Redlining and the Challenge of Building Wealth in Chester County

When we talk about homelessness in Chester County, we cannot ignore the broader systemic issues that contribute to housing instability. Among these issues is redlining — a practice that has systematically denied certain communities, particularly communities of color, the opportunity to build generational wealth through homeownership. To understand homelessness today, it's crucial to explore how redlining continues to affect wealth building, housing stability, and economic opportunities for residents in Chester County and beyond.

What is Redlining?

Redlining refers to the discriminatory practice used by banks and insurers beginning in the 1930s, where neighborhoods deemed "undesirable" were outlined in red on maps, marking them as high-risk for loans or insurance. The label "undesirable" often corresponded directly to racial demographics — neighborhoods with predominantly Black and immigrant residents were consistently marked in red. This led to decades of disinvestment, not only in these neighborhoods but also in the lives of those living there. Even today, these practices leave lingering effects, contributing to racial wealth gaps and disparities in homeownership. The enduring impact of redlining means that wealthier areas become systemically more white, and more diverse neighborhoods face economic challenges. Addressing these disparities requires targeted interventions to promote equitable housing opportunities and dismantle the structural inequities rooted in these historically discriminatory practices.

The Link Between Redlining and Homelessness

Generational wealth is one of the most important buffers against housing insecurity. For many families, homeownership serves as a financial safety net, a way to pass value down to future generations, and a foundation for other economic opportunities like education or entrepreneurship. Unfortunately, redlining denied many families this opportunity, making it difficult for their children and grandchildren to accumulate wealth. Today, the legacy of redlining contributes directly to barriers that some Chester County residents face when trying to access stable housing or break free from cycles of poverty.

According to a recent report from the National Low Income Housing Coalition, communities of color are more likely to face evictions, housing cost burdens, and long-term housing instability. This is partly because redlining prevents many families from building wealth and accessing quality financial services, leading to a cycle where housing remains unaffordable for successive generations. In Chester County, the absence of affordable housing options further compounds this issue, contributing to the increasing number of individuals and families experiencing homelessness.

A Housing-First Approach to Addressing Inequities

The Chester County Partnership to End Homelessness takes a housing-first approach to address these challenges. Housing-first means recognizing that stable housing is not the reward for overcoming obstacles, but rather the essential foundation on which individuals and families can thrive. By understanding historical barriers like redlining, our community can advocate for policies and resources that actively dismantle these inequities and make it easier for people to access stable housing without the burden of outdated prejudices that still shape today's housing landscape.

For instance, the Chester County Affordable Housing Trust Fund is working to invest in programs and initiatives that directly address disparities, such as funding for affordable housing developments and incentives for landlords to offer fair leasing opportunities. Similarly, Pennsylvania has introduced a state-based housing tax credit program to encourage the development of affordable rental housing. This program aims to reverse the impacts of discriminatory housing practices by expanding affordable housing credits to underserved areas, thereby creating opportunities for individuals previously affected by such practices to access stable and secure housing. This type of investment helps create an opportunity for individuals who were previously boxed out by discriminatory practices to finally gain access to stable and secure housing.

Moving Forward Together

Addressing homelessness in Chester County isn’t just about providing shelters or emergency services. It requires us to look honestly at how we got here—to face the history of redlining and its ongoing effects—and to focus our energy on creating an equitable system. When we invest in affordable housing and adopt policies that support underserved communities, we chip away at the foundations of inequality that continue to impact us all. Learn how you can get involved with the Chester County Partnership to End Homelessness. Let's work together to reduce the impact of redlining and create a future where stable housing is a reality for all.

Chester County Community Foundation awards $45,000 to 15 nonprofits

Annual Point-In-Time count shows decrease in homelessness in Chester County

WEST CHESTER — An annual survey of the homeless population in Chester County showed a significant decline.

The Chester County Department of Community Development and the Chester County Partnership to End Homelessness released the 2024 Point-In-Time count results at the county’s State of Housing Affordability and Homelessness event.

