family and manufactured housing units in recent years.

Single Family Homes

As shown in Table VIII-2, nearly 93 percent of the housing stock in Brookline is single family homes. The percentage of housing units which were single family homes dropped six percent between 1970 and 1980, as the amount of multi-family and duplex housing increased. Since 1980 single-family homes have accounted for all of the housing growth within Town, and has grown by nearly 1 1/2 times. By contrast, both multi-family and manufactured housing units have decreased from their 1980 levels. This trend is shown in Table VIII-3 and Figure VIII-3 in the number of building permits issued annually in recent years.

TOWN OF BROOKLINE, 1997 MASTER PLAN
CHAPTER VIII: HOUSING							PAGE VIII-4.
TABLE VIII-3
RESIDENTIAL BUILDING PERMITS ISSUED,
TOWN OF BROOKLINE, 1990 - 1997*
Est. Units
1990 Census	1990	1991	1992	1993	1994	1995	1996	1997*

Single Family 792	23 55 62 58	47	42	56	41
Multi-Family 57	0 0 0 0	0	0	1	0
Manufactured Housing 32	0 0 0 0	0	0	0	0
Total 881	23 55 62 58	47	42	57	41
* As of October 31
Source: NH Office of State Planning, Current Estimates & Trends in New Hampshire's Housing Supply:
Update: 1994, November 1995.
Brookline Town Report, 1995
Brookline Building Permit Book
	FIGURE VIII-3
	TOTAL BUILDING PERMITS ISSUED
	TOWN OF BROOKLINE, 1990 - 1997

1990 1991 1992 1993 1994 1995 1996 1997*

Duplexes and Multi-Family Housing

Brookline's current zoning allows duplexes anywhere in town on a minimum lot size of 160,000 square feet, but allows only pre-existing multi-family housing of more than two units. There are currently three apartment buildings within Town, all near the Main Street/Steam Mill Hill Rd. area totaling 12 units. There has been an increase of only one multi-family (duplex) unit since 1990. Over half of the multi-family housing and duplexes in Brookline were built in the 1970's.

Manufactured Housing

Brookline's zoning ordinance permits manufactured housing in the Residential-Agricultural District only as part of Manufactured Housing District of 20 acres or greater. Since 1980, the amount of manufactured housing has actually decreased by five units. The only manufactured housing district within Town is an 11-lot subdivision located on Petersen Road, while the Field and Stream Trailer Park located on Dupaw-Gould Road provides 53 seasonal hookups. The rest of the manufactured housing is scattered throughout the Town.

It is also instructive to assess the number of building permits issued as a percent of a community’s population to determine the impact of residential growth on a community. As is evident in Table VIII-4, the permit activity in Brookline is far more significant than the activity in other communities.

TABLE VIII-4 BUILDING PERMITS VS. POPULATION NRPC REGION, 1996

1996 Est. 1996 Single Fam. Permits Issued Population Permits Issued as a % of Population

Hudson	21,072	106	0.50%
Litchfield	6,540	35	0.54%
Lyndeborough	1,414	15	1.06%
Merrimack	23,200	104	0.45%
Milford	12,660	43	0.34%
Mont Vernon	1,960	12	0.61%
Nashua	82,285	264	0.32%
Pelham	10,374	88	0.85%
Wilton	3,243	11	0.34%
Region	182,020	893	0.49%
County	354,317	1,708	0.48%

Source: NH Office of State Planning, 1996 Annual Population Estimates, December 1995. NH Office of State Planning, Current Estimates & Trends in New Hampshire's Housing Supply (update 1994), November 1995.

In addition to the current housing stock, 68 new house lots have been approved by the Planning Board, with another 23 pending (Table VIII-5). None of these approved developments include manufactured housing, and only a small percentage are suitable for duplexes. Note that if all of these are built, Brookline's population will increase by 234 persons, based on the current estimated household size of 2.58. It is important to remember, however, that these lots will most likely develop gradually over time.

