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Beaufort-area housing authority outlines plan to reposition public housing, seeks developers for RAD conversions
Summary
At a Northern Region committee meeting, Beaufort Housing Authority leaders described plans to reposition Sandalwood Terrace and Marsh Point using RAD/Section 18 strategies, seek tax-credit financing, require resident-relocation services and publish an RFQ by year-end; the authority said it can draw down $2,800,000 from its HUD Capital Fund to start repairs.
Beaufort Housing Authority leaders told the Northern Region committee that they will seek co-developers to reposition two public-housing sites, use federal tax credits and HUD programs to finance redevelopment, and require contractors to provide resident relocation services.
Julie Davis, the authority’s executive director, said the agency currently manages about 300 public-housing units and a housing-choice voucher program with 647 vouchers. “We completed that audit and it’s released us and approved us to be able to draw down 2,800,000 and pre-commit obligations to help make capital improvements to our public housing units,” Davis said during the committee’s meeting. She added that occupancy in recently renovated units stands at about 98 percent.
Why it matters: Repositioning converts aging public-housing stock into financially viable properties by layering federal and state financing, including low-income housing tax credits and voucher-based assistance, allowing authorities to repair or replace units while keeping affordability controls in place.
Davis described repositioning as a multi-step process to “preserve and rehabilitate” units, increase access to financing, and provide residents with options such as project-based vouchers. She said the authority plans to publish a request for qualifications for a co-developer by the end of the year to align with the 9-percent tax-credit round in May and a 4-percent round in the fall.
The RFQ will ask developer teams to manage acquisition, consultants, general contractors, architects and public communications; Davis said the RFQ will also require a resident-relocation-services contract to comply with HUD and Uniform Relocation Act obligations. “We’re also establishing a separate position for a resident relocation specialist to help with this process,” she told the committee.
Committee members asked how residents would be housed during phased redevelopment and whether they would be able to return. Davis said relocation would follow HUD rules and the Uniform Relocation Act and that in some phased models tenants could move into completed new units during construction.
On financing, Davis cautioned that successful tax-credit projects typically rely on multiple funding sources — which she called “financing lasagna” — and that projects generally take three to five years from application to placed-in-service. She said the authority is pursuing HUD capital funds, tax credits and other state and local sources to address deferred maintenance and long-term sustainability.
Members also discussed using donated municipal land to improve a project’s score in the Qualified Allocation Plan, and whether income-averaging in tax-credit allocations could serve workforce households and first responders; Davis confirmed those options are being explored.
Next steps: The authority will publish the RFQ by year-end, begin formal developer outreach, continue resident-protection planning and return with updates. Committee staff confirmed presentation materials and a full progress report will be distributed to members.