The results, presented to more than 120 partner organizations and stakeholders, revealed that 213 people were experiencing homelessness in Chester County on the night of Jan. 24, 2024. The PIT count — a manual national census of people experiencing sheltered and unsheltered homelessness on one night in January — showed a significant reduction compared with Chester County’s 2023 results.

What One Faith Community Is Doing to Address the Affordable Housing Crisis in Chester County

Community Partner Spotlight: Westminster Presbyterian Church

With a growing gap between housing costs and wages, the dream of living in Chester County is slipping away for many families and individuals. A West Chester faith community, Westminster Presbyterian Church, has been at the forefront of advocacy and change, making significant strides toward addressing the housing affordability crisis.

Westminster Presbyterian Church's Home Team was formed five years ago to work to end homelessness and promote affordable housing in our county. The Home Team explains the problem and its impact, and has provided some resources to explore how we, as a community, can make housing attainable for all.

The Home Team Addresses the Problem

The Home Team was first formed because the church recognized the significant disparity between the rising housing costs and the slower growth of wages in Chester County. The lack of reasonably priced housing prevents many in our workforce from living where they work. Data from the Chester County Planning Commision’s “Housing Report-2023” showed:

• The 2023 the median sales price ($492,000) was the highest in Chester County history, even when adjusting for inflation.

• As sales prices continue to rise, the number and percentage of lower price homes has decreased.

• Only 462 homes sold for under $250,000 in 2023, down by 3.1% from 2022. A household earning 100% Area Median Income ($118,574) could afford a house at around $350,000, and only 23% (1,237) of home sales were under this price in 2023.

This imbalance has left many unable to afford to live near where they work, affecting our economy and the social fabric of our community.

Impact on the Community

The lack of affordable housing in Chester County affects many residents. As the Home Team began its work, the team reflected on how the housing crisis affects a broad spectrum of residents – it impacts homeless families relying on vouchers, young professionals starting their careers, and teachers who shape our children’s futures. It impacts essential workers – nurses, EMTs and retail employees – and the county’s growing senior population, which is projected to nearly double by 2045. These are the individuals who make our local economy prosper, yet they are becoming increasingly unable to afford to live in our county.

Barriers to Solutions

The Home Team also realized that several hurdles stand in the way of resolving the affordable housing crisis. Outdated development processes and zoning ordinances increase housing costs. Obtaining funding for affordable housing is a complicated and time-consuming process; it can be easier for developers to build high-end housing instead. There’s also resistance from a vocal minority who oppose changes, further slowing down the creation of affordable housing.

The Home Team’s Call-to-Action

These challenges, however, are not insurmountable – you can help! By working together, we can build a more inclusive and sustainable future for all. Here are some ideas and resources for advocating for affordable housing in Chester County.

• Advocate: Speak [RH3] up in municipal meetings, and let your voice be heard in favor of policy changes that promote affordable housing. The Home Team has created an Advocacy Talking Points document which you can use to aid in this effort. You can also visit their Attainable Housing Advocacy Website to learn more.

• Community Involvement: Participate in or support local housing initiatives that are working on these issues. Search the Chester County Authorities, Boards and Commissions webpage to become involved.

• Donate: Support the Chester County Partnership to End Homelessness, knowing that your contributions support our mission to create a community where everyone can afford to live.

• Educate Yourself and Others: The Home Team developed this video on the housing crisis and advocacy. They have also developed a 20-minute presentation and presentation talking points that you can use to educate others. In addition, here are two short videos describing a successful workforce housing project, Pinckney Hill Commons in West Chester Borough.  This video tells a tenant’s story.  This one tells the developer’s and Borough’s story. Make your vote count for affordable housing by researching candidates for office and learning more about their policies on housing.

• Volunteer and Organize: The Home Team are active volunteers promoting housing affordability. Volunteer for community organizations, faith-based organizations and nonprofits that support helping those in need, and help spread awareness about the need for affordable housing. The Chester County Community Resource Guide has a list of organizations and their contact information.

