§ 2.3. Housing Characteristics

Wisconsin's comprehensive planning law requires that a comprehensive plan include a housing element. Housing costs are the single largest expenditure for most Wisconsin residents. For homeowners, their home is likely their most valuable asset and largest investment. Housing also plays a critical role in state and local economies. The housing in a community may be its largest asset. The construction industry and other occupations that support housing are a major portion of the economy. Residential development is also a major source of revenue for local communities in the form of property taxes. Beyond the financial aspects of housing, there are also social effects that are not so easily measured. People develop a sense of pride in their homes, which in turn creates a sense of community and a likely increase in participation in community activities.

Planning for the provision of housing may be new to many local units of government. Nonetheless, the programs and actions of local governments can influence the housing market. The comprehensive planning process necessitates that the community analyze the impact of the policies and regulations on the development of various types of housing. The analysis is intended to take into account the current and projected housing needs in the community. The analysis should result in policies that provide opportunities for the development of the types and amounts of housing expected to be needed over a twenty-year planning horizon.

The following sections discuss in more detail specific information about the city's existing housing stock, patters, and future trends.

City of Greenwood General State of Housing

The total number of housing units in the city has increased by 14.1% from 1990 to 2000. Both owner occupied and renter occupied housing increased at similar rates. The housing growth rate in the city is significantly higher than Clark County as a whole. The majority of housing units in the city are one-unit detached structures (74.4%) followed by mobiles homes (6.5%). The majority of residential development in the city is located adjacent to or very close to STH 73, which runs in a north south direction directly through the city. It is anticipated that new residential growth will be focused in the northwest corner of the city and in the southeast portion of the city.

Clark County General State of Housing

The total number of housing units within Clark County has been increasing relatively slowly when compared to the State of Wisconsin. The majority of homes within the county are single family detached structures, however, there are also a significant number of mobile homes. The majority of homes within the county are fairly old most were built prior to 1939) indicating the need for rehabilitation or new structures in the future. Finding affordable housing within the county does not appear to be a problem, however, finding affordable quality housing is an increasing problem. In many areas of the county, the number of persons per household tends to be higher than the state average. This trend may be due to the Amish and Mennonite populations located within the county which tend to have larger families. The land use inventory conducted as part of this planning effort revealed a significant number of abandoned housing structures located throughout the county. Most of these structures are abandoned farmhouses that are beyond financially feasible repair. The above are but a few of the important issues surrounding housing in Clark County that will only grow more important over the planning period.

Housing Supply

According to the 2000 Census, there were 502 housing units in the City of Greenwood. This was a 62-unit increase from the 1990 housing count of 440 units. _____

Housing Occupancy and Tenure

Table 2-3 displays the occupancy and tenure characteristics of housing units for the City of Greenwood in 1990 and 2000.

Table 2-3

Housing Occupancy and Tenure, City of Greenwood, 1990—2000

	1990	% of Total	2000	% of Total	Number Change	Percent Change
Total housing units	440	100.0	502	100.0	62	14.1
Occupied housing units	410	93.2	468	93.2	58	14.1
Owner-occupied	289	65.7	331	65.9	42	14.5
Renter-occupied	121	27.5	137	27.3	16	13.2
Vacant housing units	30	6.8	34	6.8	4	13.3
Seasonal, rec., occasional use	9	2.0	4	0.8	-5	-55.6

 

 

Source: U.S. Bureau of the Census, 1990-2000.

Table 2-4 displays the occupancy and tenure characteristics of housing for Clark County in 1990 and 2000.

Table 2-4

Housing Occupancy and Tenure, Clark County, 1990-2000

	1990	% of Total	2000	% of Total	Number Change	Percent Change
Total housing units	12,904	100.0	13,531	100.0	627	4.9
Occupied housing units	11,209	86.9	12,047	89.0	838	7.5
Owner-occupied	8,827	68.4	9,781	72.3	954	10.8
Renter-occupied	2,382	18.5	2,266	16.7	-116	-4.9
Vacant housing units	1,695	13.1	1,484	11.0	-211	-12.4
Seasonal, rec., occasional use	1,008	7.8	833	6.2	-175	-17.4

 

 

Source: U.S. Bureau of the Census, 1990-2000.

Units in Structure

Table 2-5 displays the number of units in structure for the City of Greenwood in 2000.

Table 2-5

Units in Structure, City of Greenwood, 2000

	Number	% of Total
1-unit detached	369	74.4
1-unit attached	9	1.8
2 units	15	3.0
3 or 4 units	10	2.0
5 to 9 units	30	6.0
10 to 19 units	14	2.8
20 or more units	17	3.4
Mobile home	32	6.5
Boat, RV, van, etc.	0	0.0
Total	496	100.0

 

 

Source: U.S. Bureau of the Census, 2000. Based on sample data.

Age of Housing Units

The age of the housing stock is an important element to be analyzed when planning for the future. If there is a significant amount of older housing units within the housing supply they will most likely need to be replaced, rehabilitated or abandoned for new development within the planning period. Allowing for a newer housing supply also requires planning regarding infrastructure, land availability, community utilities, transportation routes, and a variety of other needs which are affected by new housing development.

According to the 2000 Census, within the City of Greenwood the majority of housing units were built prior to 1939 indicating a potential need for housing stock rehabilitation.

Housing Value

Providing affordable housing which meets the needs of current and future Clark County residents is an important element of overall planning. Finding affordable and quality housing has historically been somewhat difficult in Clark County. A lack of affordable housing has overriding impacts on population migration patterns, economic development and the tax base.

According to the 2000 Census, the median value of homes within the city was $58,500. Additional information on housing in Clark County can be viewed by referencing to Section 2.3 of the Clark County Inventory and Trends Report.