Why does Friends of the San Juans care about housing?
The patterns of how and where housing is built are connected to the health of both our human and non-human communities. Housing affordability is central to community livability and inclusiveness. Stable housing frees residents to engage with environmental issues, while unaffordable housing forces them to focus on survival, limiting participation. This fuels a cycle where environmental problems worsen conditions that drive housing instability. When housing is costly, only those least affected by environmental issues can join public decision-making, excluding the communities most impacted. Ensuring affordability allows everyone to take part in shaping solutions and building resilient communities. Furthermore, sprawling development diminishes our rural landscapes including agricultural and forest lands, fragments native habitats, and increases carbon emissions. In accordance with Washington State’s Growth Management Act, Friends believes that increased density in our villages and other Urban Growth Areas can, when planned thoughtfully, increase affordability, decrease sprawl, and protect the Islands’ remaining natural habitats.
How many people live in San Juan County?
- As of April 1, 2020, the US Census Bureau counted 17,788 people in San Juan County.
- By 2036 (which is the Comp Plan’s planning horizon), the population is projected to increase to 19,423.
How much housing exists in the county, and what’s it used for?
- In 2015, 43% of the housing stock qualified as “vacant,” with 81% of that being for “seasonal, recreational, or occasional use.” SJC forecasts that by 2036, 47.3% of housing will be “vacant.”
- With an average household size of 2.04 people, the County had enough housing units in 2016 to accommodate the projected 2036 population, but the vacancy rates have led the County to estimate that it will need 1,524 more housing units by 2036.
- As of 2016, 83% of housing units were single-unit dwellings, 10.3% were mobile homes or special units, and 6.7% were structures with two or more units.
The Sun Rise I neighborhood on San Juan Island is a good example of a higher-density development that strives to be environmentally friendly.
- As of 2015, 40% of SJC’s housing was owner-occupied or vacant, and just 16% was renter-occupied.
- As of May 2022, Ordinance 05-2022 was set in place to establish a cap on permits for vacation rentals, which amended San Juan County Code 18.40.275 and Ordinance 2-2018. Currently, San Juan Island has 337 vacation rental permits, Orcas Island has 211, Lopez Island has 135 , and the outer islands have 10 vacation rentals; except for Shaw and Waldron, whose existing ordinances do not allow short-term vacation rentals.
- However, other tools that could be used to manage vacation rentals include an outright ban on vacation rentals, which some cities have done; banning newly built homes from applying for vacation rental permits; prioritizing residents are adequately housed before individual land/homeowners can apply for vacation rental homes as a county policy/goal … because when vacation rental listings available to tourists increase so do rent prices, affecting locals who live on the islands year round.
How (un)affordable is housing in San Juan County?
- According to County data, 46% of households earn $50,000 or less. There is only 1 affordable rental unit for every 2.7 such households, and only 18% of the County’s existing houses are considered affordable to buy for these households.
- As of 2017, median home prices here were 30% higher than the statewide average, and only 22% of owner-occupied houses were valued at $100,000-$300,000, compared to a statewide average of 50%. (Note that prices have risen considerably since 2017, while most people’s wages have increased little.)
- By 2036, the County projects that 3,728 of the 9,521 households here will be considered low income or below by HUD standards.
The source for much of the data in this information sheet is the County’s Housing Needs Assessment.