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Survey helps weigh effects of second homes

Cape Cod’s economy can’t be understood without accounting for its large share of seasonal homes. Second-home owners occupy nearly 40% of Barnstable County’s residential units, and represent roughly half of all seasonal homes in Massachusetts.

To better understand the role these homes and their owners play, the Cape Cod Commission went to the source, conducting a second of its kind survey.

Second homeowners were asked about their homes, how they use them now and plan to in the future, and how they participate in the region’s economy. The first survey was completed for the Commission in 2008.

The survey was conducted in Spring 2017 by the University of Massachusetts Donahue Institute. A random sample of 6,448 second homeowners on Cape Cod received written surveys, 1,300 of which were returned.

“We recognize the commitment second-home owners have to this region and the benefits they bring to communities,” said Paul Niedzwiecki, Executive Director of the Commission. “We also recognize how their buying power can influence the housing market and create ownership challenges for local residents.”

Survey findings will inform land-use planning, housing policy, economic development priorities and infrastructure needs across Cape Cod.

The Cape’s second-home owners are above average in terms of education and income. While a third of respondents acquired their second home in the last 10 years, 10% in the last three, more than a third have owned their homes for more than 25 years, with some remaining in the family for upwards of 100 years. More than half of the respondents live year-round in Massachusetts. In-state responses were dominated by the Boston-area counties of Middlesex, Norfolk and Suffolk, which represent a third of all respondents.

A new area of study is the effect climate change and sea-level rise play in the outlook of second home owners. Despite a majority of second homes located within a mile of the coast, fewer than 7% of expected any short-term impacts of coastal erosion or flooding. This grows to 11% in the next 25 years.

Respondents were also asked about changes in water quality since purchasing or constructing their home. A decline in nearby pond or coastal water quality was reported by 12% of second homeowners.

Key findings in the survey include:

  • 71% did not rent their home in the previous 5 years
  • Intensity of second home use is higher for rentals than personal, 22 vs 20 days in July and August for an average of 5 vs 4 people
  • 19% plan to convert to primary residences in the next 20 years
  • 38% of those converting plan to work
  • 70% are within one mile of the coast, 27% within 1/4 mile and 14% are on the coastline
  • 11% expect significant impacts from coastal erosion and/or flooding
  • 75% participate in Cape arts, culture, nonprofits and charitable organizations.
  • 95% purchase groceries, garden and building supplies on Cape for their second home.
  • 60% said they use off Cape vendors for certain services because they aren’t needed when on Cape
  • 13% indicated price was a factor when selecting off-Cape vendor and just 4% indicated lower quality of services

Survey findings are reported for the Cape as a whole and by four Cape sub-regions: Upper, Mid, Lower, and Outer.

LINK TO REPORT: Cape Cod Second Homeowners, June 2017

Item Last Updated November 13, 2017

 

Comment open for Cape Cod TIP: 2018-2022, Draft Amendment

The Cape Cod MPO voted to release the draft TIP Amendment 1 for the public review/comment period at its meeting on October 16, 2017, which would officially begin the 21-calendar-day public comment period. The MPO is expected to consider endorsement of the TIP at their 1:00 PM meeting on November 20, 2017.

The amendment can be downloaded at the following link:

All MPO meetings are held at the Cape Cod Commission Office at 3325 Main Street (Route 6A) Barnstable, MA 02630. Transit service is available on the Cape Cod Regional Transit Authority’s Barnstable Villager Route (the Barnstable Village-Courthouse stop).

Comments on this plan may be sent by November 6, 2017 via mail, hand delivered, by facsimile, or via e-mail, as follows:

Mailed or dropped off:

Cape Cod Commission Transportation Program
Glenn Cannon, Technical Services Director
3225 Main Street (Route 6A)
PO Box 226
Barnstable MA 02630-0226

Sent by facsimile to the attention of Glenn Cannon, Technical Services Director, CCC:

FAX: 508-362-3136
Electronic mail “email”—please put “TIP” in the subject line and send to:

Item Last Updated October 20, 2017

 

Comment on Cape Cod MPO agreement open through 11/20/2017

Public comment is now open on an updated memorandum of understanding for the Cape Cod Metropolitan Planning Organization and its participating members.

