The housing element provides Hart County's officials with an inventory of the existing housing stock; an assessment of its adequacy and suitability for serving current and future population and economic development needs; a determination of future housing needs; and an implementation strategy for the adequate provision of housing for all sectors of the population.
3.1. Types of Housing Units.
The types of housing units in Hart County for the years 1970, 1980 and 1990 are presented in Table 3-1.
TABLE 3-1 TOTAL HOUSING UNITS BY TYPE OF UNIT 1970 - 1990 HART COUNTY(In Number of Units)
|
TYPE OF UNIT |
1970 |
% |
1980 |
% |
1990 |
% |
| One family, detached |
4,295 |
86.2 |
5,975 |
79.4 |
6,391 |
71.5 |
| One family, attached |
N/A* |
- |
78 |
1.0 |
84 |
0.9 |
| Two units or more |
268 |
5.4 |
493 |
6.6 |
387 |
4.3 |
| Mobile home/trailer/other |
422 |
8.4 |
981 |
13.0 |
2,080 |
23.3 |
| Total Units |
4,985 |
100 |
7,527 |
100 |
8,942 |
100 |
N/A* combined with one family detached.
Source:U.S. Bureau of Census, 1970-1990.
Detached single-family residences comprise the vast majority of Hart County's housing stock. In 1970, detached residences comprised 86.2% of total units. This percentage has declined in the 1970s and 1980s, although actual numbers increased over these decades. Between 1970 and 1980, there were 1,680 single-family detached housing units constructed in Hart County. Much of this increase in detached dwelling construction occurred around Lake Hartwell. Single-family unit construction in Hart County during the 1980s was considerably slower, as only about 400 single-family units were added to the total housing stock.
A second important point revealed from the data in Table 3-1 is an inexplicable decrease
in the number of multiple family dwellings in Hart County from 1980 to 1990. Census statistics indicate a loss of 106 units in the category of "two units or more." Over the same time period, the census statistics indicate that multiple-family units increased by 37 from 1980 to 1990 in the City of Hartwell. Perhaps the only explanation for such a vast decrease in multiple-family units over the decade in Hart County is that several units were erroneously counted as "2 units or more" in 1980 and were correctly noted as other types of housing units in 1990. Another is that apartment complexes were not counted in 1990.
A third finding from figures in Table 3-1, and probably most significant, is that the number of "mobile homes and trailers" more than doubled from 1970 to 1980, and then more than doubled again during the 1980s. Mobile homes have increased from just 8.4% of total housing stock in 1970 to 23.3% of total housing stock in 1990. Nearly 1,100 mobile homes were erected in Hart County in the 1980s.
Table 3-2 indicates the types of housing units in Bowersville in 1980 and 1990. Bowersville lost four detached residences and four mobile homes between 1980 and 1990, according to the census statistics. The town does not have any multiple-family dwellings.
TABLE 3-2 TOTAL HOUSING UNITS BY TYPE OF HOUSING UNIT 1980 - 1990 TOWN OF BOWERSVILLE|
TYPE OF UNIT |
1980 |
% |
1990 |
% |
| One family, detached |
110 |
77.5 |
106 |
78.5 |
| One family, attached |
0 |
- |
- |
- |
| Two units or more |
0 |
- |
1 |
0.8 |
| Mobile home/trailer/other |
32 |
22.5 |
28 |
20.7 |
| Total Units |
142* |
100 |
135 |
100 |
*Note:This figure differs from the 100%
count of 134 units.
Sources:U.S. Department of Commerce. Bureau of Census. Census of Population
and Housing. Summary Tape File 3A, 1980. Summary Tape File 1A, 1990
3.2. Age of Housing Units. Table 3-3 indicates the age of housing units in the county and state in 1970. Tables 3-4 and 3-5 provide housing unit age for 1980 and 1990, respectively, for Bowersville, Hart County and Georgia.