Change is Possible

The efforts you see here exemplify how individual actions can ignite community-wide change. By following the Home Team’s lead, we can collectively tackle the housing affordability crisis in Chester County, ensuring it remains a thriving community for all. If you would like to become a champion in your own organization or if you have questions about the Home Team’s efforts at Westminster Presbyterian Church, please contact Burt Rothenberger at BFRothen@verizon.net or contact Ruth Simonson at RSimonson19@gmail.com.

Chester County organizations to host ‘poverty simulation’

Kennett Area Community Service (KACS) and the Chester County Partnership to End Homelessness are hosting a role-playing event where community members “experience” the challenges of living paycheck to paycheck. It’s called a “poverty simulation.”

Chester County Department of Community Development Receives $2 Million Federal Grant to Combat Homelessness

DelVal Counties Offer Programs To Help Homeless People

NLIHC Out Of Reach Report: National Trends

It’s evident that the road to housing equity is filled with challenges. Low-income renters are facing soaring rents and mounting housing instability, especially as the supports from pandemic-era benefit programs dwindle away. For too many, safe, stable, and affordable housing still remains frustratingly out of reach.

But here's the important part: we can change this narrative. NLIHC and our dedicated partners nationwide are joining forces to call on Congress for real action. We believe it's time to tackle the deep-seated issues of housing affordability head-on.

Addressing this problem requires a multifaceted approach:

1. Investing in New Affordable Housing: We need to build more affordable housing to meet the demand.

2. Preserving Existing Affordable Homes: Let's ensure that the affordable rental homes we already have stay that way.

3. Universal Rental Assistance: Bridging the income-rent gap with universal rental assistance can make housing affordable for everyone.

4. Emergency Assistance: When financial crises strike, emergency assistance can stabilize renters.

5. Strong Renter Protections: Establishing robust renter protection safeguards against unfair practices.

Together, we can pave the way for housing equity, where every individual and family can find and maintain decent, accessible, and affordable housing. A member of our lived experience advisory board said it best: “We are breaking the stigma.” 

Let's stand together and make it happen. To learn more about what you can do, please visit our affordable housing advocacy webpage.

PHFA 2023 ChesCo Profile - Racial Demographics & Disparities

There's a crucial aspect we cannot ignore: our county's diversity. BIPOC (Black, Indigenous, and People of Color) make up about a quarter of our community. 

Yet, we also recognize that housing affordability is not experienced equally by all our residents. Inequitable housing policies, discriminatory practices, and systemic barriers contribute to housing affordability challenges faced by marginalized communities. Limited affordable housing options, rising costs, and income disparities create significant hurdles for individuals and families, particularly those from historically disadvantaged racial backgrounds.

These disparities remind us that, despite our progress, there's more work to be done to ensure equity in housing for everyone in Chester County. We must work together to create a more inclusive and equitable housing landscape. Chester County thrives when all its residents can find safe, affordable, and stable homes.

If you're interested in delving deeper into the issue of racial disparities and homelessness, we invite you to explore this resource by the National Alliance to End Homelessness.

ALICE Household Survival Budget in Chester County

Traditional economic measures don't fully account for essential expenses. United For ALICE offers county-specific budgets for different household types in Pennsylvania to more accurately assess living costs. These budgets establish the minimum expenses required to sustain a household in today's economy and determine if households are above or below the ALICE Threshold for each county.

According to 2021 data provided by United for ALICE, housing alone (rent and utilities) in Chester County:

• Makes up approximately 38% of a $2,969 monthly survival budget for a single adult household. 

• Makes up approximately 25% monthly of a $6,559 survival budget for a household with two adults and two children. 

• Makes up approximately 27% of a $4,977 monthly survival budget for a household with two seniors. 

By recognizing the true cost of living and supporting initiatives that provide affordable housing and financial stability, we can work towards the goal of ending homelessness in Chester County. 

Supporting our organization allows us to provide resources and opportunities to people in our community, such as the people on our Lived Experience Advisory Board. One board member shared, “It really boosts our self-confidence.”

Let's work together to ensure that every individual and family has a safe and stable place to call home. Learn more about how to volunteer or give to one of our partner organizations so you can make a difference. 