The MOU provides the framework for decision-making and transportation planning by the Cape Cod MPO and its members under the federal comprehensive, continuing, and cooperative transportation planning process. The so-called 3C Process includes the effective integration of transportation planning and programming for the entire region and considers all transportation modes to ensure a balanced, equitable, and nondiscriminatory planning and programming effort.

The full MOU is available at the following link:
Proposed Memorandum of Understanding, Transportation Planning and Programming Process, 10-17-2017

Public comment on the proposed MOU is open through 12 p.m. Monday, November 20, 2017.

By mail or hand delivered:

Cape Cod Commission Transportation Program
Glenn Cannon, Technical Services Director
3225 Main Street (Route 6A)
PO Box 226
Barnstable MA 02630-0226

Via FAX: 508-362-3136

Attention of Glenn Cannon
Technical Services Director, CCC

Via email: Please put “3C Planning Process MOU” in the subject line and send to:
gcannon@capecodcommission.org

Item Last Updated October 17, 2017

 

Study ties housing 'monoculture' to increase in cost-burdened households

A new study prepared for the Cape Cod Commission ties a lack of housing that meets the region’s life stage and income needs to a significant increase in cost-burdened households over the next 10 years.

The data-rich report prepared by Crane Associates and Economic and Policy Resources (EPR), both of Vt., confirms the complex and unique pressures at play in the Cape Cod housing market. The study projects that without changes in the housing supply to meet life stage preferences, more than half of year-round households could experience housing cost burdens by 2025.

Titled "Regional Housing Market Analysis and 10-Year Forecast of Housing Supply and Demand," the report provides objective baseline data on the state of housing on Cape Cod, with a look 10 years down the road.

"These findings should be used as a foundation for more analysis and to inform local and regional policies related to housing opportunity and jobs,” Jeff Carr, President, EPR.

The study used a gap analysis between what residents can afford and what's available in the market as an indicator of housing cost stress. It represents the number of existing households spending 30% or more of monthly income on housing, and are therefore expected to be home cost burdened.

From the 2015 baseline year, the study shows the greatest housing stress is felt by those earning 80% or less than Barnstable County's median income. In 10 years, the effect on the lower end of earners increases and deserves continued attention. More striking, however, is how housing stress climbs through higher tiers of income. By 2025, the greatest increase in burdened households are with those earning 100% to 120% of the projected median income.

The high demand for seasonal units combined with a housing "monoculture" of single family homes constrains housing options for those looking to enter the market or downsize.

"We recommend that Cape Codder’s plan for life stages through better urban design and consider planning for a housing product that doesn’t exist," said Michael Crane, President, Crane Associates. "Smaller, Cape Cod ‘style’ units, ideally in community centers, walkable to amenities, with storage, are needed for downsizing seniors and active young people."

The study makes a number of recommendations for the Commission to consider as it develops new housing policies. These will be considered in the broader context of the Regional Policy Plan update to align all regional policies and planning efforts.

"This isn't a problem we can build our way out of under the regulations of the past," Cape Cod Commission Executive Paul Niedzwiecki said. "If we create the right environment and appropriate opportunities for higher density, we could see the market respond and close these gaps."

Working with existing data sets and some developed specifically for the study, the Housing Market Analysis provides a level of insight not previously available for Barnstable County. The demographic and economic model developed by Crane Associates and EPR was refined with the guidance of experts from Provincetown to Falmouth. The resulting forecast is an expression of what could be, given the best understanding of local land use constraints.