TABLE 3-3 AGE OF HOUSING UNITS IN 1970 HART COUNTY AND GEORGIA
(Year Round Housing Units)
|
YEAR STRUCTURE BUILT |
HART COUNTY |
% |
GEORGIA |
% |
| 1969 to March 1970 |
257 |
5.2 |
82,803 |
5.7 |
| 1965 to 1968 |
537 |
10.8 |
204,469 |
13.9 |
| 1960 to 1964 |
661 |
13.3 |
214,374 |
14.6 |
| 1950 to 1959 |
1,205 |
24.2 |
330,589 |
22.5 |
| 1940 to 1949 |
651 |
13.0 |
215,082 |
14.7 |
| 1939 to earlier |
1,674 |
33.5 |
419,370 |
28.6 |
| Total |
4,985 |
100 |
1,466,687 |
100 |
Source:U.S. Department of Commerce, Bureau of Census. 1970 Census of Housing. Housing Characteristics for States, Cities and Counties. Volume 1, Part 12, Georgia.
TABLE 3-4 AGE OF HOUSING UNITS IN 1980 BOWERSVILLE, HART COUNTY AND GEORGIA (Year Round Housing Units) YEAR STRUCTURE BUILT
|
|
TOWN OF BOWERSVILLE |
%
|
HART
COUNTY |
%
|
GEORGIA |
% |
| 1979 to March 1980 |
0 |
- |
243 |
3.2 |
76,839 |
3.8 |
| 1975 to 1978 |
7 |
4.9 |
1,082 |
14.4 |
214,981 |
10.7 |
| 1970 to 1974 |
25 |
17.6 |
1,609 |
21.4 |
378,284 |
18.8 |
| 1960 to 1969 |
36 |
25.4 |
1,604 |
21.4 |
505,158 |
25.1 |
| 1950 to 1959 |
21 |
14.8 |
1,154 |
15.4 |
336,396 |
16.7 |
| 1940 to 1949 |
5 |
3.5 |
585 |
7.8 |
205,519 |
10.2 |
| 1939 or earlier |
48 |
33.8 |
1,234 |
16.4 |
296,662 |
14.7 |
| Total |
142 |
100 |
7,511 |
100 |
2,013,839 |
100 |
Source:U.S. Department of Commerce, Bureau of Census. 1980 Census of Housing. Detailed Housing Characteristics, Georgia, and Summary Tape File 3A (For Bowersville).
TABLE 3-5 AGE OF HOUSING UNITS IN 1990 BOWERSVILLE, HART COUNTY AND GEORGIA
| YEAR STRUCTURE BUILT |
TOWN OF BOWERSVILLE |
% |
HART COUNTY |
% |
GEORGI A |
% |
| 1989 to March 1990 |
2 |
1.4 |
351 |
3.9 |
92,438 |
3.5 |
| 1985 to 1988 |
12 |
8.4 |
1,026 |
11.5 |
405,556 |
15.4 |
| 1980 to 1984 |
11 |
7.7 |
1,155 |
12.9 |
349,315 |
13.2 |
| 1970 to 1979 |
37 |
25.9 |
2,538 |
28.4 |
646,094 |
24.5 |
| 1960 to 1969 |
19 |
13.3 |
1,425 |
15.9 |
453,853 |
17.2 |
| 1950 to 1959 |
16 |
11.2 |
1,127 |
12.6 |
309,335 |
11.7 |
| 1940 to 1949 |
2 |
1.4 |
548 |
6.2 |
168,889 |
6.4 |
| 1939 or earlier |
44 |
30.7 |
772 |
8.6 |
212,938 |
8.1 |
| Total |
143 |
100 |
8,942 |
100 |
2,638,418 |
100 |
Source:U. S. Department of Commerce, Bureau of Census. 1990. Census of Population and Housing.
Summary Tape File 3 (4 page summaries).
In 1970, Hart County had a significantly higher percentage of units constructed in 1939 or earlier, than did Georgia as whole. Over the past two decades, however, the number and percentage of these oldest housing units have both declined significantly. Hart County's percentage of total units constructed in 1939 or earlier was only slightly higher (8.6%) than for Georgia's housing stock (8.1%) in 1990. Bowersville has nearly one-third (30.7%) of its housing stock in this age category, which may indicate the need for replacement strategies or renovation programs.
