Los
December 2019 Draft
Acknowledgements
County Council
Sara Scott, Chair
Pete Sheehey, Vice-Chair
David Izraelevitz
Antonio Maggiore
James Robinson
Randal Ryti
Katrina Martin
Los Alamos County Staff
Harry Burgess, City Manager
Steve Lynne, Deputy City Manager
Julie Habiger, Public Relations Administrator
Paul Andrus, Community Development Director
Joanie Ahlers, Economic Development Administrator
Andrew Harnden, Housing and Special Projects Manager
Ryan Foster, Principal Planner
Michael Arellano, Building Safety Manager
Economic Vitality Action Team
Joanie Ahlers, Economic Development
Administrator
Los Alamos County
Paul Andrus, Community Development Director
Los Alamos County
Harry Burgess, County Manager
Los Alamos County
Micheline Devaurs, Former Business Operations
Los Alamos National Laboratory
Los Alamos Resident
Tony Fox, Vice President of Institutional
Advancement & Scholarship - LANL Foundation
White Rock Resident
Doug Hintze, Manager of Environmental
Management
Los Alamos Field Office
U.S. Department of Energy
Paul Johnson, Interim Chief Executive Officer
Zia Credit Union, Los Alamos
Kathy Keith, Executive Office Director
Community Partnerships Office
Los Alamos National Laboratory
Steve Lynne, Deputy County Manager
Los Alamos County
Ian Maes
Realtor - RE/MAX FIRST of Los Alamos
Linda Matteson, Asst. to the Los Alamos County
Manager
Los Alamos County
Charlie Nakhleh, Executive Officer
Weapons Programs
Los Alamos National Laboratory
Antonio Redondo, PhD, Division Leader
Richard P. Feynman Center for Innovation
Los Alamos National Laboratory
Cindy Rooney, Chief Executive Officer
University of New Mexico-Los Alamos
Bret E. Simpkins, Associate Laboratory Director
Facilities & Operations
Los Alamos National Laboratory
Kelly Stewart, Marketing Specialist
Los Alamos County
Patrick Sullivan, Executive Director
Los Alamos Commerce
and Development Corporation
Dave Woodruff, Former President/Chief Executive
Officer
Zia Credit Union, Los Alamos
Focus Group Participants
Steve Buelow, New Mexico Consortium
Connie Clark, Los Alamos Public Schools
Jyl De Haven, Retail Solutions
David Horpedahl, Zia Realty Group
Kathy Keith, LANL
Liddie Martinez, Enterprise Bank
Jim McGonnell, Los Alamos Medical Center
Kelly McReynolds, Guardian Mortgage
Cindy Rooney UNM-Los Alamos
Thank you to 1,000 Los Alamos County citizens and business owners who responded to the Community and
Employer Housing Surveys.
Los Alamos County Housing Market Needs Analysis, 2019 Page i
Table of Contents
Section 1. Executive Summary ............................................................................................ 1
A. Purpose of the Housing Market Needs Analysis ...................................................... 1
B. Policy Framework ...................................................................................................... 1
1. Los Alamos Strategic Leadership Plan, 2019 ........................................................... 1
2. Los Alamos County Comprehensive Plan, 2016 ...................................................... 1
3. Economic Vitality Strategic Plan (ESVP), 2019 ......................................................... 2
4. Los Alamos Affordable Housing Plan, 2010 ............................................................. 2
C. Report Contents ........................................................................................................ 3
D. Methodology ............................................................................................................. 4
1. Data Collection ......................................................................................................... 4
2. Focus Groups ............................................................................................................. 4
3. Surveys ........................................................................................................................ 4
E. Summary of Findings ................................................................................................. 5
1. Recurring Themes ...................................................................................................... 5
2. Housing Preferences .................................................................................................. 8
Section 2. Community and Housing Profile ........................................................................ 9
A. Community Profile ....................................................................................................10
1. Demographic Profile ................................................................................................10
2. Household Characteristics .......................................................................................10
3. Income ......................................................................................................................11
B. Local Economy .........................................................................................................16
1. Economic Impact of Los Alamos National Laboratory .........................................16
2. County Employment and Wages by Industry Classification .................................16
C. Commuting Patterns ................................................................................................17
Section 3. Housing Market Analysis ....................................................................................20
A. Los Alamos County Housing Supply ........................................................................20
1. Housing Characteristics............................................................................................20
2. Occupancy Characteristics ....................................................................................21
3. Housing Problems .....................................................................................................22
B. Indicators of Maintenance and Rehabilitation Needs .........................................23
Los Alamos County Housing Market Needs Analysis, 2019 Page ii
C. Current Market Conditions ......................................................................................23
1. New Construction .....................................................................................................23
2. Housing for Sale ........................................................................................................24
3. Housing for Rent ........................................................................................................25
4. Short-term Housing ...................................................................................................28
5. Current and Proposed/Planned Projects ...............................................................28
D. Housing Sales Trends ................................................................................................30
1. Characteristics of Home Sales .................................................................................30
2. Total Housing Sold by Type ......................................................................................30
3. Sale Price Trends .......................................................................................................31
E. Rental Price Trends since 2010 ................................................................................32
F. Affordable Rental Complexes.................................................................................33
G. Potential Development Sites ...................................................................................34
Section 4. Housing Needs Assessment ...............................................................................40
A. Data Sources ............................................................................................................40
B. Housing Preferences ................................................................................................41
C. Housing Need ...........................................................................................................42
1. Homeownership ........................................................................................................42
2. Rental Housing ..........................................................................................................45
Section 5. Land Use and Policy Recommendations ........................................................49
A. Housing Policy Issues and Recommendations .......................................................49
1. Limited Housing Choice ...........................................................................................49
2. Need for Quality Housing to Meet Demand ..........................................................51
3. Limited Supply of Developable Land .....................................................................52
4. Housing Affordability ................................................................................................55
5. Aging Housing Stock ................................................................................................58
6. Coordinating Housing with Other Planning ............................................................58
B. Implementation Summary Table .............................................................................59
Section 6. Appendices .......................................................................................................64
A. Focus Group Summaries ..........................................................................................65
1. Employer Focus Group Meeting Notes ...................................................................65
2. Real Estate & Lenders Focus Group Meeting Notes ..............................................73
Los Alamos County Housing Market Needs Analysis, 2019 Page iii
3. LANL Focus Group Meeting Notes ..........................................................................79
B. Community and Employer Survey Results ..............................................................82
1. Community Housing Preference Survey .................................................................83
2. Employer Housing Needs Survey .............................................................................95
C. Housing for Sale in September 2019 ..................................................................... 103
Tables
Table 1. Population Trends .....................................................................................................10
Table 2. Household Characteristics and Trends, 2000-2017 ................................................11
Table 3. Household Income Distribution, 2000-2017 .............................................................12
Table 4. Family and Nonfamily Household Incomes ............................................................12
Table 5. Income by Tenure ....................................................................................................13
Table 6. Cost Burdened Households by Tenure and Income Range .................................13
Table 7. Los Alamos County Programs Income Limits ..........................................................14
Table 8. 2019 HUD Income Limits for Los Alamos County ....................................................15
Table 9. 2019 MFA Income and Purchase Price Limits by Program ....................................15
Table 10. Jobs and Wages by Industry Classification ..........................................................17
Table 11. Residence Locations of County Workforce, Journey to Work Data ..................19
Table 12. Residence Locations of County Workforce, OnTheMap Data ...........................19
Table 13. Commuting Time and Distance from Surrounding Areas ...................................19
Table 14. Year Structure Built ..................................................................................................20
Table 15. Housing Type ...........................................................................................................20
Table 16. Number of Bedrooms .............................................................................................20
Table 17. Occupancy Characteristics ..................................................................................21
Table 18. Tenure by Type of Housing .....................................................................................22
Table 19. Indicators of Housing Problems .............................................................................22
Table 20. Age of Housing by Tenure......................................................................................23
Table 21. New Residential Construction 2010 to 2018 .........................................................24
Table 22. Average Housing Prices, Homes for Sale in September 2019 .............................24
Table 23. Rental Complexes in Los Alamos County .............................................................25
Table 24. Rental Units Advertised in August and September 2019 .....................................27
Table 25. Short-Term Rentals Wanted and Available, Summer 2019 ..................................28
Table 26. Housing Projects in the Development Pipeline ....................................................29
Table 27. Housing Sales by Housing Type, 2009-2018 ...........................................................30
Table 28. Median Sales Price by Housing Type, 2009-2019 ..................................................31
Table 29. Affordable Rental Complexes ...............................................................................33
Table 30. Capacity of Potential Development Sites (Units) .................................................35
Table 31. Potential Development Sites in Los Alamos Townsite ..........................................36
Table 32. Potential Development Sites in White Rock .........................................................37
Table 33. Annual Demand for Homeownership ...................................................................44
Los Alamos County Housing Market Needs Analysis, 2019 Page iv
Table 34. Estimated Need for Rental Housing ......................................................................47
Table 35. Implementation Summary Table ...........................................................................60
Figures
Figure 1. Los Alamos County Commuting Pattern ...............................................................18
Figure 2. Building Permits for New Residential Construction ................................................24
Figure 3. Los Alamos County Sales Trend, Total Units Sold per Year, 2009-2018 .................30
Figure 4. Median Sales Price by Type, 2009-2019 .................................................................31
Figure 5. Market Rent Trends November 2010 to August 2019, All Unit Types ....................32
Figure 6. Land with Potential for Residential Development (Acres) and Estimated
Capacity (Units) ......................................................................................................................38
Figure 7. Estimated Development Time Frame for Potential Sites .......................................38
Figure 8. Potential Development and Redevelopment Sites ..............................................39
Figure 9. Demand for Homeownership .................................................................................45
Figure 10. Unmet Need for Homeownership by Income Range .........................................45
Figure 11. Rental Housing Demand .......................................................................................48
Figure 12. Unmet Need for Long-Term Rental Housing by Income Range ........................48
Los Alamos County Housing Market Needs Analysis, 2019 Page 1
Section 1. Executive Summary
A. Purpose of the Housing Market Needs Analysis
Los Alamos County is experiencing an acute shortage of housing. The lack of housing
affects the quality of life of people who live and work in the county. It is also a problem
for the local economy, which depends on a skilled labor force. Recognizing that a
lack of housing of all types and in all price ranges exists in the County, Los Alamos
County commissioned this housing market needs assessment that addresses current
and future housing needs and future actions the County can take to meet these
needs. The County’s greatest housing challenge is the limited land available to meet
immediate housing needs. Key strategies include identifying priority sites that can be
developed in the short-term, including development of vacant residential properties,
downtown redevelopment and higher density housing in in some locations.
B. Policy Framework
The Los Alamos County Strategic Leadership Plan, the Los Alamos County
Comprehensive Plan and the Economic Vitality Strategic Plan describe housing issues
and recommendation actions by the County. The County is moving forward on the
recommendations of these plans. An Affordable Housing Plan completed in 2010
provided recommendations to address the need for affordable housing. The issues in
these plans have been identified through extensive public outreach and consideration
by the County Council. Key housing recommendations from these guiding documents
are summarized below.
1. Los Alamos Strategic Leadership Plan, 2019
The Strategic Leadership Plan identifies increasing the amount and types of housing
options as a priority area. This includes “a variety of housing options for all segments of
the community, from affordable, entry level, and live-work housing to new options for
those interested in downsizing or moving closer to central areas of the community.”
The Strategic Leadership Plan focuses on issues identified in adopted plans that have
had significant public involvement, time and expertise. The housing priority area will
implement the housing related recommendations of the 2016 Comprehensive Plan
and the Los Alamos County Economic Vitality Strategic Plan.
2. Los Alamos County Comprehensive Plan, 2016
The Comprehensive Plan recognizes the need for more and different kinds of housing
as well as protecting existing neighborhoods. Housing is important to the economic
health of Los Alamos County. New housing development that expands opportunities
for the local workforce to establish residence in Los Alamos will support population
Los Alamos County Housing Market Needs Analysis, 2019 Page 2
growth, improve housing quality, help normalize housing prices, improve the local retail
market, and keep spending in the local community.
The plan also recognizes the links between housing, economic development and
infrastructure. Housing supports the ability of the County to thrive, and in turn
coordination of planning for housing, infrastructure and economic development is
essential to the quality of development in the County.
The Comprehensive Plan identified an inventory of buildable parcels within the County,
on which a potential of 1,108 dwelling units could be constructed, including vacant
homes, vacant lots, unplatted vacant residentially zoned land, and planned projects
at a range of densities.
Comprehensive Plan Housing Goals
1. Provide a variety of housing types, sizes and densities
2. Promote development of housing stock that would accommodate downsizing
households
3. Promote maintenance and enhancement of housing stock quality
4. Provide programs, regulations, and enforcement to help ensure that all housing
is healthy and safe, and meets basic housing maintenance requirements
5. Promote turning vacant housing back into safe and viable homes
6. Allow and encourage housing for older adults and people with disabilities,
including designs that allow for independent living, various degrees of assisted
living, and/or skilled nursing care
3. Economic Vitality Strategic Plan (ESVP), 2019
An EVSP goal is to “increase the availability of quality housing in the County, both
affordable and market rate.”
The EVSP lists a number of actions and strategies for accomplishing this goal. This
housing market needs analysis defines current housing demand, which is the first action
listed in the 2018 housing goal. Additional actions identified in the EVSP include:
• Identify and assess developable properties
• Produce quality housing to meet demand
• Provide financial assistance for affordable housing
• Reinforce neighborhood beautification, which includes maintaining the existing
affordable housing stock
4. Los Alamos Affordable Housing Plan, 2010
The 2010 Housing Plan focused on affordable housing needs and assessed the local
housing market, including analysis of owner occupied and rental housing, housing for
sale and for rent, special needs housing, land use and policy considerations, and
development costs.
Los Alamos County Housing Market Needs Analysis, 2019 Page 3
The plan recognized the shortage of privately owned, developable land and the best
opportunity for additional developable land through land transfers.
A land use and policy review pointed out the existing low-density housing pattern and
the potential for higher densities. The plan recognized the code incentives that are in
the development code, including accessory dwellings allowed in some residential
districts, high-density mixed-use projects allowed in downtown overlay districts, and
reduced parking requirements for mixed-use projects.
An analysis of the development process and related fees found that Los Alamos
County’s process does not present a barrier to development.
Due to the dramatically changed housing climate in the County and the length of
time since the last Affordable Housing Plan was drafted, it may be time to update that
plan to reflect the different needs pertaining to affordable and workforce housing.
C. Report Contents
The Housing Market Needs Assessment includes the following sections in addition to the
Introduction:
Community Profile. The Community Profile updates key indicators related to
demographics, household characteristics and the local economy in Los Alamos
County.
Housing Market Analysis. The Housing Market Analysis updates information on the
current housing market, including housing conditions and the cost and availability of
housing for sale and for rent.
Housing Needs Assessment. The Housing Needs Assessment identifies needs for
affordable and market rate housing based on demographics, the local economy,
needs expressed by local employers, and the housing preferences of people who live
and work in Los Alamos County.
Land Use and Policy Recommendations. The Land Use and Policy Recommendations
are not a complete update to the 2010 Affordable Housing Plan or a thorough look at
the impact of local regulations and policies affecting housing production. However,
land use and local policy issues were mentioned in focus groups and surveys. The
topics that were mentioned by the public are summarized in this chapter.
Appendices. The appendices include detailed summaries of public outreach results
and detailed characteristics of housing for sale.
Los Alamos County Housing Market Needs Analysis, 2019 Page 4
D. Methodology
1. Data Collection
The community profile and base information about the housing market and housing
needs was collected from third party sources. Data sources include the following:
• Historical information from the 2010 Affordable Housing Plan
• US Census, American Community Survey, Five-Year Estimates, 2013-2017
• A survey of rental properties in Los Alamos County
• MLS housing sales data
• A review of available rental housing through on-line sources, including LANL
student and post-doc housing sites, Craigslist, Zillow and Realtor.com.
2. Focus Groups
Three focus group discussions were held in August 2019. These groups included local
employers, real estate and lending professionals, and Los Alamos National Laboratory.
Each group contributed knowledge of housing needs from the respective employers,
the impact of housing on their organizations, and their perceptions of barriers to
meeting housing needs and potential solutions.
3. Surveys
Two surveys were conducted to get information about housing needs from the
perspective of local businesses and from community residents and the local workforce.
A link to the online Employer Housing Needs Survey was sent to local businesses
through the Los Alamos Commerce and Development Corporation email list and the
Los Alamos County business license contact list. A link to the online Community Housing
Preferences Survey was advertised through local media and sent to local employers to
distribute to their employees. Paper copies of the survey were distributed at the local
farmers market and through senior centers. A total of 46 employer surveys and 951
community surveys were returned. Survey results are summarized in Appendix B.
Many who responded to the survey were people who are dissatisfied with their current
housing and would consider moving and people who are have another interest in
housing. Some local residents are concerned about the amount and scale of new
development, traffic impacts and loss of open spaces. Others are advocates for
housing because of the impact on their employees or coworkers or because family
members need housing.
Commuting data indicates that half of the people who work in the County commute
in from outside of the County, but only 15 percent of the survey respondents commute
in. The commuters who responded to the survey overwhelmingly indicated that they
would consider moving.
Los Alamos County Housing Market Needs Analysis, 2019 Page 5
E. Summary of Findings
The report findings are based on data analysis and analysis of focus group and survey
results. Housing is clearly a major concern for local employers, the local workforce, and
community residents.
Several issues emerged from the analysis. These are described below as common
recurring themes and housing preferences.
1. Recurring Themes
• Limited Housing Choices
o Focus group participants are supportive of higher densities, including housing
types referred to as the “missing middle” that are compatible in scale with
detached single-family homes and help create walkable neighborhoods.
Townhomes, duplexes and small-scale apartment buildings in residential
neighborhoods are examples of this. As promoted in the Comprehensive Plan,
higher densities are desired in the Los Alamos Townsite and White Rock town
centers. Multi-story mixed use buildings that are allowed by the development
code in the MU, DT-NGO, DT-NCO, DT-TCO.
o New housing projects provide some diversity in type. However, most proposed
units are either single family detached or apartments. One development in
process is townhouses, an example of the type of housing that could make
maximum use of the limited land supply at prices affordable for middle income
families.
o First time homebuyers, middle- and low-income households cannot find housing
at a price they can afford. The supply of smaller homes on smaller lots is limited.
o Companies with well-paid professional and technical staff have difficulty
recruiting because prospective hires cannot find housing and the age and
quality of housing available is not what people are expecting for the price.
o Postdocs and students who work at LANL have a difficult time finding any kind
of housing. This was mentioned by focus group participants who are familiar
with the need for short-term housing for lab employees. It was also evident in
web sites that have been set up to connect potential tenants with landlords.
