Closing costs have not been included in either calculation. Based on a visual count of housing units in the City, it appears that 2 mobile homes have been removed since It is possible that additional units have been lost since It is also possible that some units at the edges of the City limits were not included in the visual inventory completed for this Study. Like many areas in northern Minnesota, the area surrounding Palisade has a large number of seasonal use housing units. Increasingly, these seasonal use units are being converted to year-round housing units, to accommodate both retirees who are moving into the area, and also working age households who are looking to take advantage of the lakes, trees and other amenities of a wilderness housing location.
The following table provides information on seasonal use housing units. These three jurisdictions have accounted for most of the household growth that has occurred in the Palisade Market Area since This conversion to year-round use allows for significant, permanent household growth in the area without a commensurate level of new housing construction activity. The availability of these seasonal use units in the surrounding rural areas also helps to explain the significantly higher household growth rates that the Market Areas are experiencing when compared to the Cities in the area.
Data was reviewed on 63 homesteaded houses. This data may include two and three-unit structures where the owner occupies one of the units in the building. County estimated market value data has also been used to analyze the number of homesteaded houses in the City that fall into defined value ranges. The previous page examined all owner-occupied houses in the City as an indicator of ownership affordability.
This section examines those houses that have been sold within a recent 17 month time period. It is important to note that the number of houses that have sold is relatively small, and may not be an accurate indicator of overall home values. However, this sample does provide some insight into those units that are turning-over in the City.
Sales for less than fair market value have not been included. This data is only available for all of Aitkin County. It is important to note that houses sold in a given year may not be a statistically valid sample of all home values in the County. However, this annual sample does provide insight into home values over a number of years and information on those units that are turning-over in the County.
For the sales period, the County had the 44th lowest value of 87 counties reviewed. Houses that appeared to contain 3 or more residential units and mobile homes were excluded from the survey. The visual survey also identified and rated 6 mobile homes in the City. The ratings for mobile homes are provided separately in the following table.
Houses were categorized in one of four levels of physical condition, Sound, Minor Repair, Major Repair, and Dilapidated as defined below. The visual survey analyzed only the physical condition of the visible exterior of each structure. Dilapidated houses need major renovation to become decent, safe and sanitary housing. Some Dilapidated properties may be abandoned and may be candidates for demolition and clearance.
Houses in this condition category may or may not be economically feasible to rehabilitate. Minor Repair houses are judged to be generally in good condition and require less extensive repair, such as one major improvement. Houses in this condition category will generally be good candidates for rehabilitation programs because they are in a salable price range and are economically feasible to repair.
Sound houses may contain minor code violations and still be considered Sound. One additional house had been substantially damaged by a fire. These structures may be beyond repair, and could be candidates for demolition and clearance.
In order to accommodate future housing development activity, the City will need adequate land suitable for residential development, and will need municipal sewer and water capacity sufficient to support additional residential users. This information was most often obtained from either City staff or elected officials. Palisade has had almost no new housing construction over the last 40 years. Information contained in the Census indicates that only 9 houses have been added to the City since That Census also listed 8 mobile homes in the City, which would probably represent most of the post housing units.
No new residential subdivisions have been created for many years. According to City officials, Palisade has a limited supply of developed land that is available for new home construction. The City has identified a 3 acre site in the City limits that would be suitable for residential development. The City also could annex a larger parcel if needed for development.
While these parcels are available and would be suitable for residential development, municipal infrastructure would need to be provided. With low demand for new housing construction, it is doubtful that a private developer would find it economically feasible to develop a new subdivision unless it could be developed in small phases to eliminate a large, up-front cash outlay for municipal services.
It is probable that any future multifamily rental housing development would be modest in scale. It may be possible to construct a small rental project on an in-fill parcel. The State-wide rate of renter occupancy in was All of these rental houses were older units, built before At the time of the Census, the City had 10 occupied renter households.
The Census reported only 3 renter households. Despite the decrease in the number of renters, the Census did not identify any vacant rental housing units in Palisade. This would imply that some of the houses used for rental in have been converted to owner-occupancy, converted to seasonal use, or have been lost from the housing stock. There are no multifamily rental buildings in Palisade, and only 3 single family rental units exist.
No rental survey was conducted in Palisade. The City of Palisade is the only incorporated city in Aitkin County that has lost population and households in the last 10 years. The City also lost population and households in the s. It is our understanding that the City may be filing an appeal with the Census, believing that an undercount has occurred.