Data was developed for the county as a whole, as well as for subregions -Upper, Mid, Lower and Outer Cape – and each of the 15 Cape towns. This deeper dive shows that the greatest changes will be in towns that start with a better balance between wages and home prices.

"Through better community design we can break this cycle,” Niedzwiecki said.

The final report and supporting data developed for the analysis are available at www.capecodcommission.org/housingstudy.

Item Last Updated September 12, 2017

 

CEDS 2017 Annual Report Available

The Cape Cod Comprehensive Economic Development Strategy (CEDS) annual report for Year 3 of the 2014 CEDS Five-year Plan is now available.

DOWNLOAD THE YEAR 3 ANNUAL REPORT

Item Last Updated July 5, 2017

 

Enabling Regulations - Fee Schedule Revised

The fee schedule for the Cape Cod Commission's CHAPTER A: Enabling Regulations Governing Review of Developments of Regional Impact has been revised, effective July 1, 2017.

Item Last Updated June 30, 2017

 

Commission receives $50K Grant to Assist Local Water Quality Efforts

The Cape Cod Commission was awarded $50,000 to create a stormwater management coalition to help Cape communities meet stormwater management requirements.

The grant award was formally announced by Energy and Environmental Affairs Secretary Matthew A. Beaton during his June 22 keynote speech at the OneCape Summit in Hyannis.

Work toward a coordinated effort started informally through a subgroup of the Barnstable County Coastal Resources Committee. The Cape Cod Stormwater Coalition will build on this work. The grant will fund work to inventory existing stormwater management resources, a needs assessment, collaborative strategies for towns and a Cape-tailored set of policies and standard operating procedures.

"As with wastewater, stormwater management will benefit from a coordinated regional approach," Cape Cod Commission Executive Director Paul Niedzwiecki said. “And the two are related. Improved stormwater management can help towns meet nitrogen reduction goals.”

The grant was part of more than $193,000 awarded by the Baker-Polito Administration for five projects to assess watershed pollution and plan for work to address water quality impairments. The other projects selected by the Massachusetts Department of Environmental Protection (MassDEP) are located in Provincetown, Belchertown, Kingston and Waltham.

"Our administration understands the important role that environmental protection and natural resource preservation plays not only today, but for generations to come," said Governor Charlie Baker. "The work supported by these grants will measure water quality and help fund necessary plans to improve and protect vital local watershed resources."

The grants are funded by the U.S. Environmental Protection Agency (EPA) through Section 604b of the federal Clean Water Act. Since 2007, MassDEP has funded 62 projects under the 604b water quality management program, totaling more than $2.8 million to address non-point source pollution problems.

The Cape projects in brief:

  • Cape Cod Stormwater Coalition - $50,000
    The Cape Cod Commission

    The Commission will use grant funds to establish a regional stormwater management coalition to assist Cape Cod communities in meeting stormwater management requirements. This effort will emphasize partnership-building and information sharing among Cape Cod communities.
  • Provincetown Harbor Stormwater Mitigation - $40,000
    Town of Provincetown

    The town will utilize grant funds to prepare preliminary designs to continue installation of permeable pavement on Commercial Street as part of Provincetown Harbor Stormwater Mitigation Project.

"I am encouraged to see that both the Provincetown Harbor Stormwater Mitigation Project and the Cape Cod Stormwater Coalition have been awarded grant funding to further assist their water quality management efforts," said State Senator Julian Cyr (D-Truro).

Item Last Updated June 27, 2017

 

Other News

» PRESS RELEASES: Visit the Press Room to read recent press releases and commentaries.
 

 

» NEWSLETTER: Subscribe to the Cape Cod Commission REPORTER, a periodic newsletter, to learn more about the Commission's current work and the status of development proposals undergoing review.
The REPORTER - Newsletter of the Cape Cod Commission
 

 

award ribbon» AWARDS: View the list of Awards Received by the Cape Cod Commission (as of January 2013).

 

 

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