Demand for housing significantly outnumbers supply.
o The extremely tight housing market, coupled with limited choices, means that
residents cannot easily move from one housing type to another as their needs
change.
o New housing projects are either market rate, with home prices starting at about
$400,000, or affordable with federal subsidies and targeted to households with
incomes of about $60,000 or less for a family of four. Housing affordable to
households within income between $60,000 and $100,000 is missing from this mix.
Los Alamos County Housing Market Needs Analysis, 2019 Page 6
• Need for Housing to Meet Demand
o This market analysis identified an immediate need for 1,310 units of rental
housing and 379 units for homeownership. The need is distributed among all
income ranges but is particularly acute for middle- and lower-income
households.
o Annual hiring at LANL will bring new employees to the community every year for
the next three to five years. Some of these employees are replacing retirees and
others are to fill positions created by the growth of LANL’s mission. There were
1,500 positions still left unfilled at the time this document was drafted.
o An increasing number of retirees are choosing to remain into the County after
retirement for a variety of reasons, including proximity to family and the lifestyle
of the community.
o Very few homes were for sale or for rent in September 2019. The turnover in
housing, with a sales volume of a few hundred units a year does not support the
1,000 new positions at LANL or the housing needs of other local employers.
o The County has had recent success in attracting new development, including
homes for sale and housing for rent. These projects, which are evidenced by the
housing developments at Mirador and on DP Road, are in early development
stages.
o Private developments in process include the redevelopment of the Black Hole
property. These projects are relatively small, but they will add housing to the
inventory.
o There is a perceived risk of developing property in a market that is dominated
by a single employer that is dependent on the Federal budget. The mission,
programs, and funding for the lab is cyclical. The impact of the cycles on
housing can be seen in the change in median sales price over time for the
County.
• Limited Land Supply and other Development Challenges
o There is limited land available that is suitable for development, and the size of
parcels is relatively small. Production builders cannot achieve the economies of
scale needed to make development worthwhile.
o New housing has taken time to come to fruition. Focus group participants and
survey responses suggest several reasons for this. Development is expensive in
Los Alamos County because topography and subsurface soil conditions, and
construction labor and materials come from a relatively long distance. New
buildings at LANL create competition for construction crews which drives up
prices. As a result, housing development costs are about 30% higher in the
County than in larger nearby markets. Developers may not be attracted to the
county because of the cost of doing business.
o Both local business leaders and community members recognize that the
County’s vacant and open space properties represent an opportunity to
increase the housing supply in the County.
Los Alamos County Housing Market Needs Analysis, 2019 Page 7
o Most of the properties mentioned as potential housing sites at meetings and in
survey responses as potentially developable sites have been mentioned in prior
studies.
o If the County and LANL determine that a housing crisis currently exists, they
should review all County properties, including those listed in Ordinance 252 and
Ordinance 254, each of which is An Ordinance Establishing a Land Preservation
Status for Certain Developed Public Lands, to prioritize County properties for
housing. The County would follow a public process with a 90-day review period
for public input once an ordinance to change status has been introduced.
• Housing Affordability
o The high median income in Los Alamos County is a result of the highly paid
professional and technical jobs at Los Alamos National Laboratory.
o Other industry classifications, such as workers in education, government, retail
and service industries, have wages that are similar to the state average. As a
result, people with more modest incomes who compete with higher income
households for housing are priced out of the market. This is an issue for
employers who have difficulty recruiting.
o The number of housing units set aside for income eligible households decreased
by 31 units with the foreclosure and sale of Caballo Peak Apartments. Projects
financed with low-income housing tax credits must meet eligibility requirements
for at least 30 years after project completion, and preservation of affordable
housing will become more important as existing tax credit projects age.
o Because of the recognized housing need, Los Alamos County is identified as a
Tier 1 community, which gives it a competitive advantage in the statewide
competition for projects financed in part through tax credits.
• Aging Housing Stock
o Housing prices are very high for the age and quality of housing. This is true for
both housing for sale and housing for rent.
• Coordinating Housing with Planning for Utility Infrastructure, Transportation, Schools
and Other Land Use Planning
o Residents in the Townsite and White Rock are concerned that infill and
increasing densities in Los Alamos and White Rock will have an impact on
existing infrastructure, and traffic congestion in particular.
o Coordination and augmentation of transit service that most efficiently provides
connections between new housing to the laboratory and other strategic
locations within the County.
o The LAPS Facilities Master Plan identifies school needs based in part on
anticipated growth in school age population within school attendance zones.
Planned projects will impact classroom needs. Planning for new housing should
be coordinated with the facility plan. This includes consideration of LAPS-owned
properties as well as development that includes families.
Los Alamos County Housing Market Needs Analysis, 2019 Page 8
o County-owned properties that are included in the special land preservation
status established in Ordinances 252 and 254 can be considered for removal
from this status by ordinance, which would require public input.
• Importance of Housing to Economic Development
o Most employers that participated in focus groups or responded to the employer
survey have unfilled positions, in part because new hires cannot find housing.
o Survey responses from prospective LANL hires indicate that lack of housing is a
major consideration when these highly skilled scientists are weighing job
opportunities.
2. Housing Preferences
• The community input regarding housing preferences is consistent: young singles
and married couples with no children often prefer to locate in Santa Fe
because of the activities there; workers with low to mid-range salaries may
prefer to live in the valley rather than on the hill because there are more
affordable housing choices; families with school age children may prefer to live
in Los Alamos County because of the excellent schools.
• Responses to the community survey indicate a preference for single family
detached housing, similar to what is prevalent in Los Alamos County now.
However, there are people who would consider smaller houses with smaller
yards, townhomes and apartments.
• Three bedrooms, two bathrooms and two garage spaces are the most
common preferred housing characteristics.
• While a majority of people who responded to the community survey would
consider moving, families with adult children who want to live and work in the
County have particularly strong opinions about the need for additional housing.
As one respondent noted, “I do not want my daughter to live with us forever.”
Los Alamos County Housing Market Needs Analysis, 2019 Page 9
Section 2. Community and Housing Profile
The Incorporated County of Los Alamos is located in north central New Mexico,
approximately 35 miles northwest of Santa Fe. The County is the home of Los Alamos
National Laboratories, which is the County’s major employer. The estimated 2017
population in the County is 18,031, and the estimated 2018 population is 19,101.
Population estimates for 2018 are not yet available for the two communities in the
County, but the 2017 estimates were 12,035 for Los Alamos townsite and 5,878 for White
Rock. The County is predominantly public land, including Los Alamos National
Laboratories, a portion of Bandelier National Monument, and the Santa Fe National
Forest.
The community and housing profile describe population, housing and economic
trends in the County that influence the demand for housing.
Data sources include the following:
• US Census, American Community Survey, Five-Year Estimates, 2013-2017
• A survey of rental properties in Los Alamos County
• MLS housing sales data
• A review of available rental housing through on-line sources, including LANL
student and post-doc housing sites, Craigslist, Zillow and Realtor.com
Information regarding population trends, household characteristics, incomes, jobs and
wages shall be used to identify housing needs of the current population and what is
affordable based on typical wages.
There are several demographic and economic trends affecting housing needs:
Growth. While the population of the County has grown at a relatively slow pace,
primarily due to the limited availability and relatively high cost of housing, employment
is increasing. Expansion of the mission of Los Alamos National Laboratory and the
increased emphasis on innovation and transfer of technology have increased job
growth outside of the lab. A commensurate increase of employment in other industry
classifications would be expected to support job growth in professional and technical
services. This is a distinctly different scenario than the decreasing population and
employment in 2010. The demand increase created by a booming job market puts
upward pressure on prices unless the supply of housing can increase to meet demand.
Age. The County’s housing stock is aging, with 3,755 units, which is 44.5 percent of the
existing housing supply, more than 50 years old. There is a need for renovation or
replacement of older properties.
Retirees Aging in Place. Focus group participants reported that more retirees are
choosing to remain in Los Alamos County as multigenerational families have
established roots in the community. This means that fewer homes are sold as fewer
retirees leave the community. The supply of senior housing is limited, which means that
Los Alamos County Housing Market Needs Analysis, 2019 Page 10
as retirees stay in the community, they have limited options for downsizing, if that is
their goal.
Young People Staying. As part of the increase in multigenerational families, young
adults are choosing to find jobs in Los Alamos County and stay in the community. This
phenomenon was mentioned by respondents to the community survey who noted
that their adult children are living at home because they cannot find housing.
Income Disparities. The professional and technical wages prevalent in Los Alamos
County are much higher than the state average. However, other types of jobs pay
approximately the same as the state average. The impact on housing is that higher
wage workers can “outbid” lower wage workers in a market where the supply is not
expanding to meet demand. Increased demand coupled with a stagnant supply is
putting upward pressure on housing prices.
A. Community Profile
1. Demographic Profile
The demographic profile updates key indicators of change over the past ten years.
The demographic profile describes historical and recent population trends,
a) Population Trends
Los Alamos County population has fluctuated slightly between 2000 and 2018. The
population estimate for Los Alamos County for 2018 is at the highest point during the
past 19 years. The Los Alamos County population has increased 4 percent since 2000.
This includes recovery from slight dips in 2010 and from 2013 to 2015.
Table 1. Population Trends
US Census
(as of April 1)
Census Population Estimates (as of July 1)
2000
2010
2011
2012
2013
2014
2015
2016
2017
2018
New
Mexico
1,819,046
2,059,179
2,080,395
2,087,549
2,092,792
2,090,342
2,090,211
2,092,789
2,093,395
2,095,428
Los
Alamos
County
18,343
17,950
18,229
18,238
17,950
17,807
17,830
18,239
18,804
19,101
Source: US Census 2000, US Census Bureau, Population Division, Annual Estimates of the Resident
Population, April 1, 2010 to July 1, 2018 (PEPANNRES)
The population of Los Alamos County has been consistent at roughly 18,000 people for
the past 20 years. Because there is an extremely limited supply of developable land,
economic growth in Los Alamos County has not resulted in population growth. People
who work in the County commute from surrounding communities.
2. Household Characteristics
Since 2000, the number of households in the County has ranged from 7,500 to 7,600
households, according to the Census and Census estimates. During this time,
Los Alamos County Housing Market Needs Analysis, 2019 Page 11
household characteristics have changed somewhat, with the number of family
households decreasing, and the number of nonfamily households increasing. The most
dramatic changes have been in the number of female headed family households and
the number of nonfamily households with a householder who is 65 years old and older.
Family households are 66 percent of all households, down from 71 percent in 2000. The
percentage of all households that are nonfamily households headed by seniors has
increased from 7 percent to 11 percent.
Table 2. Household Characteristics and Trends, 2000-2017
Los Alamos County
2000
2010
2017
% Change
2000-2010
% Change
2010-2017
Total households
7,497
7,663
7,525
2.21%
-1.80%
Family households (families)
5,341
5,199
4,969
-2.66%
-4.42%
Married couple
4,703
4,451
4,300
-5.36%
-3.39%
Male householder
(no wife present)
426
258
215
-39.44%
-16.67%
Female householder
(no husband present)
212
490
454
131.13%
-7.35%
Nonfamily households
2,156
2,464
2,556
14.29%
3.73%
Householder living alone
1,869
2,183
2,292
16.80%
4.99%
65 years and over
504
697
842
38.29%
20.80%
Average household size
2.43
2.33
2.38
-4.12%
2.15%
Average family size
2.92
2.86
2.99
-2.05%
4.55%
Source: US Census, American Community Survey 5-year estimates 2013-2017
3. Income
The median household income has increased steadily since 2000, with a 2017 median
household income of over $110,000 in 2017. HUD has established income limits for
Federal programs, and the state has established Los Alamos County income limits
approved by the New Mexico Mortgage Finance Authority (MFA) for programs that
are funded through the County. The MFA income limits recognize that moderate
income households cannot afford housing in Los Alamos County without assistance.
The following sections describe the income characteristics of County households, and
Federal and state income limits are described at the end of the chapter.
a) Income Distribution
Los Alamos County is more affluent than the rest of the state of New Mexico. While
most household incomes in Los Alamos County are greater than $50,000,
approximately twenty percent of households have lower incomes.
Los Alamos County Housing Market Needs Analysis, 2019 Page 12
Table 3. Household Income Distribution, 2000-2017
2000
2010
2017
Total households
7,495
7,566
7,525
Less than $10,000
262
3.5%
100
1.3%
258
3.4%
$10,000 to $14,999
134
1.8%
40
0.5%
206
2.7%
$15,000 to $24,999
403
5.4%
266
3.5%
217
2.9%
$25,000 to $34,999
429
5.7%
331
4.4%
263
3.5%
$35,000 to $49,999
822
11.0%
675
8.9%
523
7.0%
$50,000 to $74,999
1,479
19.7%
1,141
15.1%
870
11.6%
$75,000 to $99,999
1,409
18.8%
1,029
13.6%
1,149
15.3%
$100,000 to $149,999
1,880
25.1%
1,973
26.1%
1,840
24.5%
$150,000 or more
677
9.0%
2,011
26.6%
2,199
29.2%
Median household income
$78,993
$103,643
$110,190
Source: US Census, American Community Survey 5-year estimates 2013-2017
The median income for Los Alamos ($110,190) is more than double the state median of
$46,718. Over fifty percent of households have a household income of over $100,000
annually.
Family incomes are higher than nonfamily incomes, primarily because nonfamily
households are householders living alone. These include single working age adults and
retirees.
Table 4. Family and Nonfamily Household Incomes
Income Range and Household Type
2010
2017
Families
5,248
4,969
Less than $10,000
66
1.30%
43
0.90%
$10,000 to $14,999
5
0.10%
100
2.00%
$15,000 to $24,999
52
1.00%
59
1.20%
$25,000 to $34,999
92
1.80%
83
1.70%
$35,000 to $49,999
328
6.30%
274
5.50%
$50,000 to $74,999
542
10.30%
487
9.80%
$75,000 to $99,999
802
15.30%
683
13.70%
$100,000 to $149,999
1,570
29.90%
1,251
25.20%
$150,000 or more
1,791
34.13%
1,989
40.03%
Median household income
$118,993
$133,523
Non-Families
2,318
2,556
Less than $10,000
34
1.47%
215
8.41%
$10,000 to $14,999
35
1.51%
106
4.15%
$15,000 to $24,999
214
9.23%
158
6.18%
$25,000 to $34,999
239
10.31%
180
7.04%
$35,000 to $49,999
347
14.97%
249
9.74%
$50,000 to $74,999
599
25.84%
383
14.98%
$75,000 to $99,999
227
9.79%
484
18.94%
$100,000 to $149,999
403
17.39%
624
24.41%
$150,000 or more
220
9.49%
157
6.14%
Median household income
$60,353
$73,700
Source: US Census, American Community Survey 5-year estimates 2013-2017
Los Alamos County Housing Market Needs Analysis, 2019 Page 13
Owner occupied housing represents 74 percent (down from 77 percent in 2010) of
occupied housing units in Los Alamos County, but the number of renters is increasing.
Incomes of homeowners are significantly higher than the incomes of renters.
Table 5. Income by Tenure
Income Range and Tenure
2010
2017
Owner occupied:
5,840
5,543
Less than $10,000
53
0.91%
135
2.44%
$10,000 to $14,999
19
0.33%
79
1.43%
$15,000 to $24,999
68
1.16%
75
1.35%
$25,000 to $34,999
154
2.64%
143
2.58%
$35,000 to $49,999
338
5.79%
274
4.94%
$50,000 to $74,999
745
12.76%
571
10.30%
$75,000 to $99,999
846
14.49%
669
12.07%
$100,000 or more
3617
61.93%
3,597
64.89%
Renter occupied:
1,726
1,982
Less than $10,000
47
2.72%
123
6.21%
$10,000 to $14,999
21
1.22%
127
6.41%
$15,000 to $24,999
198
11.47%
142
7.16%
$25,000 to $34,999
177
10.25%
120
6.05%
$35,000 to $49,999
337
19.52%
249
12.56%
$50,000 to $74,999
396
22.94%
299
15.09%
$75,000 to $99,999
183
10.60%
480
24.22%
$100,000 or more
367
21.26%
442
22.30%
Source: US Census, American Community Survey 5-year estimates 2013-2017
b) Cost Burdened Households
Housing is considered to be affordable when a household pays no more than 30
percent of income on housing and utilities. Households who pay more than 30 percent
of income for housing are considered to be cost burdened.
The table below shows the number of owners and renters by income that experience a
cost burden. Overall, 14 percent of households pay more than 30 percent of income
for rent. This includes 10 percent of owners and 25 percent of renters. Cost burdened
owners and renters typically have incomes below $50,000.
Table 6. Cost Burdened Households by Tenure and Income Range
Households by Income Range and Tenure
Number of
Households
Households Paying
30% or More for
Housing
Percent Cost
Burdened by Income
Total Households:
7,525
1036
14%
Owner-occupied housing units:
5,543
534
10%
Less than $20,000:
201
159
79%
$20,000 to $34,999:
197
72
37%
$35,000 to $49,999:
274
85
31%
$50,000 to $74,999:
571
132
23%
$75,000 or more:
4,266
86
2%
Zero or negative income
34
NA
NA
Los Alamos County Housing Market Needs Analysis, 2019 Page 14
Households by Income Range and Tenure
Number of
Households
Households Paying
30% or More for
Housing
Percent Cost
Burdened by Income
Renter-occupied housing units:
1,982
502
25%
Less than $20,000:
218
218
100%
$20,000 to $34,999:
199
155
78%
$35,000 to $49,999:
249
115
46%
$50,000 to $74,999:
289
14
5%
$75,000 or more:
881
0
0%
Zero or negative income
95
NA
NA
No cash rent
51
NA
NA
Source: US Census, American Community Survey, 5-Year Estimates, 2013-2017
c) Program Income Limits
Eligibility for housing assistance is based on household income. Income limits for various
housing programs vary by type of program and funding source. Programs that are
targeted to home buyers and homeowners offer assistance to low- and moderate-
income buyers. These programs are a significant asset to middle income buyers in Los
Alamos County where professional and technical incomes are very high compared to
incomes in other industries.
Los Alamos County Housing Programs Income Limits
Los Alamos County received permission to use the true 80% Area Median Income limits
for all affordable programs funded through the County, as opposed to being restricted
to the national AMI limit for federally funded programs. These income limits allow the
County to potentially assist a broader number of households, such as those with
incomes of up to $96,640 for a family of four with the homebuyer assistance and home
renewal programs.
