A community housing needs assessment spearheaded by the Town of Pagosa Springs, Archuleta County and the Pagosa Springs Community Development Corporation is nearing completion, as initial results were shared at the joint town and county work session held on Feb. 25.
Archuleta County Development Director Pamela Flowers explained the three entities have been working jointly on the assessment “for several months now” with the selected contractor, ECOnorthwest.
Flowers noted that approximately 90 percent of the cost of the assessment is being covered by a grant the county received from the Colorado Department of Local Affairs (DOLA).
ECOnorthwest Project Director Bob Parker explained that “we’ve been ahead of the game,” mentioning the state passed Senate Bill 24-174 in 2024 requiring local governments to perform a housing needs assessment.
Parker explained that Sarah McClain from Western Spaces has also been assisting in performing the assessment and making sure it will meet the state’s requirements, such as addressing water usage.
Parker went on to explain that part of the rationale for this study is for the community to apply for a rural resort designation “that allows for higher [area median income] thresholds.”
He noted that the “core elements” of the study include an employer and household survey, along with a number of one-on-one discussions with community stakeholders.
McClain provided details on the initial survey results, noting that the employer survey focused on gathering information related to difficulties hiring and retaining employees, retiring employees and unfilled jobs.
The household survey gathered information related to income, household size and composition, condition of homes, and plans to move.
She indicated that more than 80 percent of employers identified housing availability as a “major or severe issue in the county” which doesn’t seem to be going away, with 63 percent indicating an increasing difficulty in retaining and recruiting employees.
She noted that challenges indicated by employers include a high cost of living and the lack of adequate housing available, followed by unskilled applicants, lack of child care, and work ethic or dedication issues.
“So, employers are experiencing unfilled jobs,” she said.
McClain also noted that employees who are retiring are likely to stay in their home in the community, which means a new housing unit is required to replace that employee with a new one.
“Employers are helping,” she said, adding that 53 percent of employers are currently assisting employees with housing through paying higher wages, assisting with housing searches, offering a sign-on bonus or stipend, own units for employees or offer down payment assistance.
She noted that employers are willing to continue assisting or start assisting, with 14 percent indicating they would help only their own employees and 18 percent indicating they would help any employee in the county.
As for responses received from the household surveys, McClain explained there is a “little variation” between renters and homeowners, but that overall 87 percent of renters and 82 percent of owners say it is the “most critical or one of the more serious problems in the county.”
She explained that cost burden was also looked at, noting that households paying 30 percent or more of their household income toward housing are classified as cost burdened.
She mentioned that 56 percent of renters and 37 percent of owners in the community are cost burdened, noting it is typical to see more renters than owners be cost burdened.
Additionally, McClain mentioned that the state overall shows that about 50 percent of renters and 25 percent of owners are cost burdened.
“So, you’re a little higher than that,” she said, noting Archuleta County is “not quite as bad” as places like Eagle and Summit counties.
She went on to note that, overall, 60 percent of renters and owners responded that it was “very difficult” to find a home the last time they moved.
Other findings show that 70 percent of owners and 17 percent of renters want to stay in their current home, while 66 percent of renters want to move to a different home still located in the county, McClain explained.
“So, that’s good,” she added.
McClain also mentioned that renters “are more likely to be forced to move” and show a strong desire to transition to home ownership, but are facing barriers such as high prices, debt, insufficient down payment and credit issues.
She also mentioned that 50 percent of renters indicated they are interested in purchasing deed-restricted homes.
Parker added that there are significant differences in comparing the Town of Pagosa Springs to Archuleta County.
He mentioned that a final report should be submitted for staff review sometime mid-month, and that another update will be given at the town and county’s joint work session scheduled for March 24.
Pagosa Springs Town Council member Gary Williams inquired if the assessment will include any recommendations on policies concerning short-term rentals in the community.
Parker explained that he anticipates the report containing an analysis of short-term rentals and their effect on the community, with some recommendations to be included, but noted that the scope of their work is focused more on the housing makeup and needs rather than developing policies.
Flowers explained in a later interview that a final draft of the assessment will be ready by the end of the month and that the Archuleta County Board of County Commissioners and town council will both vote on adopting a final plan on April 15.
Following the adoption of the final assessment, Flowers explained the next step is for the county to develop a housing action plan, which will provide “step-by-step” instructions on how to address the community’s housing needs.
clayton@pagosasun.com