TABLE VIII-5 APPROVED UNDEVELOPED RESIDENTIAL LOTS TOWN OF BROOKLINE AS OF OCTOBER 31, 1997

# Lots # Lots Remaining Subdivision Approved Remaining Parcel #'s

Major subdivisions
Mountain Rd. Estates II &
Birch Hill Estates II	60	4	D-18-13; D-20-13; D-20-6; D-57-17
Talbot Taylor Est.	23	2	G-61-4, -30
Elevations	23	7	J-17-5, -6, -7, -8, -10, -20, -21
Laurelcrest	44	15	J-39-11, -15, -18, -19, -20, -21, -22,
			-23, -24, -25, -30, -36, -43, -48, -49
Approved 1997
Gavin Construction	6	5	F-18, 18-1, -2, -3, -4
One Line Realty	1	1	J-39-49
One Line Realty	1	1	J-39-48
Keith & Elaine Dunton	2	1	J-8-1
Robert & Beverly Petersen	2	1	K-56-1
Fresh Pond Realty	1	1	D-25-4
Cropp/Dupaw Realty Trust	(8 pending)
Glendale Homes	(12 pending)
David/Jeannemarie Janik	(3 pending)
Approved 1996
Ruth Gaudet	3	1	G-45
Woodland Acres	8	8	J-25, 25-1, -2, -3, -5, -6, -7, -8
Adamyk/Chapman	6	3	H-77-3, -4, -5
Geo. Nelson, Jr.	6	2	E-11, 11-5
Approved pre-1996
Cropp/Dupaw Realty	6	4	E-12, 12-1, -4, -5
Marlene Young	2	1	E-48-1
Capt. Douglass Dr.	4	1	K-83-2
Coon	3	2	F-43, 43-2
Peterson Rd.	13	6	K-57-1, -2, -4, -5, -6, -11
Scabbard Mill	13	2	D-89-2, -9
TOTAL	227	68

AGE OF HOUSING STOCK

Data regarding the age of a region's housing stock can relay useful information relative to housing needs of a particular area. In general, a large proportion of older houses may serve as an indication of the need for renovation and rehabilitation. A large number of older homes may also suggest a high percentage of buildings of potential historic significance.

Currently just over 17 percent of the region's housing stock was built before 1939, a decline from 25 percent in 1980, reflecting the tremendous amount of new construction experienced in the region since World War II (Table VIII-6 and Figure VIII-4).

In 1980, over one-third of Brookline's housing stock was built before 1939. This was the fourth highest percentage in the region. Due to the large number of housing units built in Brookline in recent years, the percent of housing units in town built before 1939 has dropped to 17 percent, matching the regional average. By contrast, 43 percent of Wilton’s and 35 percent of Lyndeborough’s housing stock predates 1940.

TABLE VIII-6 HOUSING UNITS BUILT BEFORE 1939 NRPC REGION, 1980 - 1997

Units Total Percent of Total Percent of Total Percent of Pre-1939 1980 1980 Total 1990 1990 Total 1997* 1997 Total**

Amherst	531	2,598	20.4%	3,179	16.7%	3,628	14.6%
Hollis	364	1,563	23.3%	2,006	18.1%	2,427	15.0%
Hudson	670	4,533	14.8%	6,902	9.7%	7,695	8.7%
Litchfield	110	1,360	8.1%	1,845	6.0%	2,267	4.9%
Lyndeborough	198	376	52.7%	488	40.6%	560	35.4%
Merrimack	335	4,711	7.1%	7,915	4.2%	8,631	3.9%
Milford	1,292	3,287	39.3%	4,793	27.0%	5,175	25.0%
Mont Vernon	178	487	36.6%	614	29.0%	698	25.5%
Nashua	7,765	25,928	29.9%	33,383	23.3%	34,619	22.4%
Pelham	277	2,411	11.5%	3,118	8.9%	3,620	7.7%
Wilton	571	926	61.7%	1,251	45.6%	1,314	43.5%

Total 12,507 48,767 25.6% 66,375 18.8% 71,892 17.4%

* Through August**Assuming no loss of pre-1939 units Source: NH Office of State Planning, Current Estimates & Trends in

New Hampshire's Housing Supply (update 1994), November 1995.