Table 7. Los Alamos County Programs Income Limits
Persons in Family
1
2
3
4
5
6
Very Low (50%)
Income
$42,300
$48,350
$54,400
$60,400
$65,250
$70,100
Low (80%) Income
$67,680
$77,360
$87,040
$96,640
$104,400
$112,160
HUD Income Limits
HUD income limits apply to federally funded programs, including Housing Choice
Vouchers. These income limits are separate from the income limits established for
County-funded programs. The 2019 HUD median family income in Los Alamos County is
$135,500. Table 8 shows HUD income limits by household size for 2019.
Los Alamos County Housing Market Needs Analysis, 2019 Page 15
Table 8. 2019 HUD Income Limits for Los Alamos County
Persons in Family
% of AMI
1
2
3
4
5
6
7
8
Extremely Low
(30%) Income
$25,400
$29,000
$32,650
$36,250
$39,150
$42,050
$44,950
$47,850
Very Low (50%)
Income
$42,300
$48,350
$54,400
$60,400
$65,250
$70,100
$74,900
$79,750
Low (80%) Income
$52,850
$60,400
$67,950
$75,500
$81,550
$87,600
$93,650
$99,700
Source: HUD Exchange
MFA Income and Acquisition Cost Limits for Los Alamos County
The MFA sets income limits that are higher than either County or HUD limits for certain
of its programs in targeted areas. These programs can help bridge financing gaps for
moderate income buyers in high cost areas like Los Alamos County. The higher income
limits are appropriate for moderate income homebuyers.
Income and home purchase price limits for 2019 are shown in Table 9.
Table 9. 2019 MFA Income and Purchase Price Limits by Program
MFA Program
1 to 2 Person Household
3 or More Person
Household
Purchase Price Limit
FIRSTHome and FIRSTDown
$135,500
$155,825
$369,501
NEXTHome
$91,000
$91,000
$340,000
HOMENow
Same as HUD
Same as HUD
Existing Home $272,650
New Home $329,446
Source: nmhousing.org
FIRSTHome is a first mortgage loan program for first-time homebuyers who have low
and moderate incomes. A first-time homebuyer is someone who has not owned and
occupied a home as their primary residence in the past three years. The program
works with FHA, VA, USDA and HFA Preferred Conventional mortgage loans through
MFA approved participating lenders.
FIRSTDown is a fixed-rate second mortgage loan program that provides up to $8,000 to
assist with down payment and closing cost assistance for first-time homebuyers.
NEXTHome is available to first-time and non-first-time homebuyers who are
purchasing their next home. NEXTHome's first mortgage loan works with FHA, VA,
USDA and HFA Preferred Conventional mortgage loans. The down payment
assistance second mortgage loan is 3 percent of the first mortgage loan amount. It
may be used to finance down payment and closing costs, including pre-paid
items. Borrowers must contribute $500 of their own funds, and the second loan may
be forgiven under certain conditions.
HOMENow is a second mortgage loan that provides down payment and closing
cost assistance for first-time homebuyers with lower incomes. This program provides
the lesser of 8 percent of the sales price of the home or $8,000 to help cover down
payment and closing costs. Borrowers must earn 80 percent or lower of the area
Los Alamos County Housing Market Needs Analysis, 2019 Page 16
median income, must contribute $500 of their own funds, and may qualify for loan
forgiveness after living in the home for ten years.
B. Local Economy
1. Economic Impact of Los Alamos National Laboratory
The economy of Los Alamos County, as well as much of northern New Mexico, is driven
by activity at Los Alamos National Laboratory (LANL). LANL directly employs 14,754
persons, with a total payroll of $1.46 billion. LANL purchases $332.8 million in goods and
services and $45.2 million in construction from New Mexico businesses. Other
expenditures supported by LANL, including expenditures of its employees and vendors,
indirectly create 9,415 jobs with a combined payroll of $353.6 million, Indirect spending
generates $1.21 billion in receipts for New Mexico businesses.
Thus, including both direct and indirect and induced activities, LANL is responsible for
the creation of 24,169 jobs, $1.82 billion in labor income, and total revenues of $3.12
billion to businesses in the state. For context, jobs directly and indirectly supported by
LANL are nearly equal to the total employment in the state’s manufacturing sector
(26,398); wages & salaries exceed those of the manufacturing industry by nearly $400
million
1
.
2. County Employment and Wages by Industry Classification
Jobs in Los Alamos County and the annual average weekly wages for each industry
classification are shown below. Data for industry classifications with few employers is
not reported by classification but is included in the County total. Los Alamos County’s
annual average weekly wage is by far the highest in the state, almost double the state
average. This is substantially due to the prevalence of professional and technical jobs
in Los Alamos County, which is the industry classification with the highest wages in the
state.
However, wages are not equally high across industry classifications in the County. In
2018, the highest wages in the state by industry class were Professional and Technical
Services, a category that is not reported for Los Alamos County. Wages for lower paid
industries are comparable to the state average, and in several industries average
weekly wages are lower than the state average. This wage differential puts people
who are employed in lower wage jobs at a disadvantage when competing for
housing in the County.
1
University of New Mexico, Bureau of Business and Economic Research, The Economic Impact
of Los Alamos National Laboratory, June 2019.
Los Alamos County Housing Market Needs Analysis, 2019 Page 17
Table 10. Jobs and Wages by Industry Classification
Los Alamos County, 2018
New Mexico, 2018
Industry Classification
Average Annual Jobs
Annual Average
Weekly Wages
Annual Average
Weekly Wages
Accommodation and Food Services
459
$375
$366
Administrative and Waste Services
547
$1,362
$703
Arts, Entertainment, and Recreation
74
$246
$514
Construction
187
$1,165
$941
Educational Services
70
$426
$834
Finance & Insurance
192
$1,297
$1,217
Health Care and Social Assistance
860
$964
$857
Information
56
$842
$998
Management of Companies and
Enterprises
*
*
$1,315
Manufacturing
103
$815
$1,022
Other Services, Except Public
Administration
296
$391
$664
Professional and Technical Services
*
*
$1,551
Public Administration
1,753
$976
$1,123
Real Estate and Rental and Leasing
87
$644
$774
Retail Trade
489
$612
$566
Transportation & Warehousing
*
*
$996
Utilities
0
*
$1,358
Wholesale Trade
28
$1,141
$1,064
Total All Industries
16,349
$1,633
$868
* The sum of industries may not add to total due to Non-Disclosure
Source: NM Department of Workforce Solutions, Quarterly Census of Employment and Wages Annual
Report 2018
C. Commuting Patterns
There are two sources of commuting data. The Census American Community Survey
data and the Census OnTheMap data. The totals are slightly different, with the ACS
data reporting higher numbers. OnTheMap data are more current but do not include
some Federal employees. Data from both sources are shown below. The Census
OnTheMap application estimates that a little over half of jobs in Los Alamos County are
filled by people who commute in from outside of the County. An estimated 2,300
people who live in the County are employed outside of the County. These may include
“trailing spouses” of the local workforce who have jobs outside of the County. Half of
the people with jobs in the County live and work there.
Los Alamos County Housing Market Needs Analysis, 2019 Page 18
Figure 1. Los Alamos County Commuting Pattern
Source: US Census, OnTheMap
Los Alamos County Housing Market Needs Analysis, 2019 Page 19
Table 11. Residence Locations of County Workforce, Journey to Work Data
2010
2013
2015
Commute from Santa Fe County
3,903
3,787
3,703
Commute from Rio Arriba County
3,286
2,710
2,605
Commute from Sandoval County
626
659
686
Commute from Bernalillo County
496
555
477
Commute from Taos County
131
202
124
Commute from all other locations
630
559
533
Total Workforce Commuting from
Outside Los Alamos County
9,072
8,472
8,128
Live and Work in Los Alamos County
8,197
8,121
8,278
Total Workers
17,269
16,593
16,406
Source: US Census, Population Division, Journey-to-Work
Table 12. Residence Locations of County Workforce, OnTheMap Data
2010
2013
2015
2017
Commute from Santa Fe County
3,134
3,019
3,119
3,181
Commute from Rio Arriba County
2,655
1,736
1,273
1,237
Commute from Sandoval County
734
703
759
805
Commute from Bernalillo County
875
714
904
1,012
Commute from Taos County
312
1,068
142
131
Commute from all other locations
538
1,022
843
1,090
Total Workforce Commuting from
Outside Los Alamos County
7,699
8,262
7,040
7,456
Live and Work in Los Alamos County
6,979
6,336
7,276
7,388
Total Workers
15,232
14,598
14,277
14,844
Source: US Census, OnTheMap
Previous studies examined the number of people who work in Los Alamos and number
of those who live elsewhere and commute in. Commuters travel from Santa Fe,
Española, Rio Rancho, and other areas to work. The majority of commuters live in
Santa Fe and Rio Arriba Counties. Commuting time from nearby counties vary
depending on location within a neighboring County, but Table 13 shows typical travel
times from the top commuting locations. These range from less than a half hour from
Española to an hour and a half commute from Rio Rancho or Albuquerque.
Table 13. Commuting Time and Distance from Surrounding Areas
Community
Travel Time
Distance
Española
24 min
18 miles
Santa Fe
43 min
34 miles
Rio Rancho
1 hour 30 min
90 miles
Albuquerque
1 hour 38 min
97 miles
Source: Google Maps
Los Alamos County Housing Market Needs Analysis, 2019 Page 20
Section 3. Housing Market Analysis
The housing market analysis describes the characteristics of the County’s housing
supply and current market conditions, including housing available for sale and for rent.
Recent market trends include trends in sales price and rental rates.
A. Los Alamos County Housing Supply
1. Housing Characteristics
Table 14 shows the age of housing by year structure was built. Almost 45 percent of the
housing in the County, or 3,755 units, was built prior to 1970. Homes built before 1970
are 50 years old and prime candidates for rehabilitation. Since 2016, the County has
issued permits for 70 new homes.
Table 14. Year Structure Built
Year Built
Number of Units
Percent of Total
Built 2017 or later
70
0.8%
Built 2014 to 2016
0
0.0%
Built 2010 to 2013
43
0.5%
Built 2000 to 2009
1,006
11.9%
Built 1990 to 1999
734
8.7%
Built 1980 to 1989
941
11.1%
Built 1970 to 1979
1,891
22.4%
Built 1960 to 1969
1,631
19.3%
Built 1950 to 1959
1,389
16.5%
Built 1940 to 1949
711
8.4%
Built 1939 or earlier
24
0.3%
Census Total
8,370
--
Total with County permits 2017 and
later
8,440
100.0%
Source: Census, American Community Survey, 5-year estimates, 2013-2017;
Los Alamos County
Table 15. Housing Type
Housing Type
Number of Units
Percent of Total
1-unit, detached
5,347
63.90%
1-unit, attached
821
9.80%
2 units
406
4.90%
3 or 4 units
407
4.90%
5 to 9 units
377
4.50%
10 to 19 units
412
4.90%
20 or more units
354
4.20%
Mobile home
246
2.90%
Total Units
8,370
Source: Census, American Community Survey, 5-year estimates, 2013-2017
Table 16. Number of Bedrooms
Number of Bedrooms
Number and Percent of Total
Total housing units
8,370
No bedroom
109
1.30%
1 bedroom
578
6.90%
2 bedrooms
1,783
21.30%
3 bedrooms
3,595
43.00%
Los Alamos County Housing Market Needs Analysis, 2019 Page 21
Number of Bedrooms
Number and Percent of Total
4 bedrooms
1,839
22.00%
5 or more bedrooms
466
5.60%
Average household size of Owner-occupied unit
2.48
Average household size of Renter-occupied unit
2.12
Source: Census, American Community Survey, 5-year estimates, 2013-2017
2. Occupancy Characteristics
According to the American Community estimates, nearly three-fourths of housing in
Los Alamos County is owner occupied.
The American Community Survey estimates that ten percent of housing in Los Alamos
County is vacant. Most of these units are not available for rent of for sale. Census
vacancy estimates include housing that is rented or sold but not occupied, housing
that is intended for occasional use, and housing that is vacant for another reason,
such as held in an estate, being renovated or similar situations.
Table 17. Occupancy Characteristics
2017 (est.)
Percent of
Total
2010
2000
Total housing units
8,370
8,354
7,937
Occupied housing units
7,525
89.9%
7,663
7,497
Owner-occupied
5,543
73.7%
5,828
5,894
Renter-occupied
1,982
26.3%
1,835
1,603
Vacant housing units
845
10.1%
691
440
For rent
197
23.3%
198
204
Rented, not occupied
56
6.6%
8
7
For sale only
68
8.0%
74
63
Sold, not occupied
0
0.0%
14
14
For seasonal, recreational, or occasional use
291
34.4%
257
71
Other vacant
233
27.6%
139
66
Homeowner vacancy rate
1.2%
1.3%
1.1%
Rental vacancy rate
8.8%
9.7%
11.3%
Source: US Census, American Community Survey 5-year estimates 2013-2017
The Census vacancy estimate can be flawed because of the difficulty in determining
the reason that a unit is vacant at the time of the Census. The estimates of housing that
is vacant for sale or for rent from the Census are not consistent with either the original
data collected for this analysis or the experience of local residents, local businesses
and employees as expressed in the focus groups and surveys. Local data show that
there are very few homes for sale or rent.
The Census estimates that more than 500 homes in the County are vacant for seasonal
or occasional use or for other reasons. Other reasons include foreclosures; personal
reasons; legal issues; preparing to rent or sell; needing repairs or being renovated,
extended absence for work, military service or other temporary absence; abandoned
or unknown reason. Homes that are vacant but not rented, sold or available for sale or
Los Alamos County Housing Market Needs Analysis, 2019 Page 22
for rent could be monitored for the reason that they are vacant to determine if there
are actions the County could take to encourage year-round occupancy for some of
these units.
Owner occupied housing is primarily single family detached, although more than
twenty percent of owner-occupied housing is in multi-unit buildings. Renter-occupied
housing more evenly distributed among housing types.
Table 18. Tenure by Type of Housing
Tenure and Housing Type
Estimate
Percent of Total
Owner-occupied housing units:
5,543
1, detached
4,360
78.7%
1, attached
550
9.9%
2
140
2.5%
3 or 4
121
2.2%
5 to 9
121
2.2%
10 to 19
32
0.6%
20 to 49
0
0.0%
50 or more
48
0.9%
Mobile home
171
3.1%
Renter-occupied housing units:
1,982
1, detached
479
24.2%
1, attached
248
12.5%
2
218
11.0%
3 or 4
248
12.5%
5 to 9
181
9.1%
10 to 19
316
15.9%
20 to 49
124
6.3%
50 or more
93
4.7%
Mobile home
75
3.8%
Source: US Census, American Community Survey 5-year estimates 2013-2017
3. Housing Problems
Housing problems documented in the Census include a lack of complete plumbing
facilities, a lack of complete kitchen facilities, and overcrowding, which is defined as
more than one person per room. Very little of Los Alamos County’s housing has these
problems.
Table 19. Indicators of Housing Problems
Occupied housing units
7,525
Lacking complete plumbing facilities
0
0.00%
Lacking complete kitchen facilities
45
0.60%
Occupants per room
1.00 or less
7,456
99.10%
1.01 to 1.50
69
0.90%
1.51 or more
0
0.00%
Source: US Census, American Community Survey, 5-year estimates, 2013-2017
Los Alamos County Housing Market Needs Analysis, 2019 Page 23
B. Indicators of Maintenance and Rehabilitation Needs
The 2010 Affordable Housing Plan identified all housing built since 1960 as potentially
needing rehabilitation. Ten years later, housing built prior to 1970 is now fifty years old.
Forty-five percent of the owner-occupied housing in Los Alamos County and 42
percent of renter-occupied housing was built prior to 1970. The age of housing and the
quality of older housing were mentioned in focus groups and the community survey as
a source of dissatisfaction with housing choices, even though some older housing has
been renovated. The Los Alamos County Home Renewal Program assists income-
qualified homeowners to make needed repairs that increase comfort, safety and
livability without increasing monthly expenses. The Home Renewal Program has
assisted 20 homeowners since 2016.
Table 20. Age of Housing by Tenure
Owner Occupied
Renter Occupied
Total Housing Units: 7,525
5,543
1,982
Built 2014 or later
0
0.0%
0
0.0%
Built 2010 to 2013
43
0.8%
0
0.0%
Built 2000 to 2009
626
11.3%
317
16.0%
Built 1990 to 1999
388
7.0%
298
15.0%
Built 1980 to 1989
607
11.0%
178
9.0%
Built 1970 to 1979
1,366
24.6%
349
17.6%
Built 1960 to 1969
1,270
22.9%
159
8.0%
Built 1950 to 1959
785
14.2%
484
24.4%
Built 1940 to 1949
445
8.0%
186
9.4%
Built 1939 or earlier
13
0.20%
11
0.60%
Built BEFORE 1970, Potential Need for
Rehabilitation
2,513
45.30%
840
42.40%
Source: US Census, American Community Survey, 5-year estimates, 2013-2017
C. Current Market Conditions
1. New Construction
A review of building permits for new residential construction shows that very few units
have been built in Los Alamos County, although the number of permits has increased
in 2017 and 2018. Most new construction has been single family homes.
Los Alamos County Housing Market Needs Analysis, 2019 Page 24
Figure 2. Building Permits for New Residential Construction
Source: Energov
Table 21. New Residential Construction 2010 to 2018
2010
2011
2012
2013
2014
2015
2016
2017
2018
Total Permits Issued
2
7
3
4
4
9
4
23
14
Single-Family
2
7
1
4
4
9
4
15
8
Total Multi-Family
0
0
2
0
0
0
0
8
6
2-unit/Duplex
0
0
2
0
0
0
0
0
0
3- and 4-unit Multi-Family
0
0
0
0
0
0
0
8
6
5+ Unit Multi-Family
0
0
0
0
0
0
0
0
0
Source: HUD, State of the Cities Data Systems (SOCDS)
2. Housing for Sale
A total of 21 houses, townhouses and condominiums were listed for sale in the Multiple
Listing Service (MLS) in Los Alamos County in September 2019. Of these, ten had a
listing price of $550,000 or more. The average price was $460,000. There is very little
housing available for sale, and housing for sale is not affordable to a family with
income from a service or retail job. A listing of individual homes for sale is in Appendix
C.
Table 22. Average Housing Prices, Homes for Sale in September 2019
Average Price by Number of Bedrooms
Housing Type
1
2
3
4
Average Price
Condo
$129,000
$315,000
$550,000
$595,000
$380,800
House
$220,000
$455,000
$649,714
$549,000
Quad
$148,500
$148,500
Townhouse
$339,667
$339,667
Average Price by Bedrooms
$129,000
$249,625
$423,625
$642,875
$459,976
Source: MLS
0
5
10
15
20
25
30
2010 2011 2012 2013 2014 2015 2016 2017 2018 2019
Los Alamos County Housing Market Needs Analysis, 2019 Page 25
3. Housing for Rent
Table 23 lists 32 apartment complexes in the County. These apartment developments
were surveyed to determine vacancies, monthly rents and unit sizes by number of
bedrooms. Information was obtained from 24 of the complexes. There is a total of 1,358
units. of which 281 (21 percent) are studio apartments, 465 (34 percent) are one-
bedroom units, 559 (41 percent) are two-bedroom units, and 53 (4%) are three-
bedroom units. The decrease in studio apartments from 34 percent of the total to 21
percent is due to the demolition of 108 units of the Los Alamos Apartments in 2009. The
other differences are due to a different mix of apartment complexes in the survey.