NLIHC Out Of Reach Report: National Trends - Housing and Wage Inequalities

On a national level, the 2023 Out of Reach Report shows that the gap between how much people earn and how much they have to pay for housing is biggest for people of color, especially women of color. Why is that? Well, it's because of a history of unfair housing policies that have made it harder for people of color to find decent and affordable homes.

Let's break it down with some numbers: Black, Latino, and Native American workers are often stuck in jobs that don't pay as much as jobs held by White workers. Even when they have the same jobs, People of Color still get paid less than their White peers. For instance: nationally, the median wage of a full-time White worker is about $2.23 per hour higher than what's needed for a one-bedroom apartment. But for a full-time Black worker, they make 73 cents/hour less than what would be needed for that one-bedroom apartment. And for a Latino worker in the same role, they make about $1.84 less. The disparities grow more pronounced for women of color: Black and Latina female workers earn median wages that are $3.96 and $5.47 less, respectively, than what would be needed to afford one-bedroom housing. 

The impact of these disparities is huge. People of Color are more likely to be renters, and when housing costs go up, they feel the pinch the most. For example, extremely low-income renters make up about 19% of Black households, 17% of American Indian or Alaska Native households, and 14% of Latino households, while only 6% of White households are in the same boat.

During Hunger and Homelessness Awareness Week, it's clear we need to step up to create a more equal and fair society, where everyone, regardless of their background or skin color, can find a safe and affordable place to call home. One of our Lived Experience Advisory Board members shared, “I have something meaningful to offer.” Make a donation today to help us advance racial and economic equity in our community. 

NLIHC Out Of Reach Report: Minimum Wage to Afford a Two Bedroom Home in Chester Country

Let's reflect on the findings of the Out of Reach 2023 report, published by the National Low Income Housing Coalition (NLIHC). The report unveils a concerning reality: the significant disparity between people's wages and the cost of modest rental housing across the United States. This comprehensive report dissects the affordability crisis, examining the affordability gap in every state, county, metropolitan area and combined non-metropolitan area. 

To afford a modest two-bedroom apartment here, an income of at least $28.27 per hour (or an annual salary of $58,800) is required. This translates to the staggering fact that approximately 3.9 full-time jobs at minimum wage are necessary just to secure a two-bedroom place to live in our county. 

These numbers are more than statistics; they represent the daily struggles of our neighbors. As one of our Lived Experience Advisory Board members said, “When you’re homeless it’s really hard on your confidence.” 

We advocate for housing policies that can bridge this gap and ensure everyone in Chester County has a safe and affordable place to call home. Together, we can make a difference. 

ALICE in PA: Financial Hardship is Not Equally Distributed

In Chester County, PA, a deeper dive into the numbers reveals some crucial insights. While the largest population of households below the ALICE Threshold (asset-limited, Income Constrained, Employed) often corresponds with larger demographic groups, it's essential to look beyond the surface. When we examine the proportion of each group facing financial challenges, disparities become evident.

Native Americans, African Americans, Hispanics, and people of mixed race are disproportionately represented in ALICE counts compared to their White counterparts, based on 2021 data. This is a stark reminder that economic inequality is not evenly distributed.

So, why does this matter? Because equitable economic policies are not just about numbers; they're about people. To truly end homelessness in Chester County, we must address these disparities head-on, ensuring that everyone has a fair shot at economic stability and secure housing. It's a collective effort, and together, we can make a difference. To learn more about what you can do, please visit our affordable housing advocacy webpage.

ALICE in PA: Number of Households in Financial Hardship in PA

According to official measures, 12% of households in Pennsylvania (equivalent to 636,093 households) were considered to be in poverty in 2021 based on the Federal Poverty Level (FPL). However, ALICE data tells a different story. An additional 27% (1.4 million households) fall into the ALICE category - Asset Limited, Income Constrained, Employed. These are families and individuals who earn above the poverty line but still can't make ends meet in their communities.

So, what does this mean for Pennsylvania? Of the 5.2 million households in our state, a staggering 39% (over 2 million households) had incomes below the ALICE Threshold of Financial Survival in 2021. This includes households in poverty and ALICE households, all struggling to afford the basics they need to thrive.