There is some evidence that the Census Bureau did miss some people in the City. The Census identifies 53 households in the City, including 50 owner-occupied houses, but County tax data shows 63 homesteaded houses in Palisade. However, it is not certain that all of these homesteaded houses were actually occupied by permanent residents. Growth patterns in the Townships that form the Market Area have been a bit more stable.
While the Market Area lost population in the s, the household level remained stable during that decade. Since , growth of both population and households has occurred. In total, the jurisdictions that form the Market Area added new households in the s. The largest numeric household growth occurred in Waukenabo, Fleming and Workman Townships.
All of these Townships have lake shore residential development options. Much of the growth in the Townships around Palisade can be attributed to the popularity of lake shore living. The Market Area still contains more than seasonal use residential units. This inventory of seasonal use housing offers significant potential for conversion or re-use as year-round housing, and the prospect that an increase in permanent residents can be expected for the foreseeable future.
Our traditional projection methods yield some variation in the growth potential for the City and the Market Area through The s were extremely strong economic years for the nation, and part of the population rebound in Aitkin County and much of Greater Minnesota can be attributed to strong growth in employment, wages and wealth.
A prolonged economic slow-down or recession could alter the growth patterns that became established in the area in the s. The near-term projections for household growth that we have used for this Study anticipate that growth will continue to occur, although at a slower pace than experienced over the last decade. We believe that household levels in the City of Palisade will decrease by approximately -3 to -4 households between and However, there may be some vacant housing units in the City that would allow for limited household growth.
Past building patterns would not indicate that many new houses will be added to the City. The most realistic prospect would be for one or more mobile homes to moved into the City for new residents. For the Palisade Market Area, we would expect between 65 and permanent households to be added between and , with the most realistic projection near the middle to slightly below the middle of this range.
This equates to an annual average of between 12 and 16 new households per year. We would expect that some of this household growth will utilize existing, seasonal-use housing units, and this growth will not require a commensurate level of new unit construction. We are projecting slower household growth in the near-future for three primary reasons.
First, some of the household gains over the last decade were due to the availability of lower-cost housing units.
After population and household losses in the s, there were housing units available for sale or rent in the early part of the last decade. These units were available and affordable to new households that were looking to move into the Palisade area. With household growth since the early s, the supply of good quality vacant units has decreased, and many households will find it more difficult to move into the area in an affordable housing unit.
Second, the availability of prime lakeshore sites continues to decline in Aitkin County. The availability of high-amenity sites in the townships surrounding Palisade has been one of the primary factors generating strong household growth over the last decade. As the number of prime sites decreases, and the price of sites increases, there will be fewer opportunities in the immediate area to attract new residents.
The third reason for slightly reduced growth rates is the economy, both locally and regionally. As documented in the Employment and Local Economic Trends section of this Study, Aitkin County shared in this economic growth through job creation and gains in average wages. With a slowing economy in recent years, we would expect less growth in the near-term generated by employment opportunities in the immediate area.
Our projections are based on normal growth patterns. A large, golf course development has been proposed in the Palisade area that would eventually include a number of housing units. If developed, we believe that these units will be both seasonal-use and year-round occupancy. This could lead to greater household growth for the area than past patterns would predict.
With relatively limited household growth projected through for the area forming the Palisade Market Area, we would expect to see only slight movement in the number of households in most of the age ranges. The age ranges that are expected to show the greatest amount of growth are among households 55 years old and older. Households in these age ranges tend to be predominantly home owners and will probably be looking for high amenity housing locations, such as lakeshore sites.
More Voting Stats. Since , it has had a population growth of Learn More The National Average is Home appreciation the last 10 years has been 4.
The average school expenditure in the U. There are about More Education. Start Your Review of Palisade. Members receive 10 FREE city profile downloads a month, unlimited access to our detailed cost of living calculator and analysis, unlimited access to our DataEngine, and more. Enhanced Cost of Living Calculator Now includes childcare, taxes, health, housing for home owners vs renters, insurance costs and more when you upgrade to premium.
Marriage Rates Overall Marriage Rate. Male Marriage Rate. Female Marriage Rate. Palisade Married by Age and Sex Loading Palisade Marriage The age group where males are most likely to be married is , while the female age group most likely to be married is Palisade Marital Status by Race Loading Palisade Marital Status.
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Unemployment Rate. Palisade Employment by Age. Palisade Employment by Race. Palisade Employment by Education. Origin of Non-Citizens Loading Origin of Naturalized Citizens Loading Native Born.
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