Fair Housing & Racial Equity in Atlanta and the Southeast · Georgia State University Large Increases in Single-Family Rental in Sunbelt Suburbs & Opportunities for Deconcentrating

Georgia State University

Fair Housing & Racial Equity

in Atlanta and the Southeast

Key Issues and Policy Imperatives

November 16, 2018

Dan Immergluck

Professor

Urban Studies InstituteGeorgia State University

[email protected]

Twitter @DanImmergluck

Georgia State UniversityAdapted From: W. Frey. 2015. Census shows modest

declines in black-white segregation. Brookings Institution.

Miami:65

Black-White Segregation as of 2010-2014 American Community Survey(Large Metros with Black Population of at Least 20,000)

Birmingham:65

Atlanta:59

Nashville:59

New Orleans:65

Jacksonville:53

Tampa 56

Orlando:50


Source: Washington Post

https://www.washingtonpost.com/graph

ics/2018/national/segregation-us-cities

1990 2016

Race & Ethnicity

1990 vs. 2016


40

45

50

55

60

65

70

75

80

Jun-

94

Jun-

95

Jun-

96

Jun-

97

Jun-

98

Jun-

99

Jun-

00

Jun-

01

Jun-

02

Jun-

03

Jun-

04

Jun-

05

Jun-

06

Jun-

07

Jun-

08

Jun-

09

Jun-

10

Jun-

11

Jun-

12

Jun-

13

Jun-

14

Jun-

15

Jun-

16

Jun-

17

Jun-

18

Homeownership Rate(%)

Black

Latino

White

Subprime

boom

starts

Homeownership

Rates by Race

and Ethnicity

Source:

U.S. Census HVS

~3%

~6%


55% fewer Black home

buyers in

2012 vs. 2001

delayedrecovery

lenders pull back

lost wealthdeclining values

damaged credit

foreclosures

underwater homes

rent increases impede savings

values rise, but few buyers benefit

2005 2010 2012 2014 2017

Losing More on the Way Down and Gaining Less on the Way UpThe Effects of the Mortgage Crisis on Black Families


2012 - 2017 Median Appreciation for 2012 Homebuyers*

11.8%

10.3%

14.3%

18.3%

18.6%

17.4%

29.1%

40.2%

24.4%

37.2%

44.3%

49.9%

69.2%

70.2%

79.2%

0% 20% 40% 60% 80% 100%

St Louis (13.8%)

Birmingham (14.4%)

Cincinnati (15.5%)

Indianapolis (18.3%)

Louisville (18.6%)

Richmond (19.2%)

Columbus (26.9%)

Boston (26.9%)

Raleigh (27%)

Minneapolis (30.6%)

Nashville (41.1%)

Atlanta (42.4%)

Los Angeles (51.1%)

Riverside (65.4%)

Sacramento (66.2%)

Median Nominal Appreciation, 2012 to 2017

Black

Latino

White

High Appreciation Metros

Low Appreciation Metros

* From Immergluck, Earl, and Powell, 2018.


From: Carpenter, A., Lueders, A. and Thayer, C. 2017. Tracking Contract for Deed Sales in the Southeast. Federal Reserve Bank of Atlanta. June 2017.

Harbour Portfolio Properties

2013 Corporate-owned Contract-for-Deed Properties

From: Immergluck, D. 2018. Old Wine in Private Equity Bottles: The Resurgence of Contract-for-Deed Home Sales in Urban Neighborhoods. International Journal of Urban and Regional Research.

Segregation and Contracts-for-Deed:Resurgence of Predation in the Wake of Crisis


From: Immergluck, D., Earl, S., and Powell, A. 2018. Black Homebuying after the Crisis:

Appreciation and Segregation Patterns in Fifteen Large Metropolitan Areas. GSU

Urban Studies Institute Working Paper. October 2.

Black and White HomebuyingMortgaged Home Purchases in 2017

Black White

Each dot =

5 purchases

Atlanta Atlanta


From: Immergluck, D., Earl, S., and Powell, A. 2018. Black Homebuying

after the Crisis: Appreciation and Segregation Patterns in Fifteen Large

Metropolitan Areas. GSU Urban Studies Institute Working Paper. October 2.

Black and White HomebuyingMortgaged Home Purchases in 2017

Black White

Each dot =

5 purchases

St. Louis St. Louis


2017 Latino-NonLatino vs. Black-NonBlack Homebuyer Segregation


2017 Lower-Upper Income vs. Black-NonBlack Homebuyer Segregation


% Black

Eviction is a Fair Housing Issue

From: evictionlab.org

Atlanta JacksonvilleTampa

Orlando

Miami


0.0

1.0

2.0

3.0

4.0

5.0

6.0

7.0

8.0

9.0

10.0

0 10 20 30 40 50 60 70 80 90 100

Block Group Percent Minority

Note: GA statewide eviction rate = 4.7%

Increase in Eviction Rate Expected in 5-Count Atlanta Metro (%-points)

Block

group

% Black

Block

group

% Latino

Race and Eviction….controlling for income, poverty, % rent burdened…


Voucher Holders as a Percentage of Renters, 2016

Jacksonville Atlanta

% of renters w/vouchers

From: Policymap.com


Large Increases in Single-Family Rental in Sunbelt Suburbs &

Opportunities for Deconcentrating Housing Vouchers

From: Immergluck, D. 2018.

Renting the Dream: The Rise of

Single-Family Rentership in the

Sunbelt Metropolis, Housing

Policy Debate.

%-point change in detached SF homes that are rented, 2010 to 2015


• Fair housing fundamentals

• Testing and investigations

• Affirmatively Furthering Fair Housing; AFFH without HUD

• Reducing exclusionary zoning/building codes

• Inclusionary zoning – challenging hostile climates

• Renew efforts to support Black/minority homeownership = access to neighborhoods, stability, & wealth-building

• Downpayment assistance, state mortgage bonds, CDFIs

• Maintaining & enforcing consumer protections, CRA

• Modernize & strengthen FHA lending

• Limit risk-based pricing; maintain public role in secondary markets

• Antieviction: funding, requiring legal assistance

• Expand housing choice voucher options

• SOI laws, small area rents, vouchers & single-family rentals

Some Implications for Policy and Practice

Documents

Fair Housing & Racial Equity in Atlanta and the Southeast · Georgia State University Large Increases in Single-Family Rental in Sunbelt Suburbs & Opportunities for Deconcentrating