3.3. Condition of Housing Units.
Certain census statistics provide indicators of internal housing conditions. Housing units lacking complete plumbing facilities are commonly considered "substandard." Apparently, units lacking complete plumbing facilities have declined remarkably in total number and percentage of total housing stock from 1970 to 1990, as indicated in Table 3-6. Hart County's percentage of total units in 1990 lacking complete plumbing was only slightly higher than the state percentage (1.5% to 1.1%, respectively). With respect to this measure, then, Hart County is not considered to have a substandard housing problem. Bowersville had about ten (10) units without complete plumbing facilities in 1990.
TABLE 3-6 YEAR-ROUND HOUSING UNITS LACKING COMPLETE PLUMBING FACILITIES 1970 - 1990 BOWERSVILLE, HART COUNTY AND GEORGIA
|
AREA |
1970 |
% OF TOTAL UNITS |
1980 |
% OF TOTAL UNITS |
1990 |
% OF TOTAL UNITS |
| Bowersville |
N/A |
- |
- |
- |
- |
7.7 |
| Hart County |
966 |
19.4 |
- |
5.2 |
- |
1.5 |
| Georgia |
193,748 |
13.2 |
75,618 |
3.8 |
- |
1.1 |
Sources:U.S. Department of Commerce. Bureau of Census. Census of Population and Housing. Summary Tape File 3A, 1980. Summary Tape File 1A, 1990.
Another measure of substandard housing conditions available from the census is
overcrowding, or units with more than one person per room. (see Table 3-7) Although Hart County had 256 "overcrowded" units in 1990, the percentage of total units which are overcrowded (3.4%) was less than the corresponding figure for the state's housing stock (4%). Overcrowding, therefore, is not considered to be a problem. Many of such overcrowded units are probably located in the City of Hartwell.
TABLE 3-7 HOUSING UNITS WITH 1.01 PERSONS OR MORE PER ROOM 1970 - 1990 BOWERSVILLE, HART COUNTY AND GEORGIA
|
AREA |
1970 |
% OF CCUPIED UNITS |
1980 |
% OF OCCUPIED UNITS |
1990 |
% OF OCCUPIED UNITS |
| Bowersville |
N/A |
- |
- |
- |
2 |
1.7 |
| Hart County |
632 |
13.2 |
- |
6.5 |
256 |
3.4 |
| Georgia |
148,737 |
10.9 |
99,423 |
5.3 |
95,828 |
4.0 |
Sources:U.S. Department of Commerce. Bureau of Census. Census of Population and Housing. 1970, 1980. Summary Tape File 1A, 1990.
3.4. Occupancy and Vacancy of Housing Units.
In 1970, Hart County had 4,985 housing units, of which 4,772 were occupied (95.7%). This relatively high occupancy was before the construction of substantial numbers of seasonal residences along Lake Hartwell.
Table 3-8 indicates the total number of occupied housing units by type of unit for Hart County in 1980 and 1990. Total occupancy of housing units in Hart County has remained stable between 1980 and 1990 (83%).
TABLE
3-8 NUMBER OF TOTAL OCCUPIED HOUSING UNITS BY TYPE OF UNIT 1980 - 1990 HART
COUNTY
|
TYPE
OF UNIT |
1980
|
%
OF TOTAL OCCUPIED |
1990 |
% OF TOTAL OCCUPIED |
| One family, detached |
5,080 |
80.8 |
5,349 |
71.7 |
| One family, attached |
72 |
1.1 |
78 |
1.1 |
| Two units or more |
402 |
6.4 |
368 |
4.9 |
| Mobile home/trailer/ other |
732 |
11.7 |
1,664 |
22.3 |
| Total Occupied |
6,286 |
100 |
7,459 |
100 |
| % Occupied of Total Units |
- |
83.5 |
- |
83.4 |
Sources:U.S. Department of Commerce. Bureau of Census. Census of Population and Housing. Summary Tape File 3A, 1980. Summary Tape File 1A, 1990.
