Housing & Neighborhood Development Annual Report 2024-25

Housing & Neighborhood Development ANNUAL REPORT FY 2024-25

In the Community

Road to 10,000 Initiative Greensboro City Manager Nathaniel ‘Trey’ Davis announced the ‘Road to 10,000’ initiative in February 2025 in response to the continued growth in the region and its urgent need for increased housing.

Department Reorganization

New City Manager Nathaniel ‘Trey’ Davis spearheaded a reorganization of the Housing and Neighborhood Development Department soon after assuming the post in October 2024. Several divisions exited the department, including Code Compliance and Homelessness Prevention Services. The shift of programs coincided with the City’s Road to 10,000 initiative and allows the department to center its focus on the development and accessibility of attainable housing for Greensboro residents. The department consists of the following three divisions: Neighborhood Investment, Neighborhood Reinvestment, and Grants and Finance. A national search identified former Winston-Salem Assistant Director of Neighborhood Services Samuel Hunter as the new department director. Hunter begins his tenure in September 2025.

The plan calls for creating 10,000 new housing units in Greensboro, which amounts to approximately one-third of the units Guilford County needs to acquire by 2030. The initiative aims to foster a vibrant, inclusive, and sustainable community by ensuring access to diverse housing options that support all income levels, attract new workforce talent, and strengthen neighborhoods. The Housing and Neighborhood Development Department will continue to serve the community’s interests by creating and preserving affordable and attainable housing. In fiscal year 2024 25, the department financed 264 affordable rental units now available for residents. The Road to 10,000 project’s initial phase established a work group, comprised of City staff and key stakeholders, tasked with the following action items: • Identify the City’s existing inventory of properties, areas of potential development, and interested developers • Evaluate barriers and where the City may better support development • Provide recommendations for next steps, to include stakeholder participation The desired outcome of producing 10,000 dwellings in the immediate future will be accomplished through strategic partnerships, thoughtful planning, and a shared commitment to innovation.

Affordable Housing.............................................8 Access to Homeownership.............................10 Index

In the Community................................................2 Supportive Housing............................................4. Neighborhood Reinvestment ......................... 7

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Planning for the Future The City of Greensboro receives approximately $5 million in federal funding through the U.S. Department of Housing and Urban Development’s (HUD) annual entitlement grants, including the following: Community Development Block Grant, HOME Investment Partnerships Fund, Emergency Solutions Grant, and Housing Opportunities for Persons with AIDS. This money is invested in housing development, rehabilitation, infrastructure repairs, and community programming. Every five years, Greensboro must conduct a review of community and housing needs to determine how to best use these federal funds. In 2024-25, the City developed two HUD plans, the Five-Year Consolidated Plan, and the 2025 Analysis of Impediments to Fair Housing. The Consolidated Plan assesses affordable housing, community development needs, and market conditions to develop data-driven strategic planning through 2029. The Analysis of Impediments to Fair Housing Plan evaluates the laws, policies, housing conditions, disparities, and accessibility of the City’s fair housing choices. This information helps the City combat housing barriers and meet compliance requirements. During the process, the City collaborated with consulting firms Civix and HR&A Advisors, Inc., to seek public input on the updates to these plans. A community-needs survey and public-comment period yielded responses from over 430 residents representing more than 100 neighborhoods. They suggested how the City can best determine Greensboro’s housing needs and priorities. The final drafts of the Five-Year Consolidated Plan and Analysis of Impediments are published online at www.greensboro-nc.gov/HousingPlans .

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Supportive Housing

Servant Center Partnership Since 1993, the Servant Center has helped low-income Greensboro residents find housing, medical care, and other supportive resources. After two decades of steady growth, the nonprofit organization discovered a transformative opportunity to advance its work of empowering veterans and individuals experiencing homelessness but could not realize the dream on its own. The Center, which had already built two permanent supportive housing complexes, had the opportunity to buy a four-story, 37,000-square-foot building just off of South Holden Road. The Center turned to the Housing and Neighborhood Development Department and other local organizations for assistance and guidance. In July 2024, the partners announced the acquisition of the Holden Heights building at 1915 Boulevard St. for housing the city’s first medical respite center to support veterans and homeless individuals.

The initiative will feature 22 dedicated beds in 11 rooms for respite care recovery from illness or injury, and 21 single-occupancy rooms for veterans transitioning out of homelessness. The program aims to address the gap in local health and social services. City funding for the acquisition of Holden Heights totals $1.75 million, $450,000 in City enabled American Rescue Plan funds, $1,050,000 in federal Community Development Grant funds, and $250,000 in Nussbaum Housing Partnership funds. “We are steadfast in our commitment to addressing these challenges head-on,” said Cynthia Blue, assistant director of housing and strategy with the City’s Housing and Neighborhood Development Department. “The acquisition of Holden Heights reaffirms Greensboro’s dedication to delivering innovative solutions that prioritize compassion and dignity for our community’s most vulnerable members.”