U.S. Bureau of the Census, Construction Statistics Division, Building Permits Branch; U.S. Census

FIGURE VIII-4 HOUSING UNITS BUILT BEFORE 1939 TOWN OF BROOKLINE VS. NRPC REGION, 1980 - 1997

Table VIII-7 provides further evidence that the housing stock in Brookline is relatively new compared to neighboring towns.

TABLE VIII-7 MEDIAN YEAR HOUSING BUILT NRPC REGION, 1990

Municipality Year

Amherst 1973

	Hudson	1977
	Litchfield	1976
	Lyndeborough	1962
	Merrimack	1978
	Milford	1973
	Mont Vernon	1973
	Nashua	1969
	Pelham	1968
	Wilton	1961
	Hillsborough Co.	1968
	State of N.H.	1968
	Source: U.S. Census
HOUSEHOLDS

A household is defined as a family living together in a single dwelling unit with common access to and use of all living and eating areas. Unfortunately, the available data on existing households from the

U.S. Census and projections from the Office of State Planning are outdated, and as such may serve to indicate general trends but should be viewed with caution. As shown in Table VIII-8, while the number of households in Town is increasing rapidly, household size is decreasing.

TABLE VIII-8 POPULATION, HOUSEHOLDS, AND AVERAGE HOUSEHOLD SIZE TOWN OF BROOKLINE, 1970-1990

1970 1980 % Change 1990 % Change

Population	1,167	1,766	51.3%	2,410	36.5%
Households	331	561	69.5%	811	44.6%
Avg. H.H. Size	3.53	3.15	-10.8%	2.97	-5.7%

Source: U.S. Census

Brookline’s growth in households has been well above the regional average in the last two decades, and was the third highest in the region in the 1980’s behind Merrimack and Hudson (Table VIII9). The average annual rate from 2000 to 2010 is anticipated to be 2.8%, based on the NH Office of State Planning (OSP) projections, which indicate a significant anticipated decline in the growth of the number of households in the coming decades.

TABLE VIII-9 NUMBER OF HOUSEHOLDS NRPC REGION, 1970-1990

% Change % Change 1970 1980 1970-1980 1990 1980-1990

Hudson	2,823	4,221	49.5%	6,630	57.1%
Litchfield	397	1,283	223.2%	1,725	34.5%
Lyndeborough	227	346	52.4%	451	30.3%
Merrimack	2,183	4,384	100.8%	7,439	69.7%
Milford	2,107	3,148	49.4%	4,463	41.8%
Mont Vernon	253	454	79.4%	582	28.2%
Nashua	16,997	24,489	44.1%	31,051	26.8%
Pelham	1,377	2,336	69.6%	2,907	24.4%
Wilton	726	895	23.3%	1,152	28.7%
NRPC Region	29,503	46,033	56.0%	62,141	35.0%
Hillsborough Co.	68,236	95,820	40.4%	124,567	30.0%
State of N.H.	225,378	323,493	43.5%	411,186	27.1%

Source: U.S. Census

It is interesting to note in Table VIII-10 and Figure VIII-5 that the household size in Brookline is one of the largest in the region and has decreased more slowly than households in other communities.

