Loudoun County updates board committee on unmet housing needs strategic plan; staff outline studies and pipeline

Loudoun County Department of Housing and Community Development staff presented a third-quarter FY2025 update on the county’s Unmet Housing Needs Strategic Plan at the Transportation and Land Use Committee meeting on May 21, 2025.

Christine Hillock, housing initiatives project manager, told the committee the report covered plan-related board actions, attainable housing results, units in the pipeline and planned housing policy studies. Hillock said the plan defines attainable housing as units affordable up to 100% of the area median income (AMI) and recounted the board-adopted goal that 20% of forecasted new homes be attainable housing. Hillock stated, as recorded in the presentation, that “100% of AMI for a family of 4 in the Washington Metro Area, effective 04/01/2025, is $163,900.”

Staff summarized recent board actions and allocations. On Jan. 7, 2025 the board approved a $7,410,000 allocation to the housing fund; the board included the equivalent of one full penny of the real-property tax rate in the FY2026 budget adopted April 1; on Feb. 4 the board approved loans totaling $20,000,000 to provide gap financing for two attainable rental communities (Avonlea Phase 2 and Dogwood Farm Station), which staff said together will add 209 attainable rental units; and on March 12 the board approved a development agreement for the county‑owned former Ashburn North Park and Ride that staff said will provide 132 attainable rental units and 8 attainable homeownership units.

For Q3 FY25 staff reported 45 new attainable units and 57 access or preservation opportunities. Hillock told the committee that, three quarters through the fiscal year, the county had achieved 57% of the annual goal for new attainable units, exceeded the annual goal for access/preservation opportunities, and achieved 78% of the overall annual attainable goal.

Staff described planned or in‑process studies to inform policy choices: a 12‑month independent evaluation of the strategic plan (scope: evaluate housing targets, performance metrics, supply/demand forecast and county investment needs); Loudoun’s participation in a COG‑convened 12‑month regional rent stabilization study; an 18‑month transit‑oriented development (TOD) policy study to identify barriers and forecast allowable housing near transit centers; and a 12‑month study to analyze the feasibility of a contracted housing authority versus an in‑house authority. Brandy Collins, housing policy administrator, said the County is negotiating with third‑party consultants for the evaluation and TOD study.

Committee members asked about reasons the county is meeting access/preservation targets more quickly than new construction; staff cited timing between loan approvals and lease‑up, and noted that units funded through the Affordable Multifamily Housing Loan Program are counted for the strategic plan once leased. Members also asked whether the evaluation might recommend changing the county’s targets; staff said the evaluation will analyze the baseline and methods and could result in recommendations to amend the strategic plan, which would return to the board for action.

No committee action was taken; the item was presented for information and feedback.