Habitat for Humanity outlines large Manhattan affordable housing plan; county says 10-year RHID payback remains target

Josh Brewer of Habitat for Humanity of the Northern Flint Hills presented a proposal to commissioners on Sept. 25 for a multi‑phase development on nearly 5 acres in Northview intended to produce permanently affordable homes under a community land trust and an RHID (residential housing incentive district).

Brewer described three build scenarios: a “tortoise” (roughly 8 townhomes and 8 cottages), a “hare” (about 22 townhomes and 8 cottages) and a “super‑hare” full build‑out (about 38 townhomes and 16 cottages). He said the full build‑out would be a roughly $16 million project with a new‑construction valuation just under $12 million; under that scenario projected property‑tax increases would pay off an RHID bond for site acquisition and infrastructure in a little less than seven years. The mid and small scenarios produced longer payback periods: about 12 years for the middle scenario and more than 20 years for the smallest build.

In the project pro forma Brewer showed townhomes at about $240,000 and cottages at about $172,000 in delivery cost; the cottages were described as roughly 860 square feet (two‑bed, two‑bath) and the townhomes about 1,200 square feet. Brewer said site acquisition was estimated around $400,000 and infrastructure roughly $1,000,000. He said Habitat planned resale restrictions via a community land trust so owner‑occupants would not capture market appreciation on the land — the land would remain trust‑owned while homeowners hold leasehold interests in the lots.

Commissioners and county staff focused questions on the RHID payback window. County officials reiterated a preference for projects that restore property taxes within about 10 years to limit long‑term fiscal exposure; staff said payback stretching to 15–25 years raises long‑term impacts the county seeks to avoid. Commissioners noted tradeoffs: faster, larger build‑outs shorten payback but raise delivery costs and require outside contractors; smaller, slower builds may be more affordable to construct but extend payback beyond the county’s preferred window.

Brewer said Habitat will continue to refine sources and phasing and asked whether a phased RHID request (infrastructure first, then vertical construction phases) would be acceptable. County officials said doing infrastructure for the entire site up front and phasing vertical construction is a reasonable approach but emphasized the county’s interest in minimizing long payback periods.

No formal action was taken; Habitat said it will return with refined financials and options.