TOWN OF BROOKLINE, 1997 MASTER PLAN CHAPTER VIII: HOUSING						PAGE VIII-10.
TABLE VIII-10
PERSONS PER HOUSEHOLD NRPC REGION, 1970-1990
	1970	1980	% Change 1970-1980	1990	% Change 1980-1990
Amherst	3.47	3.37	-2.9%	3.03	-10.1%

Hudson	3.77	3.32	-11.9%	2.95	-11.1%
Litchfield	3.58	3.23	-9.8%	3.2	-0.9%
Lyndeborough	3.48	3.09	-11.2%	2.87	-7.1%
Merrimack	3.94	3.51	-10.9%	2.98	-15.1%
Milford	3.14	2.76	-12.1%	2.64	-4.3%
Mont Vernon	3.58	3.18	-11.2%	3.11	-2.2%
Nashua	3.28	2.77	-15.5%	2.57	-7.2%
Pelham	3.93	3.46	-12.0%	3.24	-6.4%
Wilton	3.13	2.98	-4.8%	2.71	-9.1%
NRPC Region	3.42	3.00	-12.3%	2.76	-8.0%
Hillsborough Co.	3.28	2.89	-11.9%	2.7	-6.6%
State of N.H.	3.27	2.85	-12.8%	2.7	-5.3%
Source: U.S. Census

FIGURE VIII-5 PERSONS PER HOUSEHOLD TOWN OF BROOKLINE VS. NRPC REGION, 1970 - 1990

Household projections for future years were last made by the N.H. Office of State Planning in 1987, and are no longer performed by that agency. In 1987, OSP projected a higher household size for Brookline than for the NRPC region as a whole.

HOUSING COSTS

The U.S. Census provides an initial picture of housing costs in Brookline and the region. Most of the housing stock in Brookline was valued in 1990 in the $125,000 to $250,000 range (Table VIII-11 and Figure VIII-6). The median value of housing in town in 1990, shown in Table VIII-12, was $170,900. This figure represented almost a tripling of house value from 1980 and far exceeded the county value of $137,500; only housing in Hollis and Mont Vernon grew in value at a faster rate in that time period.

TABLE VIII-11 VALUE COUNT OF OWNER-OCCUPIED HOUSING UNITS TOWN OF BROOKLINE, 1990

Units		Percent
<$60,000	7	1.2%
$60,000 - $99,999	20	3.4%
$100,000 - $124,999	36	6.1%
$125,000 - $149,999	127	21.7%
$150,000 - $174,999	119	20.3%
$175,000 - $199,999	116	19.8%
$200,000 - $249,999	102	17.4%
$250,000 - $299,999	56	9.6%
>$300,000	3	0.5%
Total	586	100.0%
Source: U.S. Census

FIGURE VIII-6 VALUE COUNT OF OWNER-OCCUPIED HOUSING UNITS TOWN OF BROOKLINE, 1990

TABLE VIII-12 MEDIAN VALUE, OWNER-OCCUPIED HOUSING NRPC REGION, 1980-1990

% Change 1980 1990 1980-1990

Amherst $82,300 $197,700 140.2%

Hudson	$59,500	$145,000	143.7%
Litchfield	$62,400	$147,500	136.4%
Lyndeborough	$47,900	$134,300	180.4%
Merrimack	$59,400	$139,700	135.2%
Milford	$54,800	$137,600	151.1%
Mont Vernon	$60,200	$176,400	193.0%
Nashua	$55,800	$138,800	148.7%
Pelham	$59,100	$160,500	171.6%
Wilton	$49,200	$134,400	173.2%
Hillsborough Co.	$54,300	$137,500	153.2%
State of N.H.	$48,000	$129,400	169.6%
Source: U.S. Census

More recent information is collected by The New Hampshire Housing Finance Authority (NHHFA), which maintains a database containing owner-occupied cost information for each of the communities in the state. NHHFA tracks the purchase price of homes broken down by new and existing (previously occupied) homes. It should be noted that small sample sizes produce highly volatile median figures.

Based on this survey, the median purchase price of existing single family homes in 1996 in Brookline was well above the regional average and ranked third out of twelve communities (Table VIII-13 and Figure VIII-7). However, new homes in Town are more affordable than six of the ten communities in which new homes were sold in 1996.

