Consultant tells Flagstaff Housing Commission housing costs far outpacing incomes; renters heavily cost-burdened

A consultant presenting Flagstaff27s draft 2026202030 Consolidated Plan told the Housing Commission that housing costs in the metro area have climbed far faster than incomes over the past decade, leaving many households cost-burdened.

"Over the last 10 years the population's Flagstaff has grown by nearly 15%," Eric Chadam of Civetas told the commission. He summarized the plan27s data highlights: median household income rose roughly 36% over the decade, median home values increased by nearly 90%, and median contract rents increased by about 53% (data through 2023). Chadam said the plan uses HUD-required sources such as the decennial census and the American Community Survey.

Chadam explained HUD27s income eligibility: CDBG primarily serves households at or below 80% of area median income (AMI). He noted that a household of four at 80% AMI in the Flagstaff metro could earn about $87,000 according to the plan27s figures.

The presentation highlighted housing-cost burdens: about one-third of renter households are severely cost-burdened (paying more than 50% of income for housing) and nearly 60% of renters are at least cost-burdened (paying more than 30% of income). The consultant said these concentrations show where public-facility and infrastructure investments funded by CDBG may be most useful.

Chadam said the consolidated plan also maps areas where at least 51% of households are low- and moderate-income (eligible areas for some CDBG activities) and noted the city will avoid designating 22target neighborhoods22 to prevent HUD-imposed set-asides. The consultant said the plan and a subsequent annual action plan will be posted for a 30-day public-comment period after the commission and council reviews.