Harwich residents now need an annual income exceeding $200,000 to purchase a home, a staggering threshold that is driving municipal staff out of town and prompting the Housing Committee to advocate for a new "Market Rate Housing Trust." During the committee's April 22 session, Chair Elizabeth Harder emphasized that the town's current funding mechanisms are failing the "missing middle"—the firefighters, police officers, and teachers who earn too much to qualify for traditional affordable housing but are priced out of the local market.

We need to work on the 'missing middle,' Harder said. You now have to make over $200,000 to buy a house here. Firefighters and police officers starting out aren't always at 80% AMI; they are in that middle. Harder proposed establishing a trust specifically for those earning above 100% of the Area Median Income (AMI), noting that current Community Preservation Act (CPA) funds are capped at that level. Brendan Looney of the Affordable Housing Trust (AHT) confirmed the challenge, explaining that even when CPA funds are transferred to the AHT, they often default to an 80% AMI limit to meet state Subsidized Housing Inventory (SHI) requirements. That's the catch, Looney noted.

The real-world consequences of this affordability gap were highlighted by the recent departure of a town leader. Looney reported that Harwich’s Director of Natural Resources recently resigned specifically because of housing costs. He just left because he couldn't afford to live here, Looney said. He was commuting from off-Cape and it just wasn't sustainable. It's happening across the board.

The committee also heard directly from the public regarding the volatility of the local rental market. Harwich resident Christine Johnson Duel, a professional consultant, shared that her housing stability is currently at risk. I'm a professional consultant and my rent just went up 22%, Duel told the committee. If it goes up again next year, I'm done; I'll have to move off-Cape. Fifty percent of my income goes to rent. We need to help keep people in their homes, not just build new ones.

To address the supply shortage, member Matthew Hart suggested looking toward Provincetown’s zoning models, including allowing two-to-three family homes that must remain year-round rentals. In Harwich Port, maybe we could change zoning so people can put two to four ADUs on their property, but if they rent it, it has to be for at least 30 days, Hart suggested. He argued that the housing crisis is fundamentally a supply-and-demand issue, noting, Ultimately, it's a supply thing. We don't have supply, so the demand drives the prices.

Committee members also explored more aggressive regulatory tools, such as inclusionary zoning and short-term rental (STR) caps. Harder voiced support for requiring developers of large "McMansions" to either build affordable units or pay a fee-in-lieu to the town. She also suggested that Harwich follow the lead of towns like Wellfleet and Dennis by increasing STR registration fees to fund a dedicated monitoring position. I think the ROI on hiring someone to keep track of seasonal rentals would be worth it, Harder said.

On the infrastructure front, member Art Bodin proposed using a town-owned parcel on Oak Street as a "tiny house" pilot program. While the land is considered unbuildable for a standard single-family home, Bodin suggested it could serve as a proof-of-concept for higher-density, smaller-footprint living. People picture mobile homes, but we need a pilot program so people can see what they actually look like, Bodin said. He also noted the potential of existing inventory, pointing out three unoccupied homes visible from his own window that have sat empty for two decades. It costs so much less to rehabilitate a home into a two-family than it does to build new, he added.

Procedurally, the committee cleared a backlog of administrative tasks to ensure accurate public records. Motion Made by A. Bodin to approve the minutes of February 28th, 2024, April 2nd of 2024, and April 30th of 2024. Motion Passed (3-0-0).

Looking ahead, the committee expressed concern over several properties potentially falling off the state’s affordable housing inventory. Looney and Bodin discussed 333 Main Street in Harwich Port, where a single physical affordable unit currently grants the town credit for 11 units on the SHI list. The property owner, Davenport, reportedly finds the state paperwork onerous and may seek to exit the affordable program. Looney suggested this be a primary topic for an upcoming joint meeting between the Housing Committee and the Affordable Housing Trust to find a funding solution that keeps those units active.

The committee also prepared for a heavy turnout at an upcoming Planning Board hearing regarding the Pine Oaks project. Harder urged supporters to attend and counter misinformation regarding affordable housing residents. Some people hear 'affordable housing' and think it's drug dealers from the city, Harder said. We need to communicate that this is for people who work here.