TOWN OF BROOKLINE, 1997 MASTER PLAN
CHAPTER VIII: HOUSING					PAGE VIII-13.
TABLE VIII-13
MEDIAN HOME PURCHASE PRICE*
NRPC REGION, 1996
	Existing	Sample	New	Sample
Community	Home	Size	Home	Size

Amherst	$158,000	156	$235,250	44
Brookline	$145,000	21	$160,000	19
Hollis	$187,000	66	$256,400	26
Hudson	$119,000	162	$131,900	45
Litchfield	$114,000	35	$144,650	14
Lyndeborough	$143,500	5	n/a	n/a
Merrimack	$101,000	492	$175,400	90
Milford	$108,050	132	$154,750	20
Mont Vernon	$130,000	11	n/a	n/a
Nashua	$96,000	880	$182,100	150
Pelham	$131,100	54	$162,080	40
Wilton	$102,500	12	$151,460	2
NRPC Region	$110,000	684	$174,540	177

* Includes single-family homes and condominiums Source: N.H. Housing Finance Authority

FIGURE VIII-7 MEDIAN HOME PURCHASE PRICE TOWN OF BROOKLINE VS. NRPC REGION, 1996

Table VIII-14 and VIII-15 and Figure VIII-8 show the median purchase prices of existing and new single family homes from 1992 to 1996. Consistent with the purchase price data shown in Table VIII-13, the growth in existing home prices in Brookline is nearly the highest in the region, while the growth in new home prices trails most other communities.

TABLE VIII-14 GROWTH IN MEDIAN EXISTING HOME PURCHASE PRICE* NRPC REGION, 1992 - 1996

% Change Community 1992 1993 1994 1995 1996 1992-1996

Amherst	$147,905	$136,190	$155,500	$155,500	$158,000	6.8%
Brookline	$124,000	$138,000	$147,500	$137,000	$145,000	16.9%
Hollis	$162,238	$175,000	$183,000	$176,000	$187,000	15.3%
Hudson	$106,000	$94,452	$113,900	$118,250	$119,000	12.3%
Litchfield	$104,000	$106,024	$111,450	$109,900	$114,000	9.6%
Lyndeborough	$98,625	$130,000	$92,500	$127,000	$143,500	45.5%
Merrimack	$96,000	$97,762	$92,750	$99,600	$101,000	5.2%
Milford	$105,048	$95,900	$98,000	$94,500	$108,050	2.9%
Mont Vernon	$126,238	$107,905	$149,000	$137,000	$130,000	3.0%
Nashua	$101,048	$105,024	$94,900	$93,450	$96,000	-5.0%
Pelham	$130,000	$113,000	$123,750	$131,000	$131,100	0.8%
Wilton	$93,000	$99,048	$87,000	$91,450	$102,500	10.2%
NRPC Region	$107,667	$105,000	$100,833	$106,000	$110,000	2.2%
* Includes single-family homes and condominiums
Source: N.H. Housing Finance Authority
TABLE VIII-15
GROWTH IN MEDIAN NEW HOME PURCHASE PRICE*
NRPC REGION, 1992 - 1996
						% Change
Community	1992	1993	1994	1995	1996	1992-1996
Amherst	$177,166	$187,524	$180,800	$204,000	$235,250	32.8%
Brookline	$127,762	$141,700	$153,750	$155,100	$160,000	25.2%
Hollis	$209,274	$218,428	$230,500	$250,000	$256,400	22.5%
Hudson	$122,952	$128,900	$136,350	$139,900	$131,900	7.3%
Litchfield	$114,381	$121,380	$132,400	$155,100	$144,650	26.5%
Lyndeborough	n/a	n/a	n/a	n/a	n/a	n/a
Merrimack	$152,000	$146,050	$165,100	$158,000	$175,400	15.4%
Milford	$110,476	$133,393	$130,750	$128,950	$154,750	40.1%
Mont Vernon	$119,952	n/a	$134,900	n/a	n/a	n/a
Nashua	$141,000	$149,350	$142,700	$146,800	$182,100	29.1%
Pelham	$129,429	$132,100	$146,500	$152,700	$162,080	25.2%
Wilton	n/a	$114,950	n/a	n/a	$151,460	n/a
NRPC Region	$129,215	$145,016	$152,967	$157,200	$174,540	35.1%
* Includes single-family homes and condominiums
Source: N.H. Housing Finance Authority