Let's ensure that every Pennsylvanian, regardless of their income, has access to the essentials they need for a stable and dignified life. Learn more about what you can do to advocate for affordable housing in our community. 

Homelessness Awareness Week: Nov. 11-18, 2023

As a community, we possess the power to create positive change. This year, our theme for Hunger and Homelessness Awareness Week 2023 is "Home for Every Heart". Our campaign will shed light on two crucial aspects of our work: the importance of supporting both the development of affordable housing, and amplifying the voices of those with lived experience.

Affordable housing provides stability, security and the foundation upon which individuals and families can rebuild their lives. Today is also Veteran’s Day, and it’s important to recognize that about 35% of the individuals in interim housing in our community identify as veterans. Our work to find long-term, affordable housing for all of the veterans in our community continues. Throughout this week, we will explore the critical role affordable housing plays in preventing and ending homelessness across the nation. 

To truly understand and address the complexities of homelessness, we must listen to those who have experienced it firsthand. Their stories and insights are invaluable in shaping effective solutions. Throughout the week, we will feature the voices of individuals who have walked the path from homelessness to stability, highlighting their resilience and the lessons we can learn from their journeys. 

As one of our Lived Experience Advisory Board members put it, “I believe I can help people, because of all the experiences I have been through.”

Join us in raising awareness, fostering empathy, and taking action. Throughout the week, we will host a series of initiatives aimed at bringing us closer to our goal: a Chester County where everyone has a safe, stable place to call home. Stay tuned for updates throughout Hunger and Homelessness Awareness Week 2023! 

People can’t afford to live here, say Chester County housing activists

Chester County’s homeless population rises for first time since 2020

“Chester County’s homeless population rose for the first time since 2020.

Data from Chester County’s 2023 Point-In-Time count tallied 436 unhoused people on Jan. 25, an eight percent increase from 2022. The latest numbers from Pennsylvania’s wealthiest county — which previously pledged to end chronic homelessness by 2021 — are not an encouraging sign.

Up until last year, the county had made steady progress when many neighboring jurisdictions struggled to combat the housing crisis, “We continue to look for opportunities to develop more affordable housing. Unfortunately, in this market, it’s become increasingly difficult to find safe, decent, and affordable housing — despite our efforts to create more housing over the past few years,” said Shaun Bollig, deputy director for the Chester County Department of Community Development (DCD).”

Click the button to view the full WHYY article, written by Kenny Cooper:

2023 PHARE Funding Awarded to Chester County Partnership to End Homelessness Partner Organizations

In the ongoing battle against the affordable housing crisis, it is essential to acknowledge the remarkable achievements of organizations that work tirelessly towards creating safe and affordable homes for individuals and families in need.

The Partnership is excited to extend our heartfelt congratulations to our esteemed partner organizations for their well-deserved recognition and success in being awarded the 2023 Pennsylvania Housing Affordability and Rehabilitation Enhancement (PHARE) funding:

• Home of the Sparrow: Apartment Subleases & Trauma-Informed Case Management for Justice-Involved Women

• Friends Association for the Care and Protection of Children: Chester County Eviction Prevention Court (EPC); NIA House

• Domestic Violence Center of Chester County: Homelessness Prevention for Victims and Survivors of Domestic Violence; Renovations to Housing for Domestic Violence Victims and Survivors

• Kennett Area Community Service: Homelessness Prevention in Southern Chester County

• Housing Partnership of Chester County: Housing Counseling Program

• Housing Authority of the County of Chester: Housing Locator Program

• W.C. Atkinson Memorial Community Service Center, Inc.: Individualized Intensive Case Management and Homelessness Prevention

• Human Services, Inc.: Project Rehabilitation

• Chester County Department of Community Development: Street Outreach and Data Team Reinforcement Efforts

• Open Hearth, Inc.: Targeted Homelessness Resource Coordination

the Potential of PHARE Funding

In our communities, access to safe and affordable housing is a fundamental necessity that forms the bedrock of stable and vibrant neighborhoods. Unfortunately, Pennsylvania continues to grapple with a shortage of affordable housing options, leaving countless individuals and families without a place to call home. 