As indicated in Table 3-9, single-family detached dwellings constituted more than two-thirds (70.3%) of all vacant units in the county in 1990. This is a significant finding in that the vast majority of these vacant units are likely to be seasonal, recreational and "second" homes around Lake Hartwell. Assuming that 1,000 units in Hart County are occupied during summer months (at two persons per unit average), Hart County would have a seasonal population increase of about 2,000 persons above the total resident population. The relatively high total vacancy rate in 1980 and 1990 in Hart County is attributed to this significant number of seasonal units around Lake Hartwell.
3-9 NUMBER OF TOTAL VACANT HOUSING UNITS BY TYPE OF UNIT 1980 - 1990 HART COUNTY
|
TYPE OF UNIT |
1980 |
%
OF TOTAL VACANT |
1990 |
% OF TOTAL VACANT |
| One family, detached |
879 |
71.8 |
1,042 |
70.3 |
| One family, attached |
6 |
0.5 |
6 |
0.4 |
| Two units or more |
91 |
7.4 |
19 |
1.3 |
| Mobile home/trailer/ other |
249 |
20.3 |
416 |
28.1 |
| Total Vacant Units |
1,225 |
100 |
1,483 |
100 |
| % Vacant of Total Units |
- |
16.3 |
- |
16.6 |
Sources:U.S. Department of Commerce. Bureau of Census. Census of Population and Housing. Summary Tape File 3A, 1980. Summary Tape File 1A, 1990.
This point is further substantiated by data in Table 3-10. Nearly two-thirds of all vacant units in the county in 1980 and 1990 were held for occasional (seasonal use). The number of housing units vacant and for rent actually declined by four units between 1980 and 1990.
TABLE 3-10 NUMBER OF TOTAL VACANT HOUSING UNITS BY VACANCY STATUS 1980 - 1990 HART COUNTY
|
VACANCY STATUS |
1980 |
% |
1990 |
% |
| For Sale Only |
59 |
4.8 |
90 |
6.1 |
| For Rent |
113 |
9.2 |
109 |
7.3 |
| Rented or Sold, Not Occupied |
N/A |
- |
87 |
5.9 |
| Held for Occasional Use* |
789 |
64.4 |
924 |
62.3 |
| Other Vacant** |
264 |
21.6 |
273 |
18.4 |
| Total Vacant Units |
1,225 |
100 |
1,483 |
100 |
*in 1990, this was defined as for "seasonal,
recreational or occasional use."
**those units not falling into any of the other categories; examples include
janitor's residences and units held for personal reasons of the owner.
Sources:U.S. Department of Commerce. Bureau of Census. Census of Population
and Housing. Summary Tape File 3A, 1980. Summary Tape File 1A, 1990.
Bowersville had only five vacant housing units in 1980. In 1990, 14 units (10.4%) in Bowersville were vacant according to census statistics. This higher vacancy rate in 1990 is consistent with the finding in the population element that Bowersville lost several households over the decade.
3.5. Tenure of Housing Units.
This section provides data regarding the number of owner-occupied units and renter-occupied units. In 1970, there was generally a 70%-30% mix of owner to renter occupied units in Hart County. This percentage mix changed rather dramatically to a 80%-20% mix in 1980 and 1990, generally, as indicated in Table 3-11. Hart County had in 1990 an "owner to renter ratio" that was substantially higher than the ratio for Georgia's total housing stock.
TABLE 3-11 OWNER AND RENTER OCCUPIED HOUSING UNITS AND OWNER TO RENTER RATIOS 1970 - 1990 HART COUNTY
|
TENURE OF OCCUPANCY |
1970 |
% |
1980 |
% |
1990 |
% |
| Owner-Occupied |
3,377 |
70.8 |
4,982 |
79.3 |
5,918 |
79.3 |
| Renter-Occupied |
1,395 |
29.2 |
1,304 |
20.7 |
1,541 |
20.7 |
| Total Occupied |
4,772 |
100 |
6,286 |
100 |
7,459 |
100 |
| Owner to Renter Ratio, Hart Co. |
2.42:1 |
- |
3.82:1 |
- |
3.84:1 |
- |
| Owner to Renter Ratio, Georgia |
1.56:1 |
- |
1.86:1 |
- |
1.85:1 |
- |
Sources:U.S. Department of Commerce. Bureau of Census. Census of Population and Housing. Housing Characteristics for States, Cities and Counties, Volume 1, 1970. Summary Tape File 3A, 1980. Summary Tape File 1A, 1990.