FIGURE VIII-8 GROWTH IN MEDIAN HOME PURCHASE PRICE* TOWN OF BROOKLINE VS. NRPC REGION, 1992 - 1996

COST OF RENTAL HOUSING

The cost of rental housing in the region is significantly greater than the county or state averages, according to data collected by the U.S. Census and a statewide survey conducted annually by the New Hampshire Housing Finance Authority. As shown in Table VIII-16, median rent for all units in the region was $605 in 1990 compared to $513 for the county and $479 for the state. Rents have increased dramatically in the ten-year period since 1980.

Brookline’s rental costs in 1990 were the second highest in the region, owing largely to the lack of available units. Brookline landlords say that vacancy rates are extremely low, and that rental units are advertised for only short periods of time (usually less than a week) before being taken. The demand is outweighing the supply, which is driving up prices. As a result, the Town’s median rental rate grew faster than any other community.

TABLE VIII-16 MEDIAN RENTS NRPC REGION, 1980-1990

% Change 1980 1990 1980-1990

Amherst $285 $757 165.6%

Hudson	$243	$636	161.7%
Litchfield	$248	$531	114.1%
Lyndeborough	$232	$467	101.3%
Merrimack	$278	$702	152.5%
Milford	$250	$557	122.8%
Mont Vernon	$253	$538	112.6%
Nashua	$255	$574	125.1%
Pelham	$276	$623	125.7%
Wilton	$197	$507	157.4%
NRPC Region	$250	$605	142.2%
Hillsborough Co.	$214	$513	139.7%
State of N.H.	$206	$479	132.5%

Source: U.S. Census

Few rental units exist in Brookline. These include the duplexes and the preexisting apartment buildings mentioned earlier and other rental units such as a refinished basement, room, or barn, or renting of an entire single family home. According to the 1990 Census, there were 88 renter occupied units within Town. At that time, it was ten percent of the total number of units within Town. It is now estimated that approximately seven percent of the units within Brookline are rental, as only one duplex was built since that time.

Because of the small number of rental units within Town, obtaining current rental price data is not possible. The best indication of Brookline rental costs are shown in Table VIII-17 which shows the range and median of 1996 rental costs in the Nashua Primary Metropolitan Statistical Area (PMSA), and Table VIII-18 which shows Nashua PMSA prices from 1992 to 1996.

TABLE VIII-17 MONTHLY COST FOR RENTAL HOUSING NASHUA PMSA*, 1996

Number of	Sample	Median	Median	Rent
Bedrooms	Size	Contract	Gross Rent	Range
		Rent

0	57	$411	$450	$265-$603
1	561	$565	$606	$336-$870
2	1094	$650	$718	$404-$1,294
3	169	$650	$768	$465-$1,301
4+	8	**	**	$665-$1,368

All Units 1,889 $630 $696 $265-$1,368

* Nashua PMSA includes Amherst, Brookline, Greenville, Hollis, Hudson, Litchfield, Mason, Merrimack, Milford, Mont Vernon, Nashua, New Ipswich, Wilton

** Indicates inadequate sample size

Source: New Hampshire Housing Finance Authority, 1996 Residential Rental Cost Survey

As seen in Table VIII-18, rental costs in the PMSA have remained relatively stable for efficiency, one and two bedroom units, while the cost of three bedroom units actually decreased. As shown in Table VIII-19, the cost of rental housing in the Nashua PMSA is higher than state and county averages.