Monthly market rental rates range from $625 to $950 for studio apartments, which is a
31 percent to 60 percent increase over the reported rents in 2010, compared to a US
average of 31 percent increase in rental costs for a primary residence during the same
time period. For one-bedroom apartments market rental rates vary from $640 to
$1,050. This is an increase from the $585 to $900 range reported in 2010. Rental rates for
two-bedroom apartments range from $920 to $1,375, an increase from the $615 to
$1,075 reported in 2010. Rental rates for three-bedroom apartments range from $1,100
to $1,475. The greatest percentage price increases since 2010 have been in the studio
two-bedroom and three-bedroom units.
Mountain Vista Apartments and Mesa del Norte Apartments are affordable
apartments that provide lower rents for income qualified tenants. Mesa del Norte
Apartments were renovated in 2013. Mountain Vista has one- and two-bedroom
apartments, and Mesa del Norte has one-, two-, and three-bedroom apartments.
Housing developments that were partially financed through Federal housing programs
are only available as long-term rentals.
Table 23. Rental Complexes in Los Alamos County
Number of Units
Monthly Rent
Unit Size (Sq Ft)
Apartment Name
Total
Units
Studio
1BR
2BR
3BR
Studio
1BR
2BR
3BR
Studio
1BR
2BR
3BR
10th Street Apartments
48
46
2
0
0
400
500
--
--
11th Street Apartments
18
11
7
0
0
301
602
--
--
1952 42nd St.
2010 42nd St.
3945 Alabama
Aspen Apartments
124
88
36
0
0
$625-
$900
$725-
$975
--
--
350
625
--
--
Caballo Peak
Apartments
40
0
0
40
0
--
--
$1,100
--
--
980
--
--
Canyon Village
120
0
30
90
0
--
$1,050
$1,170
--
--
676
971
--
Casa De Luz
48
48
0
0
0
$795
--
--
--
400
--
--
--
Chapel Apartments
70
0
0
70
0
--
--
$1100-
$1300
--
--
--
750-
900
--
Courtright Apartments
132
0
92
22
18
--
$640-
$700
$950-
$1200
$1100-
$1400
--
550-
630
Los Alamos County Housing Market Needs Analysis, 2019 Page 26
Number of Units
Monthly Rent
Unit Size (Sq Ft)
Apartment Name
Total
Units
Studio
1BR
2BR
3BR
Studio
1BR
2BR
3BR
Studio
1BR
2BR
3BR
Gold Street
Apartments
100
100
625
Iris Street Efficiencies
24
24
$755-
850
400
Kiva Street Apartments
32
32
550
Las Ventanas
Townhomes
9
6
3
$1,375
$1,475
1,326
1699-
1710
Los Cerros Apartments
104
20
72
12
688
864
1,076
Mesa del Norte
Apartments
36
4
24
8
$588-
$750
$690-
$895
$775-
$1,092
640
803
1,058
Mountain Vista
Apartments
53
16
37
$534-
$593
$630-
$722
625
825
Oppenheimer Place
60
10
50
Peach St Apts
20
20
850
Ponderosa Pines
104
20
72
12
$865-
970
$995-
$1,120
$1,175-
$1,320
550
825
1,000
Ridge Park Luxury
Condominiums
Taylor Properties
8
8
560
The Cottonwoods at
Gold St.
40
40
$820-
920
500
Thirty 301 Apartments
40
40
Timber Village
Tres Casitas
Apartments
24
24
$930-
1035
560
UNM/DOE 9th St.
Apartments
64
64
400
Trinity Village
Vista del Sol
Apartments
24
24
641
White Rock
Apartments
16
16
1000
Total
1,358
281
465
559
53
Source: Apartment Web Sites and Apartment Managers
Online sites that advertise rental housing were reviewed in September 2019 to find
available apartment units. Craigslist, Zillow.com, Rentcafe.com and Realtor.com were
reviewed for rental listings in Los Alamos County. Most of the listings were posted in
August and September. There were no listings on Rentcafe.com or Realtor.com. Six
listings were found on Craigslist and Zillow, with rents ranging from $940 to $2,600 per
month. The lowest priced rental was an older manufactured home in Elk Ridge Mobile
Home Park. Other available rentals included one apartment in Canyon Village
Apartments, a second manufactured home in Elk Ridge, a condominium unit, a casita,
and a house. Four of the units have three bedrooms, one has two bedrooms and the
casita has one bedroom.
Los Alamos County Housing Market Needs Analysis, 2019 Page 27
Table 24. Rental Units Advertised in August and September 2019
Location and
Name
Bed/
Bath
Monthly
Rent
Sq./ft.
Type
Date
Advertised
Address
Picture/Site
Craigslist
Los Alamos
Elk Ridge
3/2
$1,980
1,680
Manufactured
Aug. 31
2025 E Jemez Rd.
Los Alamos
Arroyo Lane
Condo
3/2
$1,600
1,100
Condo
Aug. 22
20C Arroyo Ln
White Rock
Vista el Oro
Casita
1
$1,500
Casita
Sept. 12
NA
Los Alamos
Canyon
Village
Apartments
2/2
$1,170
971
Apartment
Sept. 16
3200 Canyon R
Zillow.com
Los Alamos
3/2
$2,600
2445
House
Sept. 12
435 Camino Cereza
Los Alamos
2/2
$1,600
1134
Condo
Aug. 28
20 Arroyo Ln
Los Alamos
Elk Ridge
3/2
$940
1280
Manufactured
162 days
listed
2025 E Jemez Rd.
Source: Craigslist; Zillow.com
Los Alamos County Housing Market Needs Analysis, 2019 Page 28
4. Short-term Housing
Students with internships at LANL require housing for terms of less than a year and
primarily during the summer. There are no dormitories or student housing available.
Housing available to students includes extra bedrooms or basements in homes as well
apartments found through various apartment search sites. LANL provides a housing
resource online that list housing available and contact information for landlords and
property managers.
A Facebook group, “Rentals in Los Alamos & White Rock (NM)”, was created in 2015 to
help postdocs find housing. The Facebook page facilitates communication between
landlords and tenants. An informal monthly poll that provides a snapshot of demand
relative to availability provides insight into the rental market for people who are in Los
Alamos for a term position at the lab. The site distinguishes between short-term and
long-term needs and whether housing is needed/available immediately or later. In
August and September of 2019, the site listed the following:
Table 25. Short-Term Rentals Wanted and Available, Summer 2019
Tenant/Landlord/Housing Wanted and Available
August
2019
September
2019
TENTANT: wanting a HOUSE/APT/CONDO to rent NOW for long term (6+ mo)
21
30
TENTANT: wanting a HOUSE/APT/CONDO to rent LATER for long term (6+ mo)
15
10
LANDLORD: I have HOUSE/APT/CONDO to rent out NOW for long term (6+ mo)
0
3
LANDLORD: I have HOUSE/APT/CONDO to rent out LATER for long term (6+
mo)
0
TENANT: wanting a ROOM to rent NOW for long term (6+ mo)
2
1
TENANT: wanting a ROOM to rent LATER for long term (6+ mo)
4
1
LANDLORD: I have a room/house/etc. to rent out short term at government
GSA per diem rate for Los Alamos County (currently $94/ night)
2
LANDLORD: I have a ROOM to rent out NOW
0
4
LANDLORD: I have a ROOM to rent out LATER
0
The most striking aspects of the poll results are the overwhelming preference for a
house, apartment or condo rather than a room in someone else’s home and the large
number of people seeking rental housing when there are very few rentals available.
This indicates that there is significant unmet demand for housing that is separate,
complete units rather than a room in a house for both long term rentals of 12- months
or more and for shorter time periods, such as a summer or a semester. This need could
be met by new apartments or by enabling accessory dwelling units (ADU’s) on single
family home lots.
5. Current and Proposed/Planned Projects
Housing projects in the development pipeline as of September 2019 include
developments on properties that Los Alamos County has released to developers for
affordable rental housing and market rate single family and rental housing.
Los Alamos County Housing Market Needs Analysis, 2019 Page 29
Planned and approved projects include 295 apartment units and 44 townhouses in Los
Alamos Townsite and 161 single family homes and 50 apartments in White Rock. Two of
the apartment complexes in Los Alamos Townsite include 70 affordable units intended
for income qualified tenants with incomes at 40, 50 and 60 percent of the area
median income and an additional 64 affordable units for senior households.
Ninety-three percent of new housing is being built on land owned by the County and
sold to a developer. The 44-unit townhouse project is redevelopment of privately-
owned property.
Table 26. Housing Projects in the Development Pipeline
Project Name
Location
Developer
Target
Income
Number
of Units
Unit
Types
Price
Range
Notes
In the Pipeline
Projects with Public Assistance
Canyon Walk
Apartments
N. side DP
Road
Bethel
40, 50 &
60% AMI
70
1,2,3 BR
MF
HUD Fair
Market
Rate
2018 LIHTC award;
Start const by 11/19;
occupied by 11/20
The Hill
Apartments
Tract A-13
East of
hospital
LAH
Investors
Market
rate
12 acres
149 units
TBD
Market
Rate
The Bluffs
Apartments
S side DP
Road
Bethel
40, 50 &
60% AMI
64
1 & 2 BR
MF
HUD Fair
Marker
Rate
2019 LIHTC award;
55+; Start const by
8/20; occupied by
8/21
Tract A-19
White Rock
Raylee
Homes
Market
rate
161 SF
50 MF
3-4 BR
$400 to
$500 K
Mirador PID; Ph 1-29
lots; 50’ lots
Projects on Private Property
The Residences
of North
Community
Former
Black Hole
Site
T-2
Developm
ent
Market
rate
44
TH
TBD
Market
Rate
Other Potential Properties
Public Property
Vacant land
DP Rd by
the Bluffs
200 +-
units
MF
Mixed use zone
LAPS property
East of
LAMS
TBD
Affordable
owner
30 ac
200 +-
units
TH or
small lots
County/schools
partnership; land
swap
Privately owned land
Platted single
family lots
Scattered
Market
rate
174 lots
Single
family
Ponderosa
Estates
North
Private
Entity
36.6 ac
unplatted
Site is
zoned
PD-2
Approved lots plus
unplatted vacant
land
Vacant Land
San
Ildefonso Rd
Private
Entity
17 acres;
70 +- units
Site
zoned
PD-5
2007 approved site
plan
Vacant Land
Pueblo
Canyon
Cliffs
Private
Entity
4.3 acres
Site
zoned
PD-5
Proposed for
townhomes
Redevelopment
White Rock,
Longview
Private
Entity
9 acres
Site is
zoned C2
Demolishing old
commercial
properties
Visiting Nurses
Site
2202
Canyon Rd
Private
Entity
4.7 ac
Site is
zoned R-
3-H-40
Privately owned.
Zoning allows up to
40 units per acre.
Source: Los Alamos County
Los Alamos County Housing Market Needs Analysis, 2019 Page 30
Other potential properties are planned primarily for single family homeownership.
Mixed-use sites on DP Road near the two Bethel apartment developments and at the
new Smith’s Marketplace are intended for higher density housing development.
D. Housing Sales Trends
1. Characteristics of Home Sales
Total home sales in the County have increased steadily for the past ten years, from
approximately 100 units sold in 2009 to approximately 400 units in 2010.
Figure 3. Los Alamos County Sales Trend, Total Units Sold per Year, 2009-2018
Source: MLS 8/1/2019
2. Total Housing Sold by Type
Most homes sold are single family homes, followed by townhouses and condominiums.
Over 70 percent of home sales for the ten-year period were single family homes, which
are 65 percent of the total housing stock. Condominiums and townhouses each
account for approximately 11 percent of sales. Other housing types are a much
smaller percentage of the total.
Table 27. Housing Sales by Housing Type, 2009-2018
2009
2010
2011
2012
2013
2014
2015
2016
2017
2018
Single Family
79
162
159
138
166
191
219
273
238
259
Condo
14
27
17
21
20
31
32
38
40
46
Townhouse
8
25
19
8
16
17
35
45
47
62
Duplex
5
16
13
8
17
7
17
19
15
16
Modular Home
1
1
1
1
Manufactured Home
2
2
4
2
5
2
3
4
Mobile Home
2
1
2
X-plex
1
1
2
2
2
1
7
Total Sales
Source: MLS 8/1/2019
0
100
200
300
400
500
2009 2010 2011 2012 2013 2014 2015 2016 2017 2018
Los Alamos County Housing Market Needs Analysis, 2019 Page 31
3. Sale Price Trends
Housing prices in Los Alamos County fluctuate with the national economy and the
budget and mission of LANL. The trends in prices for the four main housing types are
shown below. Over the past ten years, the median single-family home price has
increased from $255,000 to $393,000. This 54 percent increase in average home price in
Los Alamos County is nearly double the 22 percent national increase the national
consumer price index for housing during the same time period.
Figure 4. Median Sales Price by Type, 2009-2019
Source: MLS 8/1/2019
Price increases range from a 25 percent increase in the median sales price for
condominiums to a 54 percent increase in the median house price for single family
homes. The largest percentage increases have been in the price of single-family
homes and townhouses.
Table 28. Median Sales Price by Housing Type, 2009-2019
Type
2009
2010
2011
2012
2013
2014
2015
2016
2017
2018
2019
Condo
$150,250
$157,500
$143,750
$139,900
$104,250
$135,500
$147,250
$108,500
$146,000
$158,750
$187,750
Duplex
$164,000
$184,750
$140,000
$178,360
$140,250
$126,000
$123,500
$139,000
$177,550
$170,000
$217,683
Single
Family
$255,000
$297,000
$362,500
$285,000
$277,000
$262,250
$265,350
$288,000
$319,000
$369,550
$393,500
Town
house
$192,500
$216,500
$234,688
$252,500
$244,000
$170,000
$194,900
$198,750
$181,500
$275,000
$285,000
Source: MLS 8/1/2019
$0
$50,000
$100,000
$150,000
$200,000
$250,000
$300,000
$350,000
$400,000
$450,000
2009 2010 2011 2012 2013 2014 2015 2016 2017 2018 2019
Condo Duplex Single Family Townhouse
Los Alamos County Housing Market Needs Analysis, 2019 Page 32
E. Rental Price Trends since 2010
Zillow tracks trends in monthly market rents by County and metro area. The Zillow Rent
Index is a measure of the median estimated market rate rent across a given region
and housing type. Data for Los Alamos County show a steady increase in rents since
2012.
Figure 5. Market Rent Trends November 2010 to August 2019, All Unit Types
Source: Zillow.com Research Data, Zillow Rent Index
1050
1100
1150
1200
1250
1300
1350
2010-11
2011-02
2011-05
2011-08
2011-11
2012-02
2012-05
2012-08
2012-11
2013-02
2013-05
2013-08
2013-11
2014-02
2014-05
2014-08
2014-11
2015-02
2015-05
2015-08
2015-11
2016-02
2016-05
2016-08
2016-11
2017-02
2017-05
2017-08
2017-11
2018-02
2018-05
2018-08
2018-11
2019-02
2019-05
2019-08
Los Alamos County Housing Market Needs Analysis, 2019 Page 33
F. Affordable Rental Complexes
There are four rent subsidized apartment complexes in Los Alamos. These include an 8-
unit group home for seniors and three larger complexes that offer affordable rents to
income qualified tenants. Some of these complexes accept Housing Choice Vouchers.
As of the drafting of this document, there were no vacancies in any of these
complexes.
Table 29. Affordable Rental Complexes
2056 Peach Street, Los Alamos
Los Alamos Group Home
8 units, 62+
HUD Senior Housing
600 San Ildefonso Road, Los Alamos
Mountain Vista Apartments
53 units; 30 units have a subsidy
16-1 bed, $534-593, 625 sq/ft; 37-2 bed, $630-722, 825 sq/ft
USDA Rural Development, Family Housing
650 San Ildefonso Road Los Alamos
Mesa Del Norte Apartments
36 units
LIHTC, Accepts Housing Choice Vouchers
3301 Canyon Road, Los Alamos
Thirty 301 Apartments
9 2-BR units are set aside as affordable
LIHTC
Los Alamos County Housing Market Needs Analysis, 2019 Page 34
G. Potential Development Sites
There is limited land available for new residential development in the County. Los
Alamos County is a major landowner. County owned properties were mentioned as
potential future locations for housing by local stakeholders and in community survey
responses. A public opinion survey conducted during the preparation of the
Comprehensive Plan included a question regarding support for using public land for
housing. Respondents were split 47 percent responded yes/maybe yes and 47 percent
responded no/maybe no. A majority (59 percent) did not favor development of public
land for industrial or manufacturing uses. The survey question did not differentiate
between public land that is open space and County-owned vacant land.
The 2019 Economic Vitality Strategic Plan sets a goal of increasing the availability of
housing in the County, both affordable and market rate. The supporting actions and
tactics for this goal include the following recommendations:
Tract A-19 in White Rock, A-13 in the Los Alamos Townsite, and property on DP Road
are the last significant land transfers to Los Alamos County. Developments have been
approved and are in process for these properties.
The County is in discussions with Los Alamos Public Schools regarding residential
development on property on San Ildefonso Road east of Los Alamos Middle School.
Recognizing that the critical impact on the County of a lack of housing of all types and
at all price levels, the reevaluation of public land is recommended to prioritize sites
that could be used for housing. A change in status for public lands that are protected
by ordinance is required to follow a such a process, and any change will be by
2. Identify and assess developable properties
a. Create a list of vacant, underdeveloped and/or blighted parcels.
(1) Identify all County parcels that are available for development and solicit
opportunities based upon analysis of assets.
(2) Identify all Infill properties owned by LAC, LAPS & LANL, and determine and
coordinate re/development opportunities.
(3) Identify all vacant and/or blighted parcels privately owned by residents.
b. Analyze existing County property (vacant and occupied) to determine and
recommend highest and best use.
(1) Develop and implement an assessment tool informed by criteria to determine
“highest and best use,” including return on investment and other metrics.
c. Encourage residential development and redevelopment of vacant, blighted or
underdeveloped parcels per the Housing Study.
(1) Identify opportunities to incentivize or otherwise encourage new housing
development.
