Nevada Housing Coalition tells Fernley leaders the state faces a large affordable‑housing shortfall

Maurice Paige, executive director of the Nevada Housing Coalition, told the Fernley City Council on Nov. 19 that Nevada faces a substantial shortage of affordable housing and that recent legislation and funding changes will shape local options.

Paige summarized statewide data, saying “we are short 77,000 almost 78,000 units overall as a state,” and that roughly 93,574 renter households are extremely low income. He said the shortage in rural and northern Nevada is roughly 16,000–17,000 units. He warned the HUD Continuum of Care funding notice released the prior week will reduce some permanent supportive housing funding by about $1.9 million, which the coalition estimates could put about 90 households at risk of returning to homelessness in the next 12–18 months.

Paige reviewed 2025 legislative outcomes that affect housing development and preservation. Noted measures and actions included Assembly Bill 366 (the Nevada Supportive Housing Development Fund, originally a one‑time $32.2 million appropriation, with $21 million appropriated in 2025 to provide sustainable funding), Assembly Bill 62 (transferable state tax credits that previously supported gap financing), Assembly Bill 475 (eviction diversion and rental assistance funding), and Assembly Bill 540 (the Nevada Attainable Housing Act, which includes $133 million for land acquisition and down‑payment assistance).

He explained limitations and tradeoffs: an attempt to extend certain state housing tax credits was blocked in part by a competing film tax incentive, leaving some gap financing uncertain; existing tax credits were described as sufficient only through 2027 unless renewed. Paige said the state has added units through ARPA and recent programs (36,000 reported units as of July), but production and wages have not kept pace with demand.

Councilmembers asked about Fernley‑specific concerns: water and infrastructure capacity for new developments, stalled approved projects (councilmembers said about 4,000 approved units remain unbuilt), and local wage levels that affect affordability. Paige said the coalition can help local jurisdictions identify funding streams and supports, and noted the housing division is launching development rounds tied to AB 540 funding and a $50 million bond component.

The presentation framed affordable housing as a planning and economic development tool rather than a threat to property values; Paige cited research — including a Colorado study — showing well‑designed affordable housing does not reduce nearby property values. He encouraged Fernley staff and council to continue local outreach and planning to align infrastructure, wages and development tools with housing goals.

Paige said he will return to Fernley to continue coordination and urged local leaders to identify their infrastructure and planning constraints so the coalition can tailor assistance.