TABLE VIII-18 AVERAGE MONTHLY RENTAL HOUSING COSTS NASHUA PMSA, 1992-1996

1992 1993 1994 1995 1996

0 Bedrooms	$411	*	$433	$434	$450
1 Bedroom	$588	$618	$608	$571	$606
2 Bedrooms	$687	$717	$711	$677	$718
3 Bedrooms	$859	$850	$891	$778	$768
4+ Bedrooms	*	*	*	*	*

All Units $654 $703 $678 $637 $696

* Data not available Note: costs shown are median monthly gross rent figures

Source: New Hampshire Housing Finance Authority, Residential Rental Cost Survey, 1992 through 1996 issues

TABLE VIII-19 AVERAGE MONTHLY RENTAL HOUSING COSTS NASHUA PMSA, COUNTY, AND STATE: 1996

Number of	Nashua	Hillsborough	State of
Bedrooms	PMSA	County	N.H.
0	$450	$395	$405
1	$606	$556	$514
2	$718	$704	$663
3	$768	$714	$718
4+	*	*	$747

All Units $696 $656 $596

* Data not available

Source: New Hampshire Housing Finance Authority, 1996 Residential Rental Cost Survey

ASSISTED HOUSING

In 1995, 2,430 units of assisted rental housing existed in the region. This assistance comes from one of four agencies: the New Hampshire Housing Finance Authority (NHHFA), the Farmers Home Administration (FmHA), the Department of Housing and Urban Development (HUD), or the Housing Authority of Nashua. Rental assistance is provided through rental subsidies, vouchers such as the Section 8 program, or through low-income loans. Although the demand for assisted family housing is higher than the demand for subsidized elderly housing, the number of assisted units available to non-elderly families is relatively low in the region. Currently no assisted housing exists in Brookline.

LOCAL HOUSING NEEDS ASSESSMENT

A growing concern nationally, as well as in New Hampshire, has been the ability of low- and moderate-income households and special needs groups, such as the elderly and the handicapped, to find safe and adequate housing at costs within their means. Recent New Hampshire legislation and court decisions have attempted to address this issue by encouraging communities to take positive steps to address the housing needs of all people including low and moderate-income families and individuals.

In 1988, the New Hampshire Legislature enacted Senate Bill 317-FN, which amended RSA 674:2, II and RSA 36:47, II, requiring that the housing section of a municipal master plan address "current and future housing needs of residents of all levels of income of the municipality and of the region in which it is located." These needs are identified in the 1994 Regional Housing Needs Assessment prepared by the Nashua Regional Planning Commission, which provides the foundation upon which this chapter is based.

The courts have also had a powerful role in influencing local housing policy. The 1983 landmark case of Southern Burlington NAACP v. Town of Mount Laurel in New Jersey affirmed local responsibility in meeting regional housing needs, and was used as a precedent in New Hampshire court cases including Soares et al. v. Town of Atkinson and Wayne Britton & a. v. Town of Chester. Key principles articulated in these decisions include:

• It is unconstitutional to use local land use regulations to discourage or prevent realistic opportunities for the development of housing affordable to certain economic classes of people
• Land use regulations cannot be used to create enclaves for the rich or ghettos for the poor. A town cannot devise its regulations to permit housing to be developed for only certain classes of people, nor can it delegate sections of a community to house people by economic class.
• Multi-family housing is the only reasonable means of providing housing for most low and all very-low income families in the southern tier of New Hampshire.

Brookline must ensure that it is in compliance with these rulings by permitting and encouraging a variety of housing types within Town.

Defining Low and Moderate Income

Income categories are defined by a comparison to the area’s median family income. Very-low income households are defined by the U.S. Department of Housing and Urban Development as households with annual incomes below 50 percent of the median household income for a specified geographic area. Low income households are those which earn between 50 to 80 percent of the median income; moderate income households earn between 80 to 120 percent; middle income earn 120 to 150 percent; and higher incomes earn more than 150 percent. It is important to note that households in the categories of low and very low income are not necessarily below the poverty level. While the poverty level is a constant figure, median income levels vary widely throughout the U.S., and therefore are more significant than poverty levels in assessing local housing needs.