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PEOPLE MOVED INTO HOUSING 53 Numbers BY THE

PEOPLE PROVIDED SERVICE 318

PEOPLE PROVIDED SHELTER 922

HOUSEHOLDS RECEIVED RENTAL ASSISTANCE Totaling $854,317.33 158

HND Teams With Legal Aid The Housing and Neighborhood Development (HND) Department entered into a partnership with Legal Aid of North Carolina in November 2024 to administer the Emergency Rental Assistance Program (ERAP). Funded by the U.S. Treasury, ERAP aids Greensboro households with the burden of unpaid rent and/or utilities. With the program’s help, tenants who fall on hard times can avoid pitfalls like credit score decreases or eviction. The partnership led to extended clinic hours, which ensure assistance can reach as many residents as possible. With the additional funding, Legal Aid expanded its services from two to four days a week, with clinic hours at the Guilford County Courthouse in Greensboro, Monday through Thursday, and at the High Point courthouse on Mondays and Wednesdays. “The impact of expanding our availability cannot be quantified — it has been so great,” said Mikey

Cheema, supervising attorney at Legal Aid of NC. “We believe strongly in maintaining homes for our most vulnerable community members.” The federal funding administered by HND helps Legal Aid of NC represent tenants facing eviction, keeping these individuals or families stably housed. If landlords agree to accept the federal rental assistance, HND refers tenants to the ERAP, and Legal Aid helps them navigate the process. “ERAP helps cases be resolved with both sides happy,” Cheema said. “The landlords receive the rental assistance funds and don’t need to go through the eviction process or prepare the units for another tenant, and the tenants remain in their homes.”

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Before

HUD Grant for Lead-Safe GSO In October 2022, the U.S. Department of Housing and Urban Development (HUD) awarded Greensboro a Lead Hazard Reduction and Healthy Homes Grant valued at $2,698,441, which funded the replacement of deteriorated lead-based paint and limited home-repair services in 113 Greensboro residences. Started in 2002, the program has educated low-income homeowners and renters on the hazards of lead exposure, provided free home lead testing, and facilitated home repairs that address unsafe lead paint conditions. Primary focus is given to homes where children under six and/or pregnant women reside or frequently visit. Babies and small children are at high risk of developmental impact from the effects of lead poisoning. The City’s ongoing lead-safe housing grant program has restored over 1,000 homes in low-income areas since the early 2000s, which has eliminated critical health hazards

that disproportionately impact low-income communities. The program helps to remove conditions that give rise to physical health and developmental trauma for children and families who are most at risk. After a successful program year, HUD awarded Greensboro a seventh-straight Lead Hazard Reduction and Healthy Homes Grant valued at $4,696,278. The Gate City is one of the few cities to receive the grant for so many consecutive years. Learn more about the City’s

Lead-Safe Greensboro program at www.greensboro-nc.gov/LeadSafe .

HOMES IMPROVED through Duke Energy Home Repair partnership 218 Numbers BY THE

HOMES MADE LEAD SAFE 26

AMERICAN RESCUE PLAN ACT-FUNDED REPAIRS by Community Housing Solutions 27

HOME REPAIR GSO PROJECTS COMPLETED 5 15

COMPLETED OR IN-PROGRESS HOME REPAIR GSO REFERRALS

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Helping Mr. O & Ms. A Mr. O is a veteran who has lived in his home for 34 years. He knew his roof was leaking and getting worse. He knew his furnace had a carbon monoxide leak and had been disabled. He knew his floors were starting to sag. But he did not know termites had been eating away at his home’s structure for years, or that he had lead-based paint hazards. Using a combination of funding from the City of Greensboro’s Lead-Safe Housing Program, Healthy Homes Grant funding, a Community Development Block Grant, and Home Repair GSO funding, Mr. O’s home has been restored. Next, Mr. O will be referred to the Weatherization Assistance Program to improve his home’s energy efficiency and comfort. This project exemplifies how the City works to align funding sources and programs to better serve neighbors in need. Over the past year, the Home Repair GSO Program gained momentum and strengthened relationships with local non profits to accomplish repairs such as those to Ms. A’s home.

