Flagler Initiatives Address Housing Shortage

Like communities across the nation, Flagler County faces an affordable housing crisis, but with several initiatives underway, progress is being made to expand housing options without devaluing existing homes.

“Flagler County is experiencing a shortage of affordable rental housing and limited entry-level homeownership opportunities,” said Devrie Paradowski, Flagler County Housing program manager. “New construction in the area is predominantly single-family homes at market rate, with fewer multi-family developments or lower-cost options.”

Affordable housing is defined as housing that costs no more than 30% of gross household income, including rent or mortgage payments, utilities and insurance.

“When housing costs exceed this threshold, households often struggle to afford other basic necessities,” Paradowski said. “Flagler County faces a growing affordability gap, particularly for households earning $55,000 and below. The Shimberg Center for Housing Studies reports a deficit of available rental units for this income range, which affects many of the county’s workforce, including healthcare workers, educators and emergency responders.”

Paradowski said Flagler’s median home price is slightly lower than the state average, but the county’s housing stock skews toward mid- to high-price levels, which limits options for first-time homebuyers and residents with moderate incomes.

“While the county has taken steps to promote affordability through local regulations, challenges remain,” she said. “One of the biggest barriers is that land costs, labor costs and mortgage rates are outside of local government control. However, local municipalities are reviewing zoning and land use policies to encourage more diverse housing types.”

Among the efforts taken to address the issue by the county and municipalities are a Planned Affordable Development Zoning District, which is designed to streamline the approval process for affordable housing developments in unincorporated Flagler County, though low developer interest has limited the impact of the program, Paradowski said.

Other efforts include affordable housing development incentives for developers with density bonuses, fee waivers and waivers of dimensional requirements; regulatory reviews through the Affordable Housing Advisory Committee to find ways to incentivize affordable housing construction, as well as cooperative programs between county and city officials to balance affordability with maintaining property values.

Paradowski said the county is also exploring an update to the comprehensive plan to allow accessory dwelling units – such as garages or backyard cottages – to increase available housing options.

Beyond the hardships some residents face in finding affordable housing options, the issue also has an economic impact on the county, Paradowski said.

“The lack of affordable housing affects workforce retention, economic development and local spending patterns,” she said. “Many essential workers struggle to live where they work, which makes it harder for businesses, schools and healthcare providers to retain employees. This is particularly concerning for industries with wages below $55,000 per year.”

In addition, residents who commute from other counties spend their wages elsewhere, affecting local businesses and sales tax revenues.

“By proactively addressing land use regulations, incentives and partnerships, local officials aim to create more affordable housing options without sacrificing economic growth,” Paradowski said.