An overview of a community's housing stock is essential to the thorough understanding of a town. Housing provides an architectural reference point to the lives of our forbears. The location, density, availability and affordability of housing all have an impact on municipal decisions.

INFORMATION ON HOUSING STOCK

Year Round Housing Units During the past 20 years most communities in the Mid-Coast grew dramatically, both in terms of population and housing stock. Lincolnville was no exception. Lincolnville's population grew by over 90% and its stock of year-round housing increased by approximately 80%. The table below illustrates the growth of year-round housing units from 1970 to 1990.

Building Permit Information A review of building permits issued during the past ten years provides valuable insight into the intensity of development activity and the mix of housing stock. The following table illustrates that even as the recession gathered steam in 1990 and '91, the number of building permits issued by the Code Officer remained at a level roughly equal to the boom years of the mid-1980s.

Seasonal Housing The amount of seasonal housing in Lincolnville is very significant, accounting for approximately one-third of the total housing stock. Seasonal housing units are spread throughout the Town, with a concentration along shorefront property. Ninety per cent of the dwelling units on Norton Pond, 70% of units on Coleman Pond, 75% of units on the Lincolnville section of Megunticook Lake, and 95% of units on Pitcher Pond are seasonal.

If substantial number of these seasonal units are converted to year-round dwellings, the impact on Lincolnville's fiscal and natural resources would be substantial.

Type of Dwelling Unit The 1990 housing stock in Lincolnville was composed primarily of traditional single-family housing units. In a pattern similar to most rural Mid-Coast communities, there are few multi-family housing units.

Condition and Age of Housing Stock During a February 1991 windshield survey, the Comprehensive Planning Committee found six units considered to be abandoned or uninhabitable. Out of a total housing stock of 787 units, this is a fairly low percentage. The Code Officer confirmed these figures. Frequently substandard or abandoned housing can help meet the needs for affordable housing in a community. A combination of sweat equity, low interest government loans, and the assistance of groups such as Habitat for Humanity can help make affordable housing a reality.

Maine has some of the oldest housing stock in the country. In 1980, according to the Census, 49% of Lincolnville's housing was built prior to 1939. Although older homes usually need more repair, maintenance, and energy efficiency up-grading, they add immeasurably to the character, beauty and history of the community. Old homes are certainly a very important segment of Lincolnville's housing stock.

Rental Housing in Lincolnville

The 1990 Census revealed that slightly over 17% of the housing stock in Lincolnville was renter-occupied. In the Mid-Coast area, most of the rental stock is located in larger cities and towns such as Belfast, Rockland and Camden. Although the rental vacancy rate in Lincolnville was 6.6%, local realtors have indicated there is a need for two bedroom rentals.

Housing Availability

After the real estate boom of the mid to late 1980s, sales of real estate have dropped dramatically in recent years. Most property selling is either expensive waterfront property or very modestly priced. Realtors have estimated that real estate prices have dropped approximately 10% from the high prices experienced in 1989.

Housing Affordability

An analysis of assessed valuation for both stick built and manufactured housing indicates housing is becoming more affordable in Lincolnville. The following table illustrates this point.

Government Assisted Housing The Maine State Housing Authority, in a January 1989 summary report, stated that all the federally subsidized rental housing in Waldo and Knox Counties was for low income tenants. Waldo County had 198 elderly units and 251 family units. Knox County had 407 units for the elderly and 2S6 for families. Approximately 10% of the units are accessible to handicapped individuals.

In Lincolnville, subsidized housing assistance is given to nine families. There is an eight-unit complex of multi-family housing funded through the Farmers Home Administration 515 program. Six units have two bedrooms and two have three bedrooms.

Tenants must qualify financially to live in this complex. Two of these units have deep subsidies where tenants pay no more than 30% of their income. Otherwise, tenants in the other six units pay the greater of $300 or 30% of their income for a two-bedroom unit or $330 or 30% for a three-bedroom unit. Tenants must also pay for electric heat and hot water, but units have solariums and solar-assisted hot water tanks to ease the burden. The manager of the apartments says there is no waiting list.

One additional family's rent was subsidized under the HUD/MSHA Section 8 Existing Housing program, which assists a qualifying family in the private rental market.

Government Assisted Home Ownership

In addition to subsidized rental housing, the Federal Government, through the Farmers Home Administration and the Maine State Housing Authority has programs to assist families with home financing.

The Maine State Housing Authority has two interest rates available to first-time home buyers. To qualify for the lower rate requires an income of no more than $20,000, and the purchase of an existing home costing no more than $68,000 or a new home at no more than $71,000. For the moderate rate, a family of three can make no more than $38,500; an existing home can cost no more than $84,000 and a new home no more than $100,000. The Authority will not cover the construction loan for a new home. The applicant must meet other criteria as well. One particularly troublesome restriction deals with home occupations. This program is well funded and not seen by the Authority as being in jeopardy. From 1987 to 1991 only three Lincolnville residents have taken advantage of this program.

CONCLUSIONS/ANALYSIS

During the past 10 years, Lincolnville has experienced a dramatic increase in both population and housing stock.

If population and housing starts continue to grow at the rate of the past ten years, Lincolnville will need creative solutions to its housing needs. The Town must examine a variety of mechanisms that will increase the availability of affordable housing. A local housing trust, relaxed land use standards for affordable housing proposals, and creative construction techniques all encourage reasonable priced housing. The Lincolnville Affordable Housing Committee is investigating a number of areas to assist Lincolnville residents with their housing needs, including examination of an under-utilized Farmers Home Administration program to help groups of families build their own homes.

An analysis of information on stick built and manufactured homes during the years from 1989-1991 does suggest that Lincolnville residents have affordable housing opportunities within the town.