(2) Discourage long-term land holding of vacant or underutilized property via a
vacant property ordinance, urban redevelopment district or other mechanism.
Los Alamos County Housing Market Needs Analysis, 2019 Page 35
ordinance. The evaluation should be conducted through a regulatory process which
considers certain evaluation criteria and community planning principles.
Table 31 shows the capacity of potential sites in the Los Alamos Townsite, including
properties owned by public entities and privately-owned vacant parcels that are
zoned for residential or mixed use. Estimated densities are based on current zoning and
topography. The estimates assume that properties with steep slopes or rocky soils
based on a review of aerial photography and topography would not achieve the
maximum allowable units as allowed under the applied zoning. Properties that are
designated in Ordinance 252 and Ordinance 254, establishing a land preservation
status for certain public lands, are included in this list. Because these are some of the
largest parcels of land, the County should review the ordinances and prioritize
properties that could be used all or in part for housing. Any change that would remove
a property from its special land preservation status would require introduction of an
ordinance to that effect and a 90-day public review period before a decision is made.
Increasing the density and vitality of the downtown is a goal of the Comprehensive
Plan and the Economic Vitality Strategic Plan and supported as a high priority in the
Strategic Leadership Plan. A compact, dense downtown has multiple advantages.
Concentrated activity supports a vibrant, walkable place and an environment where
businesses can thrive. Increasing density is possible on vacant properties, through
redevelopment of vacant and deteriorated buildings, and over time, redevelopment
of older, single story buildings with surface parking lots. Vacant buildings on sites
suitable for mixed-use include the Hilltop Hotel building and the Kroger building.
Table 32 shows the land and development capacity in White Rock, including current
projects, vacant land in the town center, vacant residential lots, and a County-owned
property zoned for residential use.
In summary, if all land that has the potential for development were to be used, the
total capacity is over 5,200 units. However, without County-owned land that is already
in use for a public purpose, the total capacity is 2,212 units, including projects that are
already being developed. Individual properties are listed in Table 31 and Table 32.
Table 30. Capacity of Potential Development Sites (Units)
Development in
Process
Public Land in
Use
Vacant
Land
Vacant
Buildings
Grand Total
Los Alamos County
283
3,036
391
3,710
Los Alamos Public Schools
292
240
532
Vacant Residential Lots
161
181
342
Unplatted Residential
265
265
Mixed Use
94
155
93
342
Current C2, Potential Rezoning to
MU
32
26
58
Grand Total
538
3,328
1,264
119
5,248
Los Alamos County Housing Market Needs Analysis, 2019 Page 36
Table 31. Potential Development Sites in Los Alamos Townsite
Los Alamos Townsite
Location
Acres
Net
Acres*
Net
Density
Single
Family
TH /
Condo
Multi-
family
Total
Units
In Process or Available
Black Hole
4015 Arizona
Ave.
4.4
4.4
10
44
44
Canyon Walk
120 DP Road
4.4
4.4
16
70
70
The Bluffs
135 DP Road
2.8
2.8
23
64
64
The Hill
Tract A-13,
Trinity Dr.
12.0
12.0
12
149
149
Subtotal
23.6
23.6
0.0
44.0
283
327
Short Term
Ponderosa Estates, Ph 3
20.0
14.0
4
55
55
Pueblo Canyon Cliffs
4.3
4.3
5
20
20
Platted Lots
Scattered sites
55.1
55.1
3
174
174
Subtotal
79.4
229
20
0
249
Medium Term
North Mesa
North Mesa
Middle School
Land
30.0
21.0
27
240
240
Ponderosa Estates Future
Phases
16.0
11.2
4
48
48
659 San Ildefonso
659 San
Ildefonso
17.0
11.9
6
70
70
Visiting Nurses' Site
2202 Canyon
Road
4.7
4.7
12
57
57
DP Road MU
Tract A-8-a
21.7
15.2
17
371
371
Vacant MU Downtown
2201 Trinity
4.2
4.2
30
126
126
Vacant MU Downtown
LAC properties
1.0
1.0
20
20
20
Vacant Buildings
Downtown
Add addresses
3.1
3.1
30
93
93
Smith's Marketplace
Mixed-Use
SW corner
Smith’s site
1.0
1.0
30
29
29
Subtotal
98.7
48
367
639
1,054
Long Term
Golf Course
N of Diamond
Drive
68.3
47.8
7
340
340
Golf Course
S of Diamond
Drive
96.0
67.2
7
480
480
Stables
132.0
92.4
7
660
660
North Mesa Land East of
Stables
North Mesa
Road
160.9
112.6
4
483
483
Loma Linda Vacant Land
North Mesa
Road
9.9
6.9
29
200
200
Airport
101 North
Mesa Road
89.1
62.4
14
873
873
DOE Transfer Property
LAPS Buildings
NM 502
14.6
14.6
20
292
292
Subtotal
570.8
403.9
0
3,328
0
3,328
Total Capacity
772.5
500.8
277
3,759
922
4,957
* For properties that are anticipated to be subdivisions, the net density is derived by subtracting 30% from
the raw acreage to account for streets, parks and trails.
Los Alamos County Housing Market Needs Analysis, 2019 Page 37
Table 32. Potential Development Sites in White Rock
White Rock
Location
Acres
Net
Acres*
Net
Density
Single
Family
TH or
Condo
Multi-
family
Total
Units
In Process or Available
Mirador
34.4
161
50
211
Subtotal
Tract A-19-1
34.4
161
0
50
211
Short Term
Platted Lots
7
7
Subtotal
Scattered sites
0.0
7
0
0
7
Medium Term
Town Center
Redevelopment-Vacant
Land**
1.6
1.6
20
32
32
Town Center
Redevelopment-Vacant
Buildings**
Longview
Drive
1.3
1.3
20
26
26
Grand Canyon Dr.
Grand Canyon
Dr.
12.9
8.8
6
53
53
Grand Canyon Dr.
Grand Canyon
Dr.
4.8
3.4
4
15
15
Subtotal
13.8
15
111
0
126
Total Capacity
13.8
183
111
50
344
* For properties that are anticipated to be subdivisions, the net density is derived by subtracting 30% from
the raw acreage to account for streets, parks and trails.
** The Town Center properties are currently zoned C-2 but have the potential to be rezoned to MU (Mixed-
Use)
Figure 6 illustrated land with potential for future use as housing, including the potential
capacity in units. Figure 7 illustrates potential development sites according to the
estimated development time frame. A short-term development time frame is within the
next five years. Medium term development could take place within five to ten years.
Properties with long-term potential would not be developed for ten to fifteen years or
longer.
Figure 8 show the locations of properties in Los Alamos County that could be
developed or redeveloped as housing. These properties include publicly owned land,
vacant privately-owned land and vacant buildings. Properties in the Los Alamos
Townsite and White Rock town centers could be developed or redeveloped as higher
density mixed-use projects.
Two parcels that were transferred to the County by DOE will require water, wastewater
and stormwater infrastructure and have some development constraints related to
topography, flood hazard areas and access. These properties could have long-term
potential for housing. There are approximately 80 acres in Pueblo Canyon located in
Los Alamos County to the northeast of the airport. An additional approximately 200
acres is located in Pueblo Canyon in Santa Fe County northwest of the intersection of
NM 502 and NM 4. Because of the potential high utility and infrastructure cost, terrain
management issues, flood plain areas and archaeological issues, these properties are
long-term prospects for development.
Los Alamos County Housing Market Needs Analysis, 2019 Page 38
Figure 6. Land with Potential for Residential Development (Acres) and Estimated Capacity (Units)
Figure 7. Estimated Development Time Frame for Potential Sites
Los Alamos County Housing Market Needs Analysis, 2019 Page 39
Figure 8. Potential Development and Redevelopment Sites
Source: Los Alamos County
Pueblo Canyon
Property in Santa
Fe County
Los Alamos County Housing Market Needs Analysis, 2019 Page 40
Section 4. Housing Needs Assessment
The housing needs assessment estimates the number of units needed to meet
immediate need as well as the number of units needed annually to meet the need for
new housing due to growth, commuters who want to move into the County and
people who live in the County but want a home that better meets their needs. The
estimate takes into account that all people who want to move will not be able to
move immediately and that people who relocate within the County will leave a
vacancy that can be filled by another family.
Satisfaction with housing in Los Alamos County is clearly an issue for both current
residents of the County and people who are employed in the County but live
elsewhere. It is possible that people who are dissatisfied with their current housing
situation were more likely to respond to the survey than people who are satisfied,
although people who would not consider moving also have strong feelings about
housing in Los Alamos County.
A comment was made at the Real Estate focus group that there are 3,000 units
“missing” from Los Alamos County. That is, the general wisdom is that there is demand
for 3,000 units of housing based on current employment levels and the location
preferences of the 7,500 people who work in Los Alamos County but commute from
outside of the County. The needs assessment independently assessed immediate
housing needs and annual need over the next three to five years based on estimates
of current residents with a housing cost burden, commuters who would move and
anticipated new hires by major employers. The findings of the needs assessment is very
close to the conventional wisdom of 3,000 units over five years.
A. Data Sources
The housing needs assessment analyzes the demand for housing in the County.
Information used to assess housing needs includes the profile in the previous chapter,
current real estate information, real estate trends data, and primary data collected for
this study. Primary data sources include:
• Community Housing Preference Survey
• Employer Housing Needs Survey
• Focus group meetings with employers, Realtors and lenders, and LANL staff
When asked if they would consider moving if they could find a suitable residence that
meets their needs, 73 percent of respondents to the Community Housing Preference
Survey indicated that they would move. This includes 62 percent of owners and 96
percent of renters who responded to the survey.
People who currently live in Albuquerque (94 percent), Española/Española Valley (92
percent), Santa Fe (88 percent) and other locations outside of the County (82 percent)
are more likely to consider moving, but a significant number of people who already
Los Alamos County Housing Market Needs Analysis, 2019 Page 41
live in Los Alamos townsite (74 percent) and White Rock (62 percent) would also
consider moving. For local residents, the reasons for considering a move are related to
a mismatch between current needs and the size of the current residents, a preference
for owning instead of renting, and a desire for a home that is newer or better quality
than what they currently own or rent.
Not surprisingly, 100 percent of renters in Albuquerque, Santa Fe, Española and other
communities would consider moving. Over 90 percent of owners who currently live in
Albuquerque and Española and 74 percent of owners who live in Santa Fe would
consider moving. Owners in White Rock, Los Alamos townsite and other communities in
northern New Mexico are the least likely to move—although over half of owners would
consider moving.
Most people who are currently owners will prefer to buy if they move, and about half
of renters and people with other living arrangements would rather buy than continue
to rent.
B. Housing Preferences
There are multiple demographic groups with different preferences as expressed by
employers, residents and non-resident employees. Each of these groups, and likely
individuals within these groups, have different expectations and desires by type of
housing, cost and characteristics. A large share of every group expressed
dissatisfaction with the housing choices available to them. Generally, housing is older
and in need of renovation, very expensive for the quality, and/or mismatched to family
needs because people often “take what they can get.” For households that want
housing in the County, there are few choices. Parents of adult children, people with
roommates and people who are renting a room in someone else’s home are
particularly eager for more housing and housing that is affordable to single people
and people with lower wage jobs.
The range of housing needs means that increasing the supply of all types of housing
would open up the market so that residents have more choices. As people move from
their existing home to one that better meets their needs, their current residence
becomes available for a new household.
Household types who expressed preferences include:
• Students who are temporary employees for the summer or other short time
frame, typically around three months. Shared housing and small units such as
studio apartments or casitas are acceptable for graduate students unless they
bring families with them.
• Single adults. This group includes single retirees, single students and postdocs,
single adult children of Los Alamos County residents and single employment
age adults. The desired housing type varies by age, but smaller homes and
smaller yards are acceptable. Retirees prefer to own. Depending on age and
Los Alamos County Housing Market Needs Analysis, 2019 Page 42
lifestyle, a smaller single-family detached home with a smaller yard is preferable
to attached single family or multifamily housing. Younger adults would be
interested in townhomes, or condominiums and are more likely to be interested
in rental housing.
• Young couples. The preferences for this group vary by salary level. The higher
paid workers at LANL can afford higher priced homes, but workers at other
businesses would prefer an affordable smaller starter home. Rental housing is
acceptable, but existing rentals in Los Alamos County are considered to be too
expensive for the quality.
• Young families. This group includes postdocs with families, entry level employees
at LANL and other employers, and young families returning to Los Alamos
County from living elsewhere. Young families who will be in Los Alamos on a
short-term basis, one to three years, prefer to rent. New employees who intend
to be in Los Alamos County long term would prefer to buy.
• Older working age adults and their families. Adults in the 45 to 64 age group
may have older children, no children, or adult children living at home. This
group prefers to own a home large enough for their family.
• Retirees or residents who are close to retirement age. This age group may be
single or couples and may have adult children living with them. Approximately
36 percent of the respondents who are retired would consider moving. The top
reason for moving would be to live in a different community, followed by living
in a more rural setting, and living in a smaller home.
C. Housing Need
Housing need for homeownership was estimated using Census data and information
from the community and employer surveys. Census data provided estimated of
current residents by income level, and the surveys provided information about
households that would consider moving if housing that better suits their needs were
available in Los Alamos County.
There are two factors to consider in using this data. First, the survey results indicate that
surveys were most likely to be completed by residents and non-resident workers who
have an interest in housing in Los Alamos County, because they are dissatisfied with
their current situation, concerned about growth and land use issues, and/or
concerned that housing availability and affordability are affecting them in some way.
Overall need for homeownership and rental housing by income level is summarized in
the following tables.
1. Homeownership
Households who are interested in homeownership include a portion of commuters who
currently rent elsewhere, renters in Los Alamos County who can afford to buy a home,
Los Alamos County Housing Market Needs Analysis, 2019 Page 43
current owners who would consider moving, and new hires. Households with annual
incomes below $20,000 are assumed to be renters.
Table 33 shows estimated annual demand for homeownership by people who would
move if suitable housing were available and the immediate demand created by new
hires by local employers. Demand is categorized by income level, and the maximum
housing price based on the maximum monthly mortgage payment is shown in the
Table.
Annual demand was estimated based on the housing preferences indicated in the
survey. People who would move include renters who would buy, owners who would
move to a more suitable home and commuters who would move to be closer to work
and schools. People who are already living and/or working in Los Alamos County have
barriers to moving, including making the decision to move, saving for a down
payment, finishing the lease term in a rental, and selling an existing home, only a
portion of people who would consider moving will actually move in a given year.
Recognizing that relocation takes time, the estimates of the rate at which the County
would capture commuters, new households, renters, and existing households buying a
different home are assumed to be the same as historic rates in 2006 and 2010. The
distribution by income is based on the incomes of renters, homeowners, and
commuters who responded that they would consider moving in the Community
Housing Preference Survey. The analysis below makes the following assumptions about
annual demand based on the White Rock plan.
• Annual capture of commuter households who would consider moving and are
interested in buying. The assessment assumes that the total annual capture of
commuters would be 2.5 percent of commuters. Based on the survey, 55
percent of the commuters who move would prefer to buy.
• Annual capture of local renters. The assessment assumes that 2.5 percent of all
local renters would buy a home annually.
• Annual demand from existing owner households buying another home. The
assessment assumes that one percent of existing owner households would move
to a different home in the County each year.
• Annual demand for homeownership by new hires. Based on the employer
survey of projected hiring over the next five years, annual demand is assumed
to be 20 percent of the five-year total. Half of new hires would choose to live in
the County. Based on the community survey, 36 percent of new hires would
choose to buy. The annual demand for new hires is assumed to be an
immediate need because most new hires would be relocating to the County.
• Maximum affordable housing price assumes that the maximum monthly
mortgage payment, including principal, interest, taxes and insurance, cannot
exceed 30 percent the income at the top of the range. The maximum housing
price based on the monthly payment was estimated using on online mortgage
Los Alamos County Housing Market Needs Analysis, 2019 Page 44
calculator, assuming a 30-year mortgage period and a current interest rate of
3.9 percent.
The analysis shows a demand for 576 new housing units, most of which are to
accommodate demand by new hires. The annual demand for people who would
consider moving is 196 units. Immediate demand for new hires is applicable in the short
term, based on reported hiring over the next five years. Demand is spread across
income ranges. Lower priced housing is likely to be townhouses or condominiums.
New planned units and existing units for sale will meet a portion of the need, providing
197 units. The unmet need is an estimated 379 units.
Table 33. Annual Demand for Homeownership
Annual Demand
Immediate
Demand
Income Range
Renters Who
Would Buy
Owners Who
Would Move
Commuters Who
Would Move
New Hires
Total Owner
Households
Maximum
Housing Price
Maximum
Monthly
Mortgage
Payment
Under $20,000
0
0
0
0
NA
NA
NA
$20,000-$34,999
5
1
2
101
109
$185,000
$ 875
$35,000-$49,999
6
1
3
102
112
$265,000
$,250
$50,000-$74,999
7
6
12
75
100
$396,000
$1,875
$75,000-$99,999
12
11
25
34
82
$400,000+
$2,500
$100,000-
$124,999
4
10
18
23
55
$400,000+
$2,500+
$125,000+
7
31
34
45
117
$400,000+
$2,500+
Total
42
60
94
380
576
Estimate of Unmet Need
Income Range
# Owner
Households
Less Planned
Market Units for Sale
Less Available
Market Units for
Sale
Unmet Need
Under $20,000
NA
NA
$20,000-$34,999
109
3
106
$35,000-$49,999
112
2
110
$50,000-$74,999
100
4
96
$75,000-$99,999
82
44
2
36
$100,000-$124,999
55
61
4
0
$125,000+
117
71
6
40
Total
576
176
21
379
Los Alamos County Housing Market Needs Analysis, 2019 Page 45
Figure 9. Demand for Homeownership
Figure 10. Unmet Need for Homeownership by Income Range
2. Rental Housing
Demand for rental housing includes households that currently rent in Los Alamos
County but experience a housing problem. In Los Alamos County, the most common
housing problem is a cost burden. Needs include commuters who prefer to rent, long-
Renters Who
Would Buy
7%
Owners Who
Would Move
11%
Commuters
Who Would
Buy
16%
New Hires
66%
$20,000-
$34,999
27%
$35,000-
$49,999
29%
$50,000-
$74,999
25%
$75,000-
$99,999
9%
$125,000+
10%
Los Alamos County Housing Market Needs Analysis, 2019 Page 46
term new hires, and short-term hires, typically student interns or visiting scientists, who
will need housing for less than six months.
The table below shows the need by income range for both affordable and market rate
rentals. Households that fall within the proposed income ranges for new affordable
family apartments can earn up to 60 percent of the area median income, or $72,000
per year for a family of four. Renters in the planned affordable housing for seniors age
55+ can earn up to $58,000 for a family of two. Units in these apartment complexes will
be set aside for households at 40% and 50% of the area median income as well.
