AFFORDABILITY OF SIERRA VISTA HOUSING: MYTHS & TRUTHS

By Patricia Crowell
Sierra Vista Resident, SBAZ Advisory Bd, Member

Unbeknownst to most people, including Arizonans, the city of Sierra Vista, hosts a sizable number of African Americans.  Sierra Vista, located in Cochise County is approximately 70 miles southeast of Tucson, Arizona, and 189 miles southeast of Phoenix, Arizona.  It is the largest incorporated city within the county and accounts for approximately one-third of the county’s population.  Additionally, Sierra Vista is the 16th largest incorporated city in the state of Arizona (Sierra Vista Housing Assessment & Strategic Plan, January, 2009). In 2000 the city’s population was 37,775, which represents an estimated 18.4% growth in population.  As a result of this growth the number of African Americans living in the city increased by 10.89% (US Census Bureau). However, in the larger neighboring communities of Tucson and Phoenix, African Americans only account for 4.3% and 5.1% of the overall state population.  Since 2000, however, the number of Blacks has experienced a 3% decrease (US Census 2008).

Although this Black population is larger than Tucson or Phoenix, it does not mean the community is free of issues concerning African Americans.  Housing, or lack thereof, may explain the decreasing numbers of Blacks in our city.  Unfortunately, there are many myths surrounding Sierra Vista and housing.  Unless we know the facts, it is doubtful that we can move forward and know why the demographics are changing.  Therefore, this essay considers some of the “half-truths” and confronts them with real data.

Myth #1
Affordable housing refers to homes that are believed to be within one’s financial means.
Truth: Affordable housing can refer to homes and rental property that the United States Department of Housing and Urban Development (HUD) indicates only consumes 30% or less of a household’s gross income. 
Myth #2 According to HUD, a low-income household is one that  earns 50% or less of the area median income.  As per the 2000 Census Bureau report, the median income for Sierra Vista residents is approximately $40,000.  Therefore, Sierra Vista residents earning less than approximately $20,000 fall into HUD’s “very low income” category.
Truth: 20.4% of Sierra Vista’s African Americans live in the Northwest aka“West End” section of the city. The same section of town is also reported as being populated by people/households that make below $32,000.
Myth #3 Sierra Vista’s major concern, as it pertains to housing, lies in the West End.  The West End is home to the majority of the original structures and landmarks that existed when Sierra Vista was first incorporated in 1956.  More importantly, it is also the area that has the most unoccupied property due to the homes being demolished, having code violations, etc.   According to the article, “Report Says SV Housing Affordable,” about 26% of the homes were “fixer uppers;” needing about $25,000 to $45,000 of work and nearly 6% were in poor condition and needed more reconstruction.  Eight units, which is less than 1%, would be better off being completely replaced.”
Truth: The West End  is deemed important due to the potential it has to advance small business entrepreneurship.  When compared to other areas of the city, residents of the West End have the lowest annual income, yet this area has the greatest number of homes, and houses the greatest number of people.   Luckily, the city of Sierra Vista has a strong re-development plan underway that will help revitalize and re-energize the residential sector As a result, those living in this particular area will be able to remain in houses that are affordable.  
Myth #4:The transient nature of those associated with Fort Huachuca Military Base also plays a role in the lack of affordable housing  Most families working on the Fort rent.
Truth: Fort Huachuca is home to the United States Army Intelligence Center and Network Enterprise Technology Command.  It is also home of the Buffalo Soldier and plays an integral part of Sierra Vista’s economy and community. 
Rental costs appear to outpace affordability.  Approximately 21% of renters reported spending more than 30% of their income on housing, thus making their home unaffordable, whereas only 4% of homeowners reported the same.
In conclusion, the above is far from an exhaustive list of points about housing in Sierra Vista.  This topic is very complicated and should also consider education.  For example, an elementary school, which will remain nameless but is located in a lower socio-economic area of the city, reports that 11% of their enrollment is African American students.  On the other hand, a school located in a higher socio-economic area finds that African American students are approximately 27% of the school’s population.  One might assume that the African Americans living in the higher socio-economic area are able to afford the homes in which they dwell.  Anecdotal data indicate something different.  The seemingly more affluent African Americans could be sacrificing basic necessities such as healthcare, food, etc. just for the luxury of what they feel is an affordable home.

More needs to be explored about this topic and I hope this essay will provoke the much-needed conversation about housing in our city and state.