Table 3-12 indicates that Bowersville experienced a loss of 21 owner-occupied units between 1980 and 1990, five units of which converted to rental status. Bowersville's owner to renter ratio in 1990 was four to one (4:1).
TABLE 3-12 OWNER AND RENTER OCCUPIED HOUSING UNITS AND OWNER TO RENTER RATIOS 1980 AND 1990 TOWN OF BOWERSVILLE
|
TYPE OF OCCUPANCY |
1980 |
% |
1990 |
% |
| Owner Occupied |
118 |
86.1 |
97 |
80.2 |
| Renter Occupied |
19 |
13.9 |
24 |
19.8 |
| Total Occupied |
137 |
100 |
121 |
100 |
| Owner to Renter Ratio |
6.2:1 |
- |
4:1 |
- |
Sources:U.S. Department of Commerce. Bureau
of Census. Census of Population and Housing.
1970. Summary Tape File 3A, 1980. Summary Tape File 1A, 1990.
TABLE 3-13 HOUSING UNIT VACANCY RATES BY TENURE 1970 TO 1990 BOWERSVILLE, HART COUNTY AND GEORGIA
|
YEAR |
BOWERSVILLE |
HART COUNTY |
GEORGIA |
|||
|
|
HOMEOWNER |
RENTER |
HOMEOWNER |
RENTER |
HOMEOWNER |
RENTER |
| 1970 |
- |
- |
0.2 |
8.0 |
1.4 |
7.5 |
| 1980 |
0 |
0 |
1.1 |
8.5 |
1.7 |
7.9 |
| 1990 |
1.0 |
7.7 |
1.8 |
12.1 |
2.5 |
12.2 |
Note:Homeowner vacancy rate is computed
by the Census Bureau by dividing the number of vacant units for sale only
by the sum of the owner-occupied units and the number of vacant units that
are for sale only. 1970 figures for county calculated by GMRDC from census
data.
Sources:U.S. Department of Commerce. Bureau of Census. Census of Population
and Housing. Summary
Tape File 3A, 1980. Summary Tape File 1A, 1990.
Table 3-13 provides homeowner and renter-occupied housing unit vacancy rates for the town, county and state. Hart County's vacancy rates (excluding seasonal units) have been significantly lower than Georgia's, while renter-occupied unit vacancy rates were higher in 1970 and 1980 and then slightly lower then Georgia's in 1990.
3.6. Cost of Housing Units.
Table 3-14 provides the median value of specified owner-occupied housing units in the
town, county and state. Not surprisingly, median values in Bowersville and Hart County have remained significantly lower than owner-occupied housing unit values for Georgia's housing stock as a whole.
TABLE 3-14 MEDIAN VALUE OF SPECIFIED OWNER-OCCUPIED HOUSING UNITS 1970 - 1990 BOWERSVILLE, HART COUNTY AND GEORGIA
(In Dollars)
|
AREA |
1970 |
1980 |
1990 |
| Bowersville |
- |
$26,738 |
$37,500 |
| Hart County |
$10,300 |
$30,800 |
$51,700 |
| Georgia |
$14,600 |
$32,700 |
$71,300 |
Sources:U.S. Department of Commerce. Bureau of Census. Census of Population and Housing.
Housing Characteristics for States, Cities and Counties, Volume 1, 1970. Summary Tape File 3A, 1980. Summary Tape File 1A, 1990.
