Community land trusts are part of the solution to America’s housing problem, but … [+]
I have worked in urban planning, housing, and public health for decades in a variety of roles in community, government, and nonprofit organizations. Our housing problem is very simple: there isn’t enough housing, and the resulting housing shortage and inflation hits families with less money harder than anyone else. But we still broadly agree that for the past 60 years, since the War on Poverty began, people with less money in the United States have struggled to pay for housing. One obvious, yet politically difficult, solution is to repeal zoning and other local rules and regulations to make it easier to build housing. Another solution is to expand the scope and scale of community land trusts and cooperative ownership.
I shared my thoughts with Kevin Campbell, Executive Director of the Raleigh Regional Land Trust, and Dr. Rasheeda Taliaferro Monroe, a pediatrician at WakeMed Hospital and board member of the Raleigh Regional Land Trust. The Raleigh Regional Land Trust (RALT) is based in Raleigh, North Carolina, and on its About Us page describes itself as “a market-based solution that provides an opportunity to permanently reduce the cost of homeownership.” Simply put, a Community Land Trust (CLT) is typically a nonprofit that acquires and manages land for the benefit of the community. For housing, this means building homes, selling them using leasehold mortgages, and limiting the ability to take out equity at resale. Because the CLT owns and manages the land, it can set the terms of sale for the homes, and can add subsidies at the outset to keep prices low.
The conversation was about the deep-rooted issue of homeownership disparities between black and white households, the connection between housing and health, and the challenges they face in acquiring land, of which CLT is a central component. The following has been edited for length and clarity. My comments are Italics Throughout.
Dr. Monroe, can you talk about the “Beyond Our Walls?” program and how it relates to housing and health?
As a board-certified pediatrician with WakeMed Physician Practices—Pediatrics and a trustee of the Raleigh Area Land Trust, I know the importance of housing as a social determinant of health. I previously served as medical director of WakeMed’s pediatric outpatient clinics, where I developed several educational programs for medical students and residents. WakeMed’s health equity curriculum, “Beyond our Walls,” explores why issues like housing are such a critical driver of public health.
Our research reveals that real estate quality and even neighborhood location are the result of historical local and federal policies that intentionally segregated and marginalized communities, and continue to have significant effects on the health and well-being of minority communities today. This is why public health interventions must address the physical, psychosocial, and historical dimensions of housing.
Mr. Campbell, the second word in Community Land Trust is “land.” But acquiring land is often difficult. Can you explain RALT’s land acquisition strategy? What is the biggest barrier to land acquisition? How has RALT overcome it? (Kevin Campbell)
As a nonprofit, the biggest barrier to land acquisition is the high costs created by market demand and competition from private developers. To overcome this, we have focused on building strong relationships with local governments, developers, and philanthropic organizations. These relationships allow us to secure funding and access to land that would otherwise be out of reach. Additionally, we educate local stakeholders on the long-term benefits of land trusts, which further encourages local support and collaboration in identifying and securing land.
For example, RALT is partnering with the City of Raleigh on a project called Cottages of Idlewild, which will provide 18 affordable homes for families living at 30-80% of AMI. We will continue to build and preserve affordable housing for low- to moderate-income families in Wake County, with the goal of preserving and providing 100 affordable homes over the next five years.
Many states west of the Mississippi have strict restrictions on donating land to private entities, even for affordable housing. This is a result of the railroad era, when many states and localities provided public credit, land, and funds with the promise of investment by railroad companies. When this did not happen, taxpayers were held liable for the debts and damages. Some states, such as New Mexico, have amended their constitutions to allow this, while others allow land donations for affordable housing.
What is the role of state and local governments in funding RALTs? How important are local grants? Are CLTs funded by the federal government? Does that create complications that don’t come with local funding? (Kevin Campbell)
State and local governments play an important role in funding our projects. Local grants are important because they often provide the seed capital needed to acquire land and begin development. These grants can come in the form of direct grants, low-interest loans, or tax incentives.
CLTs receive a portion of federal funding through the Community Development Block Grant (CDBG) program or the HOME Investment Partnership program, but often come with additional compliance and reporting requirements. While these federal funds are essential, they can add administrative complexity and require more rigorous oversight than local funds. RALTs rely on federal, private, local, and state partnerships to streamline processes and maintain operational flexibility.
Our federal funding comes from the U.S. Environmental Protection Agency and is supported by local legislators to address storm water costs associated with the proposed Cottages of Idlewild development in Raleigh.
Currently, the solutions to expand CLT and multifamily solutions aren’t coming from the federal government — which, as Campbell points out, would take too much time and money in terms of compliance — so local governments, developers and nonprofits need to take the lead.
How does CLT uniquely contribute to improved health outcomes? (Dr. Monroe)
CLTs make a unique contribution to improved health outcomes by providing stable, high-quality housing, a fundamental determinant of health. Research shows that stable housing reduces stress, improves mental health and promotes physical health. CLT homes are built or renovated to higher standards, reducing the health risks associated with substandard housing, such as respiratory problems from mould and pests.
Stable housing allows residents to maintain continuity of health care, which has been shown to be essential for managing chronic disease and maintaining long-term health outcomes. Additionally, RALT’s focus on community engagement and supportive services helps residents manage their finances and reduce financial stress, further contributing to improved health.
CLT strategies are gaining momentum nationwide, but philanthropic funding is still needed. With over 300 organizations adopting the model, CLT has demonstrated its adaptability and effectiveness in a variety of contexts, and shows its potential to address systemic inequities in housing.
Has there been any specific collaboration or coordination between healthcare providers and CLTs that provides a repeatable model?
Successful collaborations have been established between health care providers and CLTs that provide replicable models: Partnering with local health departments to provide direct wellness programs and preventive health services within CLT communities has shown promising results.
You’re probably familiar with the Healthy Neighborhoods Equity Fund, which is based in Boston. Boston Medical Center is a key investor, and I’ve read quite a bit about the program. I believe affordable housing should be the mission of an anchor institution, and I think the work they’re doing is great.
The bottom line is that we are in for an “all hands on deck” moment when it comes to housing affordability. Over the years, I have seen countless examples of poor housing contributing to poor health outcomes, from mold-related respiratory illnesses to stress-related illnesses caused by unstable housing. By integrating health services and housing assistance, these collaborations create a holistic approach to community health. We are actively exploring new ways to establish similar partnerships to increase health benefits for our residents.