Very Low-Income

Very low-income households are defined as those families earning less than 50 percent of the PMSA’s median family income. In 1990, this income group made up approximately 16 percent of the region’s households. This group may include households below the poverty line, families on public assistance, the unemployed, as well as households comprised of young people just entering the workforce, elderly households on fixed incomes, handicapped individuals, single-parent households, and other households with special needs.

Families in this category have the most critical housing need. For most of these families, home ownership is not possible. Rental multi-family housing is the principal housing option for most households in this category, while manufactured housing may also be viable.

Obviously, obtaining adequate housing for these households is extremely difficult, particularly for those families with children. Most families in this category must spend more than the recommended percentage on housing costs. Such high percentages of household income devoted to housing may force a household to reduce expenditures on essential needs such as food and clothing. This problem is further aggravated in households with special housing needs. For most households in this income group, the housing choices must be made between living in crowded and often substandard conditions or paying costs beyond their means. At the lower end of this category, some households may be pushed into homelessness as a result of only minor financial setbacks.

Low-Income

Low-income families earn between 50 and 80 percent of the median income for the PMSA. In 1990, this income group made up approximately 19 percent of the region’s households. For the majority of households in this income group, rental of a multi-family unit is the primary housing choice. Unlike the very low-income families, however, most households within this income group can obtain housing at market rates. Many still must pay more than recommended percentages for housing costs, particularly families with two or more children. This is largely due to the severe shortage and high rents for units with three or more bedrooms.

Moderate-Income

Moderate-income households earn from 80 to 120 percent of the PMSA’s median family income. In 1990, this income group made up approximately 26 percent of the region’s households and was the largest income category. Obtaining decent housing for households within this income category is possible at market rates although housing choices and location are limited. In general, households at the upper end of this income category can afford to purchase all but the most expensive condominium units on the market and most types of manufactured homes, and can obtain market rate rental housing. Relatively few households in this group, however, can afford to purchase a conventional single-family home. This is particularly true for first-time homebuyers. As with low-income households, moderate-income families with children are faced with the most difficult problems in obtaining adequate housing. At the lower end of the scale in particular, obtaining either rental or owner-occupied housing with more than two bedrooms is difficult due to high cost and lack of supply.

Middle-Income

Middle-income families earn between 120 and 150 percent of the PMSA’s median family income. In 1990, this income group made up approximately 17 percent of the region’s households. Most families in this category can afford to rent or purchase housing at market rates. Rental housing, condominiums, manufactured homes and moderately priced single-family homes are all housing options for this income group. The greatest housing limitation confronting this income group is location. An additional obstacle is that their income levels are too low to purchase homes in some communities, but too high to receive mortgage assistance from the N.H. Housing Finance Authority.

Higher-Income

Higher-income families are those earning more than 150 percent of the PMSA’s median family income. In 1990, this income group made up approximately 22 percent of the region’s households, the second largest income category. In nearly all cases, people in this group can obtain owner-occupied or rental housing at market rates. However, even families in this range may not be able to purchase a home in some of the region’s municipalities. Generally, the wide range of housing choices for this income group indicates that their housing needs are currently being met within the region.

1996 Family Income Categories

In 1996, the median family income in the Nashua Primary Metropolitan Statistical Area (PMSA) was $56,900. For the PMSA as a whole, as shown in Table VIII-21, very low-income households are those that earn less than $28,450 annually, while low-income households earn between $28,450 and $45,520 annually. These income categories vary depending upon family size and are displayed in Table VIII-22 for families of one to eight people.

TABLE VIII-21 INCOME CATEGORIES: FAMILY OF FOUR NASHUA PMSA*, 1996