The estimated need for rental housing is based on the following assumptions:
• All existing rental households that have a housing problem, including
overcrowding, lack of kitchen or plumbing facilities or are experiencing a cost
burden are in need of affordable housing.
• A portion of commuters who are renting in their current location would move.
All commuters who responded to the survey who are currently renting would
consider moving, and of those, 8 percent prefer to rent. In addition, all survey
respondents who live in Los Alamos County and are renters would consider
moving, and 15 percent prefer to rent. The capture rate for the combined
groups is assumed to be 500 rental households.
• The employer survey identified new hires and the anticipated percentage that
would need rental housing. The estimated total need by new hires is 660.
• In addition to long term renters, Los Alamos National Laboratory brings
approximately 1,600 students to the lab each summer. The students need
rentals housing for approximately three months.
• The maximum affordable rent is 30 percent of income, including utilities.
• The total estimated need for long-term rental housing is 1,662 units, which is the
total of households with one or more housing problems, commuters who would
relocate, renters in the County who would move and prefer to rent, and new
hires who need rental housing.
• Planned affordable and market rate units will provide 352 units. The unmet
demand is 1,310 units.
The 2016 Comprehensive Plan identified capacity 1,108 dwelling units, which included
properties that are now being developed. This housing needs assessment assumes that
the capacity could be increased through higher density housing and redevelopment
in the town centers, potential use of public land that is now in other uses, and
additional land transfers. The housing needs assessment is not constrained by the
capacity identified in the Comprehensive Plan. As shown in Table 34, current projects
will provide 352 rental units. Immediate unmet demand for long term rental housing is
approximately 1,310 units for households with problems (primarily cost burdened rental
households), commuters who would move and choose to rent, and new hires who
would choose to rent.
Los Alamos County Housing Market Needs Analysis, 2019 Page 47
Table 34. Estimated Need for Rental Housing
Background Data
# of Renter Households in Los Alamos County (2017 estimate)
1,983
# of Renter Households with housing conditions
502
# of Renter Households Who Would Relocate
500
# New Hires Reported in the Employer Survey
660
# Short Term Hires Reported in the Employer Survey
1,600
Total Need
Income Range
Existing Renter
Households
Renter Households with
Housing Problems
Commuters Who Would
Move and Rent by
Income Range
Zero or negative income
95
NA
NA
Under $20,000
218
218
0.0%
$20,000-$34,999
199
155
13.9%
$35,000-$49,999
249
115
14.0%
$50,000-$74,999
299
14
9.3%
$75,000-$99,999
480
0
39.5%
$100,000-$124,999
165
0
9.3%
$125,000+
278
0
14.0%
Total
1983
502
100.0%
Income Range
Renter Households
with Housing
Problems
Commuters
New Hires
New Hires-LT
6 mo.
Maximum Rent
Under $20,000
218
0
33
$500
$20,000-$34,999
155
70
99
500
$ 875
$35,000-$49,999
115
70
222
600
$1,250
$50,000-$74,999
14
47
125
500
$1,875
$75,000-$99,999
0
198
62
$2,500
$100,000-$124,999
0
47
79
$2,500+
$125,000+
0
70
40
$2,500+
Total
502
500
660
1,600
Needs Analysis Estimate for Affordable and Market Rate Long-Term Rental Housing
Income Range
# Renter
Households
Less Planned
Affordable
Rental Units
Less Planned
Market Rate
Rental Units
Less Available
Market Rate
Rental Units
Unmet Need
Under $20,000
251
251
$20,000-$34,999
324
324
$35,000-$49,999
407
64
2
341
$50,000-$74,999
186
70
4
112
$75,000-$99,999
260
211
1
48
$100,000-$124,999
126
126
$125,000+
110
110
Total
1,662
134
211
7
1,310
Los Alamos County Housing Market Needs Analysis, 2019 Page 48
Figure 11. Rental Housing Demand
Figure 12. Unmet Need for Long-Term Rental Housing by Income Range
Cost Burdened Renters
30%
Commuters
30%
New Hires
40%
Under
$20,000
19%
$20,000-
$34,999
25%
$35,000-
$49,999
26%
$50,000-
$74,999
8%
$75,000-$99,999
4%
$100,000-
$124,999
10%
$125,000+
8%
Los Alamos County Housing Market Needs Analysis, 2019 Page 49
Section 5. Land Use and Policy
Recommendations
The primary purpose of the Housing Market Needs Analysis is to provide a current
assessment of the Los Alamos County housing market and establish realistic targets
and support the County’s housing goals for the next five years. The following chapter
lists and describes recommendations that the County can undertake to accelerate
the pace of housing development and make the best use of available land.
Meeting the need for housing benefits county residents and supports the economic
health of the County. Survey results made it clear that housing is a major factor for
people considering accepting employment in the County.
The results of the housing market analysis, including data and comments received from
the public confirm the housing issues identified in prior plans. From a serious shortage of
housing at the time of the Comprehensive Plan adoption to 2019, the lack of housing
has become critical as LANL is hiring to fill new positions and replace retirees, efforts to
diversify the economy are succeeding and retirees are choosing to remain in the
County. The analysis points to a need for not only affordable housing but also
assistance for middle income families to afford to buy and rent housing in Los Alamos
County.
A. Housing Policy Issues and Recommendations
1. Limited Housing Choice
The housing preferences expressed in the community survey indicate that there is a
need for a range of housing types. A continuum of housing types that includes small
lots, attached units and higher density apartments will increase choice, make better
use of limited land and help make housing more affordable.
a) Increase Residential Density in Downtown Los Alamos Townsite
The inventory of vacant land, and particularly vacant land that is ready for
development in the short term, shows that the land supply falls short of what is needed.
The two solutions to this dilemma are to increase the amount of land available for
housing and to increase density in appropriate locations. Recognizing that it is
important to protect existing neighborhoods, the downtown is a logical location for
higher density housing.
Respondents to the community survey have different opinions about community
character and change. However, the need for higher densities in the downtown,
including mixed-use and multi-story apartment buildings, were mentioned by
employers and a large percentage of community survey responses. The positive
response to higher densities was expressed by both owners and renters who are
Los Alamos County Housing Market Needs Analysis, 2019 Page 50
current residents of Los Alamos County as well as by commuters and people
considering taking a full-time job at LANL.
In addition to housing, people would like to see more shopping and entertainment
options, which would be supported by additional residents in the downtown area. The
Strategic Leadership Plan notes the important link between population growth and
support for the more vibrant community that residents want.
b) Expand Housing Opportunities in White Rock
Residents of White Rock are most supportive of single-family detached housing, but
they would also like to see more shopping and entertainment in White Rock. Mirador
has a parcel set aside for 50 multifamily units, and there are opportunities for
redevelopment within the town center for higher density housing as a scale
appropriate to White Rock. An alternate route to work at LANL is seen as very
important as White Rock grows to relieve congestion on NM 502 and NM 4.
c) Consider small lots, attached housing products and multifamily housing in infill sites
Single-family detached housing and homeownership are preferred to accommodate
families and pets. Some potential buyers would consider smaller lots, but there are also
potential buyers who want a larger home and a larger lot.
Attached single-family-townhouses and condominiums provide options for single
people, small families seeking starter homes and people who want to downsize.
Students and people who will be in Los Alamos County on a temporary basis prefer to
rent, and apartments are an acceptable option. Respondents would like more rental
options for families and pets.
A number of multi-generational households responded to the community survey. For
most of these households, adult children are living with parents because of a lack of
housing options. Housing affordable to young adults and young families would enable
adult children to move out. A few families prefer multi-generational living
arrangements and large homes that accommodate them.
d) Work with LANL and UNM-LA to determine the feasibility of student housing.
Housing for seasonal or short-term students could help meet UNM student needs during
the school year and LANL needs for summer student and other seasonal or short-term
workers. Both UNM-LA and LANL have students or summer student interns who need
short term housing that is very hard to find in Los Alamos County. Student housing could
meet the needs of both. The County can support and advise on planning,
infrastructure and utilities for any housing that LANL decides to build for its employees,
including a project such as this one.
Los Alamos County Housing Market Needs Analysis, 2019 Page 51
2. Need for Quality Housing to Meet Demand
a) Public/Private Partnerships
The County has had success in attracting new housing development by partnering
with developers. This is a good strategy to attract new development to a relatively
remote location that is perceived to be risky because of the County’s reliance on a
single employer with a single funding stream. The resources that the County can bring
to a partnership include favorable terms on the sale of public land, assistance with
infrastructure costs, assistance with marketing properties, and an expedited
development process. For projects that meet affordability criteria, the County is able to
make direct contributions in the form of land, buildings or other donations to support
project feasibility. In other parts of New Mexico that are experiencing critical housing
shortages, local governments have made direct cash contributions to projects that
meet the requirements of their local Affordable Housing Ordinances.
b) Monitor Future Demand Through Communication with Major Employers
The County’s housing initiatives support the mission of LANL and other major employers
by making it easier to recruit qualified employees. Maintaining communication with
major employers and regular hiring updates will allow the County to better serve the
needs of these employers. As the largest employer in the County by far, LANL is a key
partner with the County in identifying future housing needs.
The County can coordinate with LANL in conjunction with the new research park to
determine the potential for housing or mixed-use development on properties in the Los
Alamos townsite and White Rock that are no longer needed for LANL and contractor
operations.
c) Master Leases by Major Employers
A few employers have master leases on rental properties for their employees.
Expansion to other employers is a way to ensure that new hires can meet immediate
housing needs and accommodate seasonal and short-term workers. The County could
act as a clearinghouse for interested landlords and employers.
d) Marketing Housing Programs and Development Opportunities
The County can support new housing development by coordinating housing programs
and disseminating information about programs available through the County
Manager’s Office, MFA and other providers. The County can assist developers with
marketing new housing if needed. In addition, the marketing effort can make potential
renters and homebuyers aware of the programs available to assist them, such as the
County’s homebuyer assistance program, rental assistance, the home renewal
program, and USDA and other federal loan programs. Information about County
programs is on the Community Development Department website, but annual
“housing fairs” or email blasts to County employers are potential proactive marketing
strategies.
Los Alamos County Housing Market Needs Analysis, 2019 Page 52
The County also has a role to play in actively marketing the community, development
opportunities, and housing incentives to developers.
3. Limited Supply of Developable Land
The Comprehensive Plan identified developable properties with a capacity for 1,108
dwelling units. The analysis of potential development sites in this analysis showed that if
additional land is considered and increased densities are accommodated in town
centers and through a continuum of housing types and densities in other areas, over
5,200 units can be accommodated. County-owned land that is currently being used
for a public purpose accounts for 3,000 units of capacity, leaving a capacity of 2,200
units if these properties are not considered.
Planned projects will absorb approximately 538 units. In addition to the demand being
met by current projects, there is current unmet demand for approximately 1,700
additional units. Over the next five years, there is an estimated demand for an
additional 140 units per year. The total current demand for housing and demand over
the next five years is 2,938 units. Without using public land or accelerating land
transfers, there is a capacity of 2,200 units, leaving a shortfall of about 700-800 units
over the next five years.
if County-owned vacant land in Santa Fe County is included in the mix, there is
potential for additional housing. This parcel is isolated from existing infrastructure and
would require additional infrastructure investment.
Strategies to address the limited supply of land include adding land to the supply
through land transfers, making underutilized land more productive and increasing
allowable densities on land that is available.
a) Maintain the County Developable Land Inventory
The County is a major landowner, and County properties with favorable physical
characteristics and existing infrastructure capacity could potentially be developed.
The use of vacant and underutilized County land was mentioned as a solution to the
shortage of housing in the County, although there is disagreement about which
parcels should be developed. The County’s land ownership gives the County the
ability to direct projects in a manner that supports the County’s vision as documented
in the Comprehensive Plan and strategic plans.
The Economic Development Department maintains an inventory of publicly owned
properties that could be made available for development. Maintenance of this
inventory and periodic review of County needs for land is important to ensure that
County resources meet local needs.
The land inventory can be expanded to include privately owned residentially zoned
land and vacant and underutilized properties. A related recommendation to
designate deteriorating areas and plan for metropolitan redevelopment would identify
vacant and underutilized properties in proposed redevelopment areas.
Los Alamos County Housing Market Needs Analysis, 2019 Page 53
b) Assess and Prioritize County and other Publicly Owned Land for Housing
Given the limited supply of land for new development, the wise use of land owned by
the County and the school district is essential to meet County housing and economic
development goals. The current housing crisis in the County indicates that housing is a
priority for the use of suitable properties. Suitable properties would not include
landmarks like Ashley Pond Park or modern buildings like the County Municipal
Building. County owned land includes the 80-acre Pueblo Canyon Parcel at NM 502
and NM 4.
The ESVP includes a recommended action to analyze vacant and occupied County-
owned properties using an objective assessment tool with metrics to determine their
highest and best use. Properties that are suitable for housing should be prioritized for
development according to criteria such as:
Tier 1: The highest priority sites should be those that are easiest to acquire and are
suitable for development (close to utilities, town centers, transit service) and don’t
have buildings that are new or in good condition.
Lower Tiers—2, 3, and maybe even 4: These would be sites that could be acquired
over a medium to long term if the housing shortage persists. Properties like the
airport could be decommissioned over time. The golf course or stables could also
be decommissioned over time or planned so that housing is only part of the site, as,
for example, reducing the golf course to nine holes or designing a subdivision on
open space adjacent to the stables that includes equestrian trails.
If the property is currently being used, the County could consider a plan to
decommission the current use over a period of time if a housing shortage still exists.
There is also potential for partial development, which leaves a portion of the current
use in place.
The assessment can include identifying the potential for higher densities on vacant
County owned land in key locations, such as downtown, to diversify the types of
housing available and provide for more housing units.
c) Accelerate Federal Land Transfers
Housing prices in Los Alamos County reflect housing scarcity. Housing is a major factor
when people consider employment at LANL and other County employers. One of the
most important things that the County can do to benefit the County and the mission of
the County’s largest employer is increase the supply of housing to better align with
demand. There is general consensus that additional land transfers from DOE, and
possibly other Federal agencies are the best solution to the shortage of land for
housing development and that remediation of this property to a condition that is safe
and suitable for residential development should be completed.
Los Alamos County Housing Market Needs Analysis, 2019 Page 54
Land transfers have provided sites for new housing in the past, and a program of
continued transfer of federal land that is no longer needed by federal agencies is one
way to support new housing development.
d) Encourage Infill Through Zoning Incentives
Recognizing that the County development code has evolved through incremental
changes over many years. As a result, Los Alamos County is anticipating rewriting its
development code in the near future. Review and analysis of the development code
would allow the County to assess how code revisions can help reduce housing costs
and enable development of “missing middle” and other desired housing types rather
than being a barrier. Accessory dwelling units, higher density development, and
expedited approval processes are examples of features that could be encouraged
through the code rewrite.
Accessory dwelling units are allowed in the North Community zoning district on single
family lots of 6,500 square feet or more. Accessory dwelling units are an infill strategy
that can accommodate needs in Los Alamos County, including student housing and
multi-generational households. The development code should allow these units in
more locations with clear requirements and conditions under which accessory units are
allowed.
The current development code provides density bonuses in downtown area overlay
districts for mixed use projects that include residential uses and structured parking
within the building. Within the town center, building height up to 70 feet is allowed for
these projects.
New mixed-use projects that are meeting the intent of County policy have bumped up
against building height and parking limits. These include projects adjacent to Los
Alamos Canyon and adjacent to R districts with height limits that extend a long
distance from the property line. Buffers between uses are appropriate, but the County
should review cases where the development code is a barrier to the types of
development County policy encourages.
Parking requirements for multifamily development in mixed use and multifamily districts
should be reviewed. The zoning code allows for shared parking in mixed use districts.
Additional reductions could be allowed on sites adjacent to transit service.
Other incentives that would enable higher densities include smaller lot sizes in more
locations and structured parking in town centers to reduce the land area devoted to
surface parking.
e) Encourage Residential Development and Redevelopment of Vacant and
Underutilized Properties
The County can adopt policies that discourage owners from holding vacant land and
buildings and allowing them to deteriorate. Tools that are already available to the
County are code enforcement and monitoring tax delinquencies. Other potential
Los Alamos County Housing Market Needs Analysis, 2019 Page 55
• Implement a clean and Lien ordinance to allow the County to clean up
properties and assess the owner for the cost.
• Adopt a Vacant Building Maintenance Ordinance to allow the County to
ensure that all vacant buildings meet maintenance standards.
• To encourage development of large vacant properties that are suitable for
mixed use or multifamily development, consider tax rates or fees, such as utility
standby charges, that cover the cost of serving these properties, and code
compliance efforts in alignment with the Council’s Strategic Goals as
disincentives for leaving property vacant. Such charges would be applied
equally to all potential redevelopment sites that are left vacant.
• Research National Home Builders Association publications and other sources for
examples of ways to expedite development of vacant residential lots.
The intent is to encourage the owner to put a vacant or underutilized property to
productive use. More active encouragement through fee and tax structures could
work if development makes economic sense for the owner.
f) Consider Metropolitan Redevelopment Area (MRA) Designation for Deteriorating
Areas
Underutilized and vacant properties exist in and near downtown Los Alamos Townsite
and in the White Rock town center. Designation of a Metropolitan Redevelopment
Area is an option for deteriorating areas and for individual properties. Los Alamos
MainStreet is pursuing this designation for the White Rock town center. An MRA
designation and plan gives the County the ability to offer financial incentives for
private development and redevelopment and join in public/private partnerships.
The designation report required to justify MRA designation will identify vacant,
underutilized and deteriorating properties that can be incorporated into the County’s
inventory of potential sites.
g) Consider Housing Potential in Surrounding Communities
There is an existing pattern of commuting into Los Alamos County from surrounding
counties, including transportation support through transit and carpools. Housing
choices in nearby communities could help alleviate the County’s housing crisis.
Establish staff points of contact between Los Alamos County staff and surrounding
local governments and information sharing such as regional meetings/workshops and
coordination with the Northern Regional Housing Authority (NRHA).
4. Housing Affordability
High development costs in Los Alamos County due to high labor costs, travel distances
for crews and materials, and development challenges result in higher housing costs
than would be typical elsewhere. Because housing in Los Alamos County is expensive
and housing costs are increasing faster than the national average, many middle- and
lower-income households that live in the County spend a disproportionate share of
Los Alamos County Housing Market Needs Analysis, 2019 Page 56
income on housing. Easing this housing burden would allow these households to meet
other needs.
a) Increase Participation in the Homebuyer Assistance Program
The Los Alamos County Homebuyer Assistance Program, which is managed by the Los
Alamos Housing Partnership through a contract with the County, assists selected
qualified households with a down payment and homebuyer education for a home
purchase in Los Alamos County. Homebuyers must meet financial criteria set by the
County. The maximum income for a family of four is $96,640, so the program can help
middle income families that are priced out of the market in Los Alamos County. The
program has assisted 13 buyers since 2017. The use of this program is limited by the
number of homes on the market, but as additional homes are built, this program could
serve a capacity of about 20 projects per year with existing staff.