Table 3-15 indicates mean contract monthly rent for renter-occupied units. As with homeowner unit values, monthly rents have remained lower in the county than in the state. Hart County's monthly rent average was only about one-half of Georgia's in 1990. This may indicate that new renter-occupancy units are not likely to be constructed when developers of rental housing units are only able to collect small returns (low rents compared with Georgia) on their investment.
TABLE 3-15 MEAN MONTHLY CONTRACT RENT OF SPECIFIED RENTER-OCCUPIED HOUSING UNITS 1970 - 1990 BOWERSVILLE, HART COUNTY AND GEORGIA
(In Dollars)
|
AREA |
1970 |
1980 |
1990 |
|
Bowersville |
- |
$ 76 |
$220 |
|
Hart County |
$39 |
$ 80 |
$173 |
|
Georgia |
$65 |
$103 |
$344 |
Sources:U.S. Department of Commerce. Bureau of Census. Census of Population and Housing.
Housing Characteristics for States, Cities and Counties, Volume 1, 1970. Summary Tape File 3A, 1980. Summary Tape File 1A, 1990.
3.7. Projected Housing Needs.
As indicated in the population element, Hart County should plan for a total of 10,410 households by the year 2015. This projection, as indicated in Table 2-11, is based on a declining household size but an increasing percentage of group quarters population.
Table 3-16 provides projected housing units needed to house the total population in Hart County from 1995 to the year 2015. Every household will require a housing unit, and in addition, vacant units must be accounted for. The 1990 composite vacancy rate for housing units in Hart County was nearly 17%, due to the large numbers of seasonal units. Table 3-16 indicates that the overall vacancy rate in the county is expected to decline slightly during the planning horizon as additional units are constructed for permanent residents.
Based on these assumptions, it is estimated that an additional 2,734 new housing units will be needed in Hart County (beyond the total in 1990) to house the population increase by the year 2015. It is important to note that this is a projection of needs. It is not necessarily a projection of the total number of units in the county in the subject year.
Bowersville's household population projections, in conjunction with existing vacant housing units, indicate that little if any demand for additional housing units is expected during the planning horizon.
TABLE 3-16 PROJECTED HOUSING NEEDS 1995 - 2015 HART COUNTY
|
PROJECTION |
1995 |
2000 |
2005 |
2010 |
2015 |
|
Projected Households |
8,093 |
8,752 |
9,408 |
9,831 |
10,242 |
|
Composite Vacancy Rate |
16% |
15% |
15% |
15% |
14% |
|
Total Housing Units Needed |
9,388 |
10,065 |
10,819 |
11,306 |
11,676 |
|
Additional Units Needed Beyond Total 1990 Units |
446 |
1,123 |
1,877 |
2,364 |
2,734 |
Source:Georgia Mountains Regional Development Center, 1993.
It is anticipated that single-family detached dwellings will continue to comprise the vast majority of Hart County's housing stock in future years. Due to the relatively small number of multiple-family dwellings, it is anticipated that the need for smaller, more affordable renter and owner-occupied housing units will continue to be met by mobile homes. It is not inconceivable that without controls, mobile homes could comprise 30% or more of Hart County's total housing stock in future years. It is acknowledged, however, that the abundance of mobile homes may be a deterrent to the construction of more multi-family residential complexes.
The Hart County Planning Advisory Committee discussed the data inventory and assessment provided in the previous pages. Local sources that the indicated number of units lacking complete plumbing were probably too low, and that if the numbers were actually higher, a significant housing problem would be deemed to exist. Some concern was raised over the housing needs of the single elderly, the handicapped, and female-headed households with children under 18 years of age.
6162 These committee discussions did not reveal any firm consensus on the need for housing programs sponsored by the county, however. For this reason, the plan provides certain objectives but does not contain specific housing program activities in the short term work program for the county.
The analysis of housing in Bowersville reveals an aging housing stock and some significant housing problems. Given the large number of vacant units and the small projected housing needs, housing replacement programs are not needed on a supply basis. However, the town should re-evaluate the extent of its aging housing stock because if the problem worsens, dilapidated housing units could become a blight on overall community conditions.