Neighborhood Reinvestment

Rosewood Park Renovation Located in the heart of the Rosewood neighborhood, Rosewood Park needed repairs and renovations. A large population of Montagnard residents, a diverse group of people originally from the Central Highlands of Vietnam, calls Rosewood home. Many Montagnards served alongside U.S. forces during the Vietnam War and later settled in Greensboro. Established in 1988, the Montagnard Association of North Carolina, Inc., serves the Rosewood neighborhood and other refugee and immigrant communities in the state. The group was instrumental in connecting the City with the neighborhood throughout the project. A series of

engagement events were held to gauge the community’s recreational preferences for the park’s future. Three events attracted 104 participating residents over two phases: Dream Big

and Shared Vision. Activities included many graphics on display and a multilingual interpreter, which is in accordance with the City’s Language Access Plan. Revington Reaves Landscape Architecture and Planning used the feedback to create a master plan for the park renovations. Highlights include an innovative playground, improved gathering space, and public art created by a Montagnard artist. The project was made possible by Community Development Block Grant (CDBG) dollars, administered by the City’s Housing and Neighborhood Development Department. CDBG funds paid for the Parks and Recreation Department to manage the master planning process, the development of construction drawings, and the first phase of construction, slated to begin in late 2025. City department partnerships like this one strengthen Greensboro’s community development.

A persistent roof leak from missing and worn shingles turned into a dangerous situation when the insulation became heavy with

water, and the bedroom ceiling started to collapse. Home Repair GSO enlisted the skills and expertise of a local non-profit to complete the roof and ceiling repairs, as well as a heat pump replacement. The City staff’s thorough assessment of the home also revealed a leaky toilet, and further damage was avoided.

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Affordable Housing

City Loan-Funded Affordable Housing Complexes

Lofts at Elmsley Crossing 420 Kallamdale Rd. City Loan Funding: $2.25 million in federal funds and voter-approved housing bond

Total Project Cost: $17 million • 84 Units, 1-3 Bedrooms Projected Rent: $370-$1,117 336-297-7382

Southwoods Apartments 2307 Columbus St. City Loan Funding: $2.1 million in City’s allocated federal COVID relief funds Total Project Cost: $7.3 million • 59 Studio apartments rehabilitated Projected Rent: $485 336-379-1547

Townsend Trace 2505 Sixteenth St. City Loan Funding: $3.55 million in voter-approved housing bonds Total Project Cost: $31.7 million • 180 Units, 1-3 Bedrooms Projected Rent: $385-995 336-291-8832

Yanceyville Place I 3944 Yanceyville St. City Loan Funding: $920,000 federal funds Total Project Cost: $13.5 million • 84 Units • 1-3 Bedrooms Projected Rent: $335-$895 336-332-2840

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Yanceyville Place I 3944 Yanceyville St.

Townsend Trace 2505 Sixteenth St.

Southwoods Apartments 2307 Columbus St.

Under Construction

Oakwood Park 2943 W. Vandalia Rd.

City Loan Funding: $1.7 million Total Project Cost: $4.3 million • 16 permanent supportive units • 1-3 Bedrooms Projected Rent: $305-$775

Under Construction

Villas at Elmsley Crossing 511 Kallamdale Rd.

City Loan Funding: $2.5 million Total Project Cost: $12.2 million • 52 senior units • 1-2 bedrooms Projected Rent: $341-$910

Lofts at Elmsley Crossing 420 Kallamdale Rd.

LEGEND

AFFORDABLE HOUSING UNITS IN PREDEVELOPMENT 168 Numbers BY THE

Now Leasing

HOMES REHABILITATED 59

HOMES CREATED 348

UNITS UNDER CONSTRUCTION OR REHABILITATION 111

Under Construction

Access to Homeownership

Low-Income Homeowner Assistance Program

The City’s second-annual Low-Income Homeowner Assistance program supported nearly 250 residents in 2024. The program saw a 40% increase in applicants compared to the first year. Total program support, which helped eligible homeowners with their 2023 property taxes, was $61,800. The minimum amount of assistance available for the City’s program was $50 per household. On average, household support was about $250. Homeowners in all five City Council districts participated in the program. Residents applied for the program from July to October 2024 through an online application system offered in dozens of languages. Hard

copies of the application were also available at Greensboro public libraries, where library staff guided residents with access to the online system. City staff attended several public events throughout Greensboro to encourage residents to apply. Recipients received payments by the spring of 2025. Learn more about the program at www.greensboro-nc.gov/PropertyTax .