Eligible home types include detached, duplex, triplex, quad, townhome, condo or
manufactured homes. Manufactured homes must be on a permanent foundation.
b) Explore the Potential for a Community Land Trust (CLT)
A community land trust (CLT) is a development model where land is held in perpetuity
by a non-profit, community-based organization on behalf of a community rather than
being sold. The CLT enters into a long-term, renewable ground lease instead of a
traditional sale. This structure allows homes to be sold at below market rates that are
affordable for low- to moderate-income families. Public subsidies through local land
donations, grants, federal loan and grant programs and other similar techniques
establish initial affordability. The intent is to maintain permanent affordability while
enabling a family to own and build equity in a home they could otherwise not afford
and realize a modest profit from the increase in property value when they sell. The
value of the land is kept by the trust, and there are limits on profits, which maintains
affordability for future low to moderate income families. The CLT essentially shares in
the home’s increase in value and passes that value to the next qualified buyer.
A very successful example of a CLT in New Mexico is the Sawmill Community Land Trust
(SCLT) in Albuquerque. The land SCLT has developed property north of Old Town in the
Sawmill neighborhood. The development includes a mix of housing types as well as
commercial space. Some of the County’s land could be developed through a land
trust, with the County contributing land at a below market rate to the non-profit
organization with expectations for the development and restrictions on how the land is
to be used. CLTs can also provide homes on scattered sites and different means of
property acquisition to adapt to local market conditions.
When the County considers a community land trust model it will be important to
consider the long-term financial sustainability of the trust. The trust can be sustained by
developer fees, land leases, resale fees and rents. However, CLTs typically have rely on
grants and fundraising to meet operational costs. A sustainable scale is approximately
150 to 200 units with a mix of ownership, rental properties, and mixed income projects.
Los Alamos County Housing Market Needs Analysis, 2019 Page 57
The scattered site model mentioned above can be more difficult to manage, and an
approach that focuses on scattered single-family lots or residential only development
would limit future income streams from rentable office/commercial space.
c) Establish a Housing Trust Fund
A Housing Trust Funds would give the County dedicated revenue separate from the
general fund to be used to support affordable housing projects and housing programs.
There are several potential sources for the fund. Proceeds from sale of land for market
rate housing is dedicated to a housing trust fund for the Village of Ruidoso. The City of
Albuquerque has a Workforce Housing Trust Fund included in its biannual GO Bond
program, which is funded through property tax revenues. Los Alamos County can
evaluate financing options that work with the structure of the County budget. The fund
could be used to support affordable housing development and programs, through
grants, direct cash subsidy to projects that meet the requirements of the County
Affordable Housing Ordinance or through contributions to infrastructure required for an
eligible project. As a further benefit, the County can place covenants on the
properties in advance of sale to require that housing be part of the land use mix when
the property is developed. The Housing Trust budget should cover at least 10 percent
of the development cost, including land cost, per affordable housing project.
d) Explore the Potential for a Land Bank Strategy
To expand the land available for affordable housing, the County consider establishing
a land bank. The land bank could include land purchased at market rate as well as
land that is obtained as a result of abandonment, tax delinquencies or unpaid County
liens. Land could include larger infill parcels suitable for mixed use or higher density
housing as well as individual lots. If the County were able to acquire a number of
single-family lots over time, these could be made available to a builder who could
build homes on scattered sites.
e) Continue to Support Affordable Housing Projects
Two of the County’s pipeline rental projects are maintaining affordability through the
use of tax credits supplied through the state Mortgage Finance Authority. Los Alamos
County is designated as a Tier 1 county based on its low vacancy rates and needs
created by growth. There is demand for additional affordable housing. The locations
and income mix of future projects should be carefully considered to avoid
concentrating similar projects in the same areas of the County. Mixed-income projects
are allowed under the federal tax credit program, and rehabilitation of existing
buildings is also eligible for tax credits.
f) Approach the Mortgage Finance Authority (MFA) About Increasing Income Limits
for State and Local Programs.
MFA’s Los Alamos County’s income limits for the FIRSTHome and NEXTHome programs
are higher than those currently used for the County Homebuyer Assistance Program. A
higher limit would expand opportunities for middle income families.
Los Alamos County Housing Market Needs Analysis, 2019 Page 58
5. Aging Housing Stock
a) Increase Use of the Home Renewal Program
More than 3,700 housing units in Los Alamos County were built prior to 1970. The age
and condition of the County’s housing stock was mentioned as an issue for people
wanting to buy and rent homes. Within the constraint of the County’s budget, consider
increasing the funding to this program consistent with staff capacity. The program has
assisted 20 homeowners since 2016, This could be increased to about 15 projects per
year with existing County and LAHP staff.
The Los Alamos County Home Renewal Program provides financial and technical
incentives to low or very low income homeowners that enable them to make
emergency repairs that address substandard conditions or make general repairs to
bring the home up to current code, improve energy efficiency, enable elderly
residents to remain in their homes or to repair or replace exterior stucco or siding. Los
Alamos County’s Home Renewal Program is managed by the Los Alamos Housing
Partnership through an agreement with the County. Selected income-qualified
homeowners can apply for funds to help with repairs and home improvements. Eligible
homeowners must meet income and asset criteria; the property must be in residential
use and be a single family detached, townhome, condominium or manufactured
home on a permanent foundation, and the projects must meet the County’s criteria
for type of repair.
b) Support Home Rehabilitation Programs offered by Other Non-Profits
Habitat for Humanity and other housing rehabilitation programs that serve the County
using MFA and other grant funding can help income eligible households maintain their
properties and prevent deterioration.
c) Support Small Home Repair Programs for Low Income Households
Programs offered by non-profits such as Mesa to Mesa help income eligible families
pay for minor repairs and weatherization improvements, helping to preserve the
existing housing stock.
d) Code Compliance Efforts for Property Maintenance and Safety
Ensure that existing housing does not deteriorate below the standard established by
the County’s building codes and that vacant homes are maintained.
6. Coordinating Housing with Other Planning
The Comprehensive Plan recommends strategic public investments to support
downtown development, utility service, parking and transportation and future land
acquisition. Coordinating housing with other infrastructure planning will ensure that
infrastructure is in place to serve new residential development.
a) Coordinate Infrastructure Planning with Housing Planning
The County provides infrastructure support to new development that advances
County goals, including covering the cost of infrastructure to development sites. The
Los Alamos County Housing Market Needs Analysis, 2019 Page 59
County also waives fees for affordable housing development. Coordinating long term
infrastructure planning and infrastructure investment strategy with plans for new
housing development is important to ensure that infrastructure is in place to serve
planned housing sites
b) Coordinate Land Use and Transportation Planning
There is a concern that higher densities and more housing will exacerbate traffic
congestion in the County, particularly during peak hours. The County should identify
the impact of land use changes on the transportation system and plan for strategic
transportation investments that maintain mobility in the County.
Higher density housing and infill, as well as new housing on future transfer sites, are
essential to meet housing demand. In addition to coordinating long-term
transportation planning with land use planning, the County can manage traffic
congestion by encouraging higher density housing near transit service and commuter
bike facilities or encouraging employers to consider staggered work hours to reduce
congestion.
c) Coordinate Plans for New Housing with the Los Alamos School District Five-Year
Facilities Master Plan
The school district must meet the demand for classroom space created by the school
age population in new housing. Projects that are currently in development are
factored into the 2019-2023 Facilities Master Plan. The County should coordinate new
projects with the school district. In addition, the school district plays a dual role related
to housing. As a major landowner, the school district owns properties that may be
appropriate for housing, such as land adjacent to North Mesa Middle School that is
currently being discussed. Buildings that are obsolete and no longer being used for
schools may present a redevelopment opportunity.
B. Implementation Summary Table
The following table summarizes implementation recommendations. These include
applicable recommendations from County plans that address the findings of the
Housing Market Needs Analysis. Recommendations to implement the plan are
organized by the problems identified in the Housing Market Needs Analysis. The
recommended actions are organized by issues, with a brief description, related
policies, time frame, potential funding source and responsible agency.
Short-term projects are those that can be accomplished within five years. Medium
term projects are proposed for a five- to ten-year time frame. Long Term projects are
those that would take ten to fifteen years or longer to accomplish.
Los Alamos County Housing Market Needs Analysis, 2019 Page 60
Table 35. Implementation Summary Table
Recommended Action
Description
Related
Policies*
Time
Frame
Funding/
Resources
Responsible
Agency*
1. Limited Housing Choice
a) Increase residential
density in
downtown Los
Alamos Townsite
through infill and
redevelopment
Residential development in
mixed-use and multifamily
projects would increase
housing choice and the
vitality of the downtown.
Strategic
Leadership
Plan,
Comprehensive
Plan, ESVP
Short
term
To be
accomplished
through the
development
code and
marketing
CDD, EDD
b) Expand housing
opportunities in
White Rock
Residential development
on underutilized properties
in the White Rock Town
Center would increase
housing options in White
Rock and the vitality of the
town center.
Strategic
Leadership
Plan,
Comprehensive
Plan, ESVP
Short
term
To be
accomplished
through the
development
code and
marketing
CDD, EDD
c) Consider small lots,
attached housing
products and
multifamily housing in
infill sites and as a
component of the
housing mix in future
large transfer tracts
People who responded to
the community survey
indicated that they are
flexible in the types of
housing they would rent or
buy. Allowing a mix of
housing types on infill
properties that are close to
existing infrastructure,
transit, trails, shopping and
community facilities would
make the highest and best
use of these well-served
properties.
Strategic
Leadership
Plan,
Comprehensive
Plan, ESVP
Medium
term
County staff
CDD, EDD
d) Work with LANL and
UNM-LA to determine
the feasibility of
student housing to
meet UNM student
needs during the
school year and
LANL needs for
summer students
UNM-LA and LANL have
students or summer student
interns that need short-term
housing that is very hard to
find in Los Alamos County.
Student apartments could
meet the needs of both.
NA
Medium
term
Joint funding
through UNM-
LA and LANL;
contribution
from County
similar to other
affordable
housing
assistance
CDD, EDD,
LANL, UNM-LA
2. Need for Quality Housing to Meet Demand
a) Public/private
partnerships
Housing is typically
provided by the private
sector, but the County’s
Affordable Housing
Ordinance and potential
MRA designation allow
public contributions for
affordable housing and
redevelopment.
Comprehensive
Plan, EVSP
Short
term
County staff
CDD
b) Monitor future
demand through
communication with
major employers
Meeting demand for
housing supports the
mission of LANL and
supports economic vitality.
Awareness of anticipated
hiring and business
expansion will help the
County better plan for
housing demand.
NA
Short
term
County staff
CDD, EDD
Los Alamos County Housing Market Needs Analysis, 2019 Page 61
Recommended Action
Description
Related
Policies*
Time
Frame
Funding/
Resources
Responsible
Agency*
c) Master leases by
major employers;
County could act as
a clearinghouse for
interested landlords
and employers
A few employers have
leases on rental properties
for their employees.
Expansion to other
employers is a way to
ensure that new hires can
meet immediate housing
need.
NA
Medium
term
Employer leases
Local
landlords and
employers
c) Marketing programs
for residents and
development
opportunities
Marketing efforts would
inform residents or potential
residents who could benefit
from housing programs and
promote the County’s
assets and potential
assistance to developers.
ESVP
Short
term
County staff
CDD, EDD
3. Limited Land Supply and Other Development Challenges
a) Maintain the County
developable land
inventory
This important resource for
monitoring development
capacity and opportunities
is in place and can be
expanded to include other
vacant and underutilized
properties.
ESVP
Short
term
County staff
CDD, EDD
b) Assess and prioritize
County of other
publicly owned land
for housing and/or
strategic disposal
Residential development
on suitable County owned
sites is one of the County’s
most promising tools for
increasing the housing
supply. An objective
assessment tool is
recommended to help
County leaders review and
prioritize properties for
development, including
those listed in Ordinance
252 and Ordinance 254.
Comprehensive
Plan, ESVP
Short
term
County staff
CDD, EDD,
LAPS, LANL
c) Accelerate federal
land transfers
Federal land transfers
support the mission of LANL
and other federal
agencies. These properties
have historically provided
the largest parcels for
residential development.
Land transfers and
remediation continue to be
a primary land source.
ESVP
Medium
term
County staff
CDD, EDD,
LANL
Elected
Officials and
Congressional
Delegation
d) Encourage infill
through zoning
incentives
Potential tactics include
zoning ordinance changes
to expand districts where
accessory dwellings are
allowed, modify height
restrictions in some areas,
and take transit access and
project characteristics into
account in multi-family and
mixed-use districts.
Strategic
Leadership
Plan,
Comprehensive
Plan, ESVP
Short
term
County staff
CDD
Los Alamos County Housing Market Needs Analysis, 2019 Page 62
Recommended Action
Description
Related
Policies*
Time
Frame
Funding/
Resources
Responsible
Agency*
e) Encourage
residential
development and
redevelopment of
vacant and
underutilized
properties
Potential tactics include
active code enforcement,
adoption of a vacant
property’s maintenance
ordinance, a vacant
buildings ordinance. Focus
would be on larger parcels.
Comprehensive
Plan, Strategic
Leadership
Plan, ESVP
Medium
term
County staff
CDD
f) Consider MRA
designation for
deteriorating areas
MRA designation would
identify vacant and
underutilized properties and
provide for public
incentives for
redevelopment.
Comprehensive
Plan, ESVP
Short
term
Local
government
planning fund
grant, $50,000
to $100,000
depending on
scope
CDD
g) Consider housing
potential in
adjacent
communities
Establish staff coordination
regarding housing
development in the region.
NA
Short
term
County staff
CDD, EDD,
CA
4. Housing Affordability
a) Increase
participation in the
County Homebuyer
Assistance Program
This program makes housing
more affordable for middle
income home buyers.
increase participation
consistent with staff
capacity, 15 projects per
year.
NA
Short
term
County funds,
MFA, County
staff
CDD, LAHP,
MFA
b) Explore the potential
for a Community
Land Trust
A community land trust
would offer permanent
affordability for
homeownership and rental
properties.
Comprehensive
Plan
Medium
term
County staff
CDD, EDD,
CA
c) Establish a Housing
Trust Fund
Funds generated through
the sale of properties at
market rate could be
placed in a trust fund to
support affordable housing
projects. This would provide
a dedicated revenue
source for affordable
housing separate from the
County general fund.
Albuquerque has funded a
workforce housing trust
fund through a revenue
bond.
Comprehensive
Plan
Long
term
County staff
CDD, EDD,
CA
d) Consider a Land
Bank for Housing
Properties obtained
through purchase,
abandonment, tax
delinquencies and other
means could be part of the
land bank.
NA
Medium
Term
County general
fund, trust fund
CDD, EDD,
CA
e) Continue to support
affordable housing
projects using
County resources
State and federal tax credit
and other housing
programs are a resource for
public/private affordable
housing partnerships.
Comprehensive
Plan
Medium
term
State and
federal
programs with
County
contributions,
see 3c Housing
Trust Fund
CDD, EDD
Los Alamos County Housing Market Needs Analysis, 2019 Page 63
Recommended Action
Description
Related
Policies*
Time
Frame
Funding/
Resources
Responsible
Agency*
f) Approach MFA
about increasing
income limits for the
Homebuyer
Assistance Program
to match the MFA
FIRSTHome and
NEXTHome
programs.
MFA income limits are
higher than those currently
used for County programs.
Comprehensive
Plan
Short
term
County staff,
MFA
CDD, LAHP,
MFA
5. Aging Housing Stock
a) Increase use of the
County Home
Renewal Program
Funding and marketing this
program will help maintain
housing quality for income
eligible homeowners.
Comprehensive
Plan
Short
term
County funds,
MFA, County
staff
CDD, LAHP,
MFA
b) Support home
rehabilitation
programs offered by
other non-profits
Home rehabilitation
programs can help
maintain the existing
housing stock.
NA
Short
term
MFA, Habitat
for Humanity
and other non-
profits
MFA,
individual
organizations
c) Support minor home
repair programs
offered by non-profits
Small home repairs will help
maintain the existing
housing stock.
NA
Short
term
Non-profit
service
providers
Non-profit
service
providers
d) Continue code
compliance efforts
for property
maintenance and
safety
Code compliance will
prevent deterioration of
existing homes.
NA
Short
term
County staff
CDD
6. Coordinating Housing with Planning for Utility Infrastructure, Transportation, Schools and Other Land Use Planning
a) Coordinate
infrastructure
planning with
housing planning
Long range planning for
housing and infrastructure
expansion should be
coordinated to ensure that
infrastructure is available to
target properties.
Comprehensive
Plan, Strategic
Leadership Plan
Short
term
County staff
CDD, PW,
EDD
b) Coordinate land use
and transportation
planning
Congestion is a concern as
new housing is built and
densities increase in some
areas. Coordinating road,
transit, bikeway and
pedestrian improvements
with land use planning can
mitigate transportation
impacts.
Comprehensive
Plan
Short
term
County staff
CDD, PW,
EDD, NCRTD
c)Coordinate housing
planning with LAPS
Facility Master Plan
The school district must
meet the demand for
classroom space created
by new housing. The school
district is also a significant
land holder and partner
with the County for housing
sites.
LAPS Five-Year
Facilities Master
Plan
Short
term
County and
LAPS staff
CDD, EDD,
LAPS
* Acronyms:
EVSP Economic Vitality Strategic Plan
CDD Los Alamos County Community Development Department
EDD Los Alamos County Economic Development Department
PW Los Alamos County Public Works Department
CA Los Alamos County Attorney
LANL Los Alamos National Laboratory
LAPS Los Alamos Public Schools
LAHP Los Alamos Housing Partnership
MFA New Mexico Mortgage Finance Authority
NCRTD North Central Regional Transit District
Los Alamos County Housing Market Needs Analysis, 2019 Page 64
Section 6. Appendices
A. Focus Group Meeting Summaries
B. Community and Employer Housing Survey Results
C. Homes for Sale in September 2019
Los Alamos County Housing Market Needs Analysis, 2019 Page 65
A. Focus Group Summaries
All focus groups were held at the Los Alamos County Municipal building on August 20,
2019.
