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.

• 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.

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

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.

Priced Out: The State of Housing in America

Housing Affordability and Homelessness

The Gap: A Shortage of Affordable Rental Homes

Each year, the National Low Income Housing Coalition (NLIHC) measures the availability of rental housing affordable to extremely low-income households and other income groups. Based on the American Community Survey Public Use Microdata Sample (ACS PUMS), The Gap presents data on the affordable housing supply and housing cost burdens at the national, state, and metropolitan levels. The report also examines the demographics, disability and work status, and other characteristics of extremely low-income households most impacted by the national shortage of affordable and available rental homes.

Read the full report