Stokesdale Low Income Homeowner Assistance Program - Assisted Households Assisted Households LOW-INCOME HOMEOWNER ASSISTANCE PROGRAM Oak Ridge

Guilford County

Summerfield

US 29 HWY N

150

SUMMIT AVE

£ ¤ 29

) "

£ ¤ 220

HICONE RD

I-840 W

PLEASANT RIDGE RD

US 29 HWY S

I-840 E

LAWNDALE DR

68

) "

HINES CHAPEL RD

YANCEYVILLE ST

I-840 HWY W

LEWISTON RD

N ELM ST

BATTLEGROUND AVE

N CHURCH ST

HORSE PEN CREEK RD

PISGAH CHURCH RD

I-840 HWY E

JOSEPH M BRYAN BLVD

E CONE BLVD

FLEMING RD

Kernersville

HUFFINE MILL RD

I-40 HWY E

W CORNWALLIS DR

§¨¦ 40

NEW GARDEN RD

§¨¦ 73

E WENDOVER AVE

I-40 HWY W

£ ¤ 70

BURLINGTON RD

§¨¦ 840

£ ¤ 29

W FRIENDLY AVE

W MARKET ST

Sedalia

MT HOPE CHURCH RD

68

GALLIMORE DAIRY RD

) "

SPRING GARDEN ST

§¨¦ 40

Legend

E GATE CITY BLVD

I-85N\40E

BUS 85N\40E

Assisted Households

W FLORIDA ST

BUS 85S\40W

Density of Assisted Households

W MEADOWVIEW RD

W WENDOVER AVE

MILLSTREAM RD

FREEMAN MILL RD

Low

HILLTOP RD

ALAMANCE CHURCH RD

W GATE CITY BLVD

S HOLDEN RD

§¨¦ 73

MCCONNELL RD

S ELM-EUGENE ST

BUS 85 S

W VANDALIA RD

Burlington

J M HUNT JR EXPY

GUILFORD COLLEGERD

High Point

GROOMETOWN RD

BUS 85 N

Jamestown

I-85S

RANDLEMAN RD

High

I-85N

PLEASANT GARDEN RD

RITTERS LAKE RD

I-85 HWY N

Downtown

± 0

Greensboro City Limits

I-85 HWY S

Pleasant Garden

0.75

1.5

3

LIBERTY RD

Miles

Guilford County

£ ¤ 220

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Advancing Racial Equity in Homeownership

In 2025, Housing & Neighborhood Development compiled and produced the Analysis of Impediments to Fair Housing Choice Report, which identified both gaps and successes in housing access. The data suggests strong lending engagement in Greensboro, highlighting the City’s role in advancing racial equity in homeownership. The report noted that in 2023, Black or African American borrowers in Guilford County accounted for 25 percent of all mortgage loans (4,848 loans totaling $748.9 million), compared to 20 percent in the broader Greensboro Metropolitan Statistical Area (MSA). Also, Black or African American women represented 34 percent of all female mortgage applicants in the Greensboro MSA. This represents a strong share of lending activity and signals progress toward increasing access to homeownership for Black women, a group that has historically faced significant barriers due to discrimination, lower average household wealth, and restricted credit access. In Guilford County as a whole, the share was even higher. Black women accounted for 41.4 percent of female applicants. This high volume of lending indicates meaningful progress in expanding access to homeownership for a group historically excluded from credit opportunities, with positive implications for wealth-building and housing choice. These trends also may reflect the effectiveness of local outreach efforts,

Homebuyer Program Offering Income

Maximum Program Total

Maximum Amount

Geographic Bonus

Low-Income Homebuyer Assistance

80% AMI or below

$25,000 $5,000 $30,000

Public Service Heroes

Up to 120% AMI

$20,000 $10,000 $30,000

Up to 120% AMI

#100Homes

$20,000 $5,000 $25,000

AMI = Area Median Income

community-based financial programs, and increased participation by lenders in addressing disparities. Within the City’s homebuyer assistance programs, Black or African American households make up 78% of the first-time homebuyers, and in particular, Black or African American female headed households comprise 58% of the recent buyers. This indicates Greensboro’s homebuyer assistance programs are playing a stronger role in expanding access to mortgage credit for Black residents than surrounding areas, potentially due to targeted outreach, community lending efforts, or higher urban demand. The City has recently increased the amounts available under its homebuyer programs to ensure lower-income households will still have access to a rapidly rising housing market.

Numbers BY THE

RESIDENTS RECEIVED HOMEBUYER EDUCATION 290

TOTAL HOMEBUYER ASSISTANCE $615,000

TOTAL VALUE OF HOMES PURCHASED $11.18M

50

245

HOMEBUYERS ASSISTED

LOW-INCOME HOUSEHOLDS RECEIVED TAX ASSISTANCE

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PO Box 3136 • Greensboro, NC 27402-3136 www.greensboro-nc.gov/HND