St. Mary’s County planning commission hears options to expand ‘attainable housing’ as values rise, sewer limits shape choices

Leonardtown, Md. — St. Mary’s County Planning Commission members and county staff spent a work session reviewing data and policy options Sept. 12 as part of the St. Mary’s 2050 comprehensive‑plan update, focusing on “attainable housing” for middle‑income earners, young families and workforce households.

Leanne King, a consultant with Clarion Associates, said the project team defines attainable housing as “housing that serves middle income earners for the market in St. Mary’s County who don’t qualify for subsidies but struggle with affording market‑rate homes.” King presented census and state projection data showing growing demand, rising values and a shrinking inventory of lower‑priced homes.

That context — and infrastructure limits — framed most of the discussion. Commissioners, county staff and Clarion representatives reviewed: population and income data; housing inventory and vacancy patterns; the 2010 comprehensive plan’s workforce/affordable housing goals; and zoning and utility constraints that limit where higher‑density or multifamily housing can be built.

Why it matters

The data presented show pressures on middle‑income households seeking rental or starter homes and a mix of policy tools county officials could use to respond. With median household income reported at $114,580 for 2023 and median home value near $391,000 in the same period, speakers said the county now has far fewer homes selling for $300,000 or less than a decade earlier, constraining options for people who earn too much to qualify for subsidized housing but cannot afford current market prices.

Key details from the presentation and discussion

- Population and projections: King said the county population in 2023 was a little over 114,000 (up about 7% from 2013), with state projections near 154,000 by 2045 (an increase of roughly 34% from 2020 to 2045). Ninety‑six percent of residents live outside Leonardtown.

- Income and prices: Clarion staff reported a 2023 median household income of $114,580 and a 2023 median…