One essential tool that has proven effective in addressing this crisis is the Pennsylvania Housing Affordability and Rehabilitation Enhancement (PHARE) fund. However, the current funding cap imposed on PHARE significantly limits its impact. It is crucial for us to raise awareness about the urgent need to raise the PHARE funding cap and harness the full potential of this invaluable resource. Let's delve into the importance of PHARE and the benefits of raising the funding cap.

Understanding The PHARE Cap

The Pennsylvania Housing Affordability and Rehabilitation Enhancement (PHARE) program was established to address the shortage of affordable housing in the state. It provides vital funding to support various initiatives, including rental and down payment assistance, housing rehabilitation, and neighborhood revitalization. PHARE grants enable local communities, nonprofits, and developers to create affordable housing opportunities and improve the quality of life for countless Pennsylvanians.

While PHARE has made significant strides in combating the housing crisis, its impact remains constrained due to the funding cap imposed on the program. The current cap limits the allocation of funds to a mere $25 million annually. Given the magnitude of the housing challenges faced by the state, this cap restricts the program's potential to create lasting change. As demand for affordable housing continues to grow, raising the PHARE funding cap becomes imperative.

Why Raise the Funding Cap?

1. Increased Availability of Affordable Housing: Raising the funding cap would enable PHARE to support a greater number of affordable housing projects, helping to alleviate the severe shortage experienced by individuals and families across Pennsylvania. More funds mean more homes and more opportunities for those in need.

2. Neighborhood Revitalization and Economic Growth: Affordable housing is a catalyst for neighborhood revitalization and economic growth. By raising the funding cap, PHARE can invest in initiatives that not only provide affordable homes but also improve infrastructure, create jobs, and enhance the overall livability of communities.

3. Strengthening Local Communities: PHARE funds are distributed to local communities, nonprofits, and developers who understand the unique housing challenges of their regions. By raising the funding cap, we empower these entities to address specific needs, foster partnerships, and implement innovative solutions tailored to their communities' requirements.

4. Long-term Cost Savings: Investing in affordable housing now can lead to substantial cost savings in the long run. Stable housing reduces the strain on emergency shelters, hospitals, and other public services, ultimately saving taxpayer dollars.

How Can You Make a Difference?

Share this blog post, along with the PHARE Raise the Cap fact sheet (available at https://housingalliancepa.org/resources/phare-raise-the-cap-fact-sheet/), through social media, email, or community newsletters. Encourage others to educate themselves about the importance of raising the PHARE funding cap. You can also engage with organizations dedicated to affordable housing advocacy, such as the Housing Alliance of Pennsylvania (https://housingalliancepa.org/). By joining these groups, you can amplify your impact and contribute to a statewide movement for change.

Code Blue: Extreme Weather Emergency Shelter

A Code Blue Is declared when winter weather conditions pose a threat of severe harm or death to people without shelter. Chester County residents who need shelter from the cold should call 2-1-1 for immediate assistance. For more info, go to chesco.org/codeblue or view the Extreme Weather Emergency Shelter Policy.

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TRADUCCIÓN - Código Azul: Refugio de emergencia para climas extremos

Un Código Azul se declara cuando las condiciones climáticas invernales representan una amenaza de daño severo o muerte a personas sin refugio. Los residentes del Condado de Chester que necesitan refugio contra el frío deben llamar al 2-1-1 para recibir asistencia inmediata. Para obtener más información, visite chesco.org/codeblue o consulte la Política de refugios de emergencia para climas extremos.

16 homeless Chester County residents who died honored

Sixteen homeless Chester County residents who died in the past year were remembered during a memorial service recently at the historic Chester County Courthouse.

A candle was lit for each person who passed, while their names and ages were solemnly read, during National Homeless Persons’ Memorial Day 2022.

Similar events were held nationwide to mark Dec. 21, the first day of winter and the longest night of the year.

The goal of the memorial service that attracted almost three dozen attendees was to commemorate the men, women and children who died on the streets and in emergency shelters this year, to recommit to ending homelessness in Chester County and to prevent such deaths in the future.