1. Employer Focus Group Meeting Notes
Focus Group Participants:
✓ Steve Buelow – New Mexico Consortium
✓ Cindy Rooney, UNM-Los Alamos
✓ Liddie Martinez, Enterprise Bank
✓ Connie Clark, Los Alamos Public Schools
✓ Jim McGonnell, Los Alamos Medical Center
Staff and Consultants in Attendance
Phyllis Taylor, SSW
Michael Wright, SSW
Andrew Harnden, LAC
Welcome, Introductions, Review Agenda
Andrew Harnden of Los Alamos County welcomed everyone and announced the
purpose of the meeting. Phyllis Taylor introduced the project team. After introductions,
Phyllis Taylor briefly described the format of the meeting. Participants provided initial
comments about housing in Los Alamos County, followed by responses to focus group
questions. Comments are summarized by topic.
Topic 1. Describe your workforce and your understanding of their housing needs.
Include the different types of employees you hire and their different needs.
Los Alamos Medical Center job types/positions include:
• Housekeeping
• Administrative staff
• Pharmacists
• Nurses
• Doctors
The housing needs of hospital workers vary by income level and tenure.
• The Medical Center often hires workers that relocate from other places and
need housing. These employees often don’t purchase homes because they
may be short-term. There is a lot of turnover in healthcare, so health workers
may be less apt to buy homes.
• The Medical Center has a 4- to 5-year agreement with physicians, who are
more likely to buy.
• Nurses, and other specialists, generally commit to 2 to 3 years in Los Alamos
Los Alamos County Housing Market Needs Analysis, 2019 Page 66
County. They are not looking to purchase but need rentals that are of
comfortable and affordable.
• Professional Medical Center employees are seeking a home to purchase in the
$200,000’s price range or rentals in the $800 to $1,000 price range.
• It is hard to recruit nurses and is getting worse. A nationwide shortage of nurses
compounds the challenge of hiring. Nurses have choices of where to locate.
When potential new hires cannot find housing in the area, they go elsewhere.
• Nurse hires are primarily female. If nurses are married, it is important that their
spouse can find employment.
• The quality of the Los Alamos schools is an attractive asset. Employees with
children prefer to live in Los Alamos County because of the schools.
• Most low wage workers live in Española.
• With the hiring at the labs and retirees staying in their homes, it is difficult for new
employees to find housing. New housing has been slow to come to the market.
Enterprise Bank job types/positions include:
• Enterprise Bank has seen employee turnover due to lab hiring. Employees are
attracted to jobs at LANL.
• The bank employs entry level tellers and others with some banking industry
experience. An estimated 100 percent of entry level workers live off hill.
• Many mid-Level employees commute in from Española/Pojoaque Valley.
• Staff in the next tier up, with salaries of around $75,000, live on the hill and many
have spouses at LANL.
• The average wage at Enterprise Bank is $35,000 to $38,000. Most employees
cannot afford to live in Los Alamos County.
• Executives have not been able to find housing. Most purchase or lease in Santa
Fe.
• People replacing old employees can’t find a home. $400,000 homes are not
that great. Appraisals come in at 120 to 130 percent of a fair market value. The
bulk of sales are cash.
The Enterprise Bank workforce housing needs include:
• Enterprise Bank requires some positions to be on-site. These may prefer to live in
Los Alamos County rather than commute. However, entry level employees
cannot afford to live in the County.
• Enterprise Bank is restructuring to allow telecommuting. Advances in technology
and security, with the aid of the internet, allow some bank employees location
flexibility. Telecommuting allows some employees to work from home. Others
are able to do their work from another branch. These employees are able to
work in Los Alamos a few days a week and don’t have to commute on other
days.
• Enterprise Bank employees with children prefer the Los Alamos School District.
New Mexico Consortium has job types/positions include:
• The New Mexico Consortium employees full-time, year-round technical support
Los Alamos County Housing Market Needs Analysis, 2019 Page 67
staff, early and mid-career PHDs, and senior researchers.
• The NM Consortium employees 40-50 students and 12 faculty who are part-time
or short-term. These employees generally work in the summers and are
elsewhere during the school year.
New Mexico Consortium employee housing needs include:
• Employees with children prefer to live in Los Alamos County because of the
quality of the schools.
• New Mexico Consortium employees with spouses may choose to live in
another community with more job opportunities, entertainment and activities.
• Younger, single employees are generally not interesting in purchasing. They
also tend to prefer Santa Fe because of its nightlife and amenities.
• The New Mexico Consortium contracts apartments that are used for short term
hires and also for new full-time hires.
• The Consortium is trying to develop year-round programs that would bring in
visiting faculty and students year-round.
UNM Los Alamos (UNM-LA) housing needs include both staff and students. Need to
follow-up for information on employee positions.
• There is no student housing at UNM-LA, all students have to find independent
housing.
• The housing needs for UNM-LA staff are similar to other employers. However, the
UNM LA workforce salaries are lower than LANL salaries, and employees are
competing for the same housing.
Los Alamos Public Schools did not have breakdown of staff positions available. It is
estimated that the majority of employees live off the hill.
Los Alamos Public Schools employee housing needs include:
• Lower paid positions at LAPS, such as bus drivers, are severely impacted by the
housing shortage in the County.
• The reality is there are limited affordable housing options for household that
make near the median wage. This puts a strain on employees who are
offered a job in a town they can’t find housing in. Employers are hiring
employees who live in communities off the hill. This can put the position in
jeopardy when an employee decides the commute is too difficult or
expensive and eventually quits.
Topic 2. How does your workforce breakdown by income level? This information will
help the County determine the appropriate housing prices and rents for new housing.
a. % below $50,000
b. % 50,000 to $75,000
c. %75,000 to $100,000
d. % $100,000 to $150,000
e. % over $150,000
Los Alamos County Housing Market Needs Analysis, 2019 Page 68
Los Alamos Medical Center:
• The Medical Center has an average salary of roughly $60,000.
• Housekeeping employees are generally paid minimum wage.
• Nurses are paid above average, closer to $35 to $40 per hour.
• Doctors, pharmacists and director positions are the higher paid positions, with
salaries of the $100,000 and up.
Enterprise Bank:
• Entry level tellers with no experience generally make $12 to $13 per hour.
• Employees with some banking industry experience make in the $18 per hour
range.
• Mid-level employees with 3-5 years of experience have salaries in $35,000 to
$38,000 range.
• Next tier staff with 5-8 years of experience can make up to $75,000.
• Executives and top-level positions have salaries in the $200k range.
New Mexico Consortium:
• New Mexico Consortium has three levels and salaries of its employees. Technical
support staff generally have salaries in the $50,000 to $75,000 range.
• Early and mid-career PHDs are making roughly $90,000 to $140,000.
• Senior researcher project leads are making the most, with salaries $200,000 and
up.
UNM Los Alamos:
• Ms. Rooney estimates that entry level staff are making $30,000 to $50,000.
Topic 3. What comments do you get from employees in these income ranges about
finding housing in Los Alamos County? Are any of them more likely to live in Los
Alamos County than others, or is finding housing equally difficult for all income levels?
Los Alamos Medical Center:
• There is not much available housing available, and older housing is not good
value.
• The housing is older, cookie cutter, and plain.
• He has heard that the majority of housing was temporary national lab
employee housing, quickly constructed, and resold with zero or very limited
upgrades.
Enterprise Bank:
• New hires are shocked at the quality and high prices.
• Some have said that buyers and sellers are not using realtors anymore. Most
buyers are cash buyers who don’t want to pay Realtor fees. The buyers and
sellers do the transaction themselves.
Los Alamos County Housing Market Needs Analysis, 2019 Page 69
• Other comments are that if you want to own, you are going to a price that is
higher than the market in surrounding communities. The housing unit will still
need rehab and repairs.
• Buyers who are desperate to find housing are willing to sacrifice quality or size if
they want to obtain housing in the County. They have to think about what they
need vs. what they want.
• New housing will have to go higher and/or smaller to be affordable.
• Enterprise Bank employee are in competition with LANL employees. The feeling
is that LANL employees with higher wages have fewer challenges in finding
housing they can afford.
New Mexico Consortium:
• New Mexico Consortium tends not to lose employees due to housing constraints
in Los Alamos. Many of the New Mexico Consortium employees’ salaries are
high enough to afford housing. Others are more creative, with many purchasing
land and building a home themselves.
Topic 4. How many employees have you hired within the past 12 months?
• The New Mexico Consortium has hired roughly 30 employees in the last 12 months,
50 percent live off the hill. Younger ones self-select to Santa Fe. People have
purchased homes and remodelled. Some prefer land in the valley. They have not
lost hires, but some people are not happy with the housing.
• Enterprise Banking hired 12 to 14 employees in the last 12 months, 100 percent live
off the hill.
• The Medical Center has hired roughly 25 people in the last 12 months, 50 percent
of them live off the hill.
• UNM LA hired 8 to10 employees in the last 12 months who are full time, not short
term, Two live on hill.
Topic 5. How many employees do you anticipate hiring over the next five years?
• New Mexico Consortium takes in start-ups. Some have outgrown their space,
and they will shed 50 employees to Pebble Labs and UbiQD. Pebble Labs will be
hiring 100 to 150 in addition to the 50. They have staff in Santa Fe and will start
other start-ups. New Mexico Consortium is selling its Biological Laboratory
(BioLab) to Pebble Labs.
• New Mexico Consortium expects to continue to hire about 30 people per year.
• Enrollment is growing at UNM-LA and in the public schools. They will have
staffing needs in the future.
Topic 6. We would like to get an idea of where your employees would want to live if
housing were equally available in all the markets that serve Los Alamos County.
a. Do employees prefer to live in Los Alamos County if they can find housing?
Los Alamos County Housing Market Needs Analysis, 2019 Page 70
There are four main categories of employees with different housing preferences:
• Families with school age children want to be in the Los Alamos School District
and live in close proximity to Los Alamos schools and employment.
• Employees who are younger, single and not interested in purchasing tend prefer
Santa Fe for the nightlife, restaurants, and amenities Los Alamos lacks.
• Professionals who are first in and last out of the office or lab and who work 60
hours a week don’t want to commute.
• Retirees who are interested in staying and retiring in Los Alamos may prefer a
smaller home, but they want to own it. There are waiting lists at Oppenheimer
Place and the 2500 Central townhouse subdivision. More retirees are staying in
Los Alamos because they have raised families here and the children are staying
in the community.
b. You will be hiring new employees every year, and you have employees who
commute because they haven’t been able to find housing. Based on past
experience, what percentage of employees would choose to live in Los Alamos
County if housing were available?
• A limited number of commuters who have already committed/purchased in
another area might choose to move if housing were available, but most would
not.
• Employees who are part of a multi-generational family with roots in Northern
New Mexico and acreage in Rio Arriba and Santa Fe Counties would likely not
move.
• Employees who have been trying to purchase a home in the County would
move if they could.
• Maybe half of employees would choose to move if suitable housing were
available. Families would be the most likely to move into the County for the
schools. Employers see this with younger families as their children become
school age.
• Most recruits to the Medical Center would prefer to live in Los Alamos. Mixed-use
three to four story buildings are common in Florida where Mr. McGonnell moved
from. In New Mexico, people expect a single-family house. Most communities
go up, and higher densities to be considered here. High rises appeal to younger
people—new graduates and young couples who are most of the Medical
Center’s new hires.
• Until the level of activity after work hours changes, young people will not choose
to live in the County. For people without children, there isn’t much interest. For
people with pre-school children, childcare is difficult, so there is no interest.
• 75 percent of new Medical Center employees would live in Los Alamos. 90
percent of new hires at UNM LA would prefer Los Alamos. 25 to 30 percent of
Enterprise Bank employees would choose to live in the County. Bank employees
who would choose to live in the County are mid-level staff with children.
• Triad and N3B high level people couldn’t find housing in the County, and it’s too
late now. They have found housing elsewhere.
Los Alamos County Housing Market Needs Analysis, 2019 Page 71
Topic 7. How has the availability of housing in Los Alamos County affected your ability
to attract and retain employees? What about limited term contractors, short-term or
temporary workers, like visiting scientists and students?
• Availability and quality of housing have impacted ability to hire.
• Enterprise Bank had success hiring a person in a $40,000 per year position. The
family moved to Los Alamos in February, and they bought a house in the
summer. They had not yet moved into their house in late August because they
have to remodel.
• Another person retired, and the bank had two failed attempts to replace
them because there was no housing. They finally were able to hire.
• UNM LA hired a PhD faculty position. The person is living in Albuquerque. The
person wanted to rent something comfortable, but nothing was available.
• UNM LA has 45 staff positions. 20 percent of these are vacant. They have eight
openings.
• It is also difficult to retain employees if they have to commute. The schools see
turnover because people don’t like to commute.
• Flexible schedules, telecommuting, and business with multiple branches in
Espanola and Santa Fe allow employees to work near home and only
commute a few days a week. It is easier to fill these positions. However, it is
more difficult to fill positions where employees are required on site in Los
Alamos every day.
• Back office operations are looking for different locations. Enterprise Bank is
moving a call center to Albuquerque or Santa Fe.
• Los Alamos County needs both houses and apartments.
• Most households have combined incomes of $100,000 to $150,000.
Topic 8. What is the typical length of stay for a visiting scientist? Contractor? Postdoc?
Summer student?
• New Mexico Consortium, contracts apartment housing, for summer students
and faculty. These employees are in Los Alamos for the summer and at their
respective schools for the rest of the year.
Topic 9. What types of housing are most needed for which LANL employees?
a. Owner/renter
b. Single family, townhouse/condo, apartment
New Mexico Consortium – seems to have a 50/50 split of needs, generally determined
by age and employees with children, split the need between high density renting and
single-family housing units.
Topic 10. What do you see as the top challenges for meeting these housing needs?
• Getting investors/developers. Why is that taking so long? There is concern that
Los Alamos County’s locations is like being at the end of a cul-de-sac. As long
as there are opportunities to build in Albuquerque, builders can keep busy.
Los Alamos County Housing Market Needs Analysis, 2019 Page 72
Costs and availability of labor are issues for developers. There needs to be a
critical mass of developable land. Also, there is a perceived risk of investing.
The market crashes with a decline in lab funding.
• It is difficult to build. The unique permitting process is a barrier. Prices escalate
with every phase in a subdivision.
• Los Alamos costs 30 percent more per square foot to build. There is a domino
effect of delays, cost and scheduling issues. Each developer will have a
different set of factors.
• The future of LANL. When LANL is hiring, many residents who already have
jobs in Los Alamos County may choose to leave their current positions for a
more attractive, higher paying position at LANL. This shifts the burden to
business find new employees. These new employees will be competing for
housing with higher income LANL employees.
Los Alamos County Housing Market Needs Analysis, 2019 Page 73
2. Real Estate & Lenders Focus Group Meeting Notes
Focus Group Participants:
✓ Jyl De Havens, Retail Solutions
✓ Kelly McReynolds, Guardian
Mortgage
✓ David Horpedahl, Zia Realty Group
Staff and Consultants in Attendance
Phyllis Taylor, SSW
Michael Wright, SSW
Andrew Harnden, LAC
Welcome, Introductions, Review Agenda
Andrew Harnden of Los Alamos County welcomed everyone and described the
Housing Needs Analysis project. Phyllis Taylor introduced the project team. After
introductions, Phyllis Taylor briefly described the format of the meeting. Then Phyllis
Taylor began presentations and began asking questions around the room.
General Comments:
Kelly McReynolds—A tight inventory and high prices make it difficult to find housing.
LANL has a great relocation package, which helps lab employees. Lending for multi-
unit condominiums is more difficult than for single family homes. This affects the ability
to buy and sell the units in multi-family buildings that have been converted to condos.
David Horpedahl is local. He has been a Realtor for 35 years, 12 years in Los Alamos. In
the 100 to150-mile radius of the County there is demand and little housing. He is selling
vacant commercial property, which could be developed with housing. He was on the
LACDC Board for 12 years. during that time the CDC did housing studies and
attempted to attract senior housing.
Jyl DeHaven sees the problem as chicken and egg. If you level housing, where can
people go? The cost of land is $1 million per acre in the central area of the Los Alamos
townsite. It is possible to do mixed use on expensive land. The County has done a good
job with flexible zoning and incentives.
For investors, restrictions and density limits can limit investment. To attract developers,
you need to understand cost. In her opinion, buildings would need to be six stories to
be feasible. Recent RFPs have gone to rentals. This is not stable. Townhomes would be
better. The DOE property (A-13) went to the highest bidder, who was Gerald Peters,
who will be building apartments. The CDC goal is homeownership opportunities.
Topic 1. What type of real estate are you involved in?
a. Primarily represent home buyers and sellers
b. Agent for rental property
c. Provide mortgage loans
Los Alamos County Housing Market Needs Analysis, 2019 Page 74
• Jyl De Havens, Retail Solutions, primary works with developers for commercial
real estate and development.
• Kelly McReynolds, Guardian Mortgage, residential lending in Los Alamos and
Santa Fe.
• David Horpedahl, commercial and residential broker.
Topic 2. Describe your experience with residential real estate in Los Alamos County.
a. Where do most buyers want to live?
b. Is there a pattern for where buyers want to buy homes? Are there certain
buyers who want to be in the County and others who prefer the Española
Valley, Santa Fe or another location? Describe what buyer preferences you
see as far as location.
c. What price ranges are buyers/renters looking for? Where do buyers find
housing in these price ranges?
Generally, where those employed in Los Alamos choose their home location falls into 5
patterns:
• Commuters want to avoid commuting and want their kids to attend Los
Alamos schools. When kids are school age, people care about being in the
County near schools more than they care about the type of house. Mr.
Horpedahl believes that families would accept townhouses.
• People with higher incomes want single family homes. Single family housing is
the driver, but there is not enough land for this to be the only product.
• Post docs are typically in the community for a couple of years but not
always.
• People buy condos to have a Los Alamos address for the schools.
• Trailing spouses want activities in the community, so there are a lot of active
clubs. There are parks and outdoor activities, but people want more
shopping. This is another chicken and egg dilemma. You need more
population to support more retail.
• The Smith’s site was originally supposed to include housing, but the market
crashed, so now it is just a strip center. The pad sites on the Smith’s property
could be 3 to 4 story housing.
• There are distinct buyer profiles with housing needs that don’t overlap. There
is a retired population; there are younger families who want to be located in
the County for the school district; and there are new hires and postdocs at
LANL with no kids.
Los Alamos County Housing Market Needs Analysis, 2019 Page 75
Topic 3. Describe your perception of the housing that is available in Los Alamos
County? Other than location, what aspects of the housing is appealing to buyers?
What features are buyers looking for that are hard to find in Los Alamos Townsite or
White Rock?
• People live here and find it so appealing because there is no crime, with
balanced population, and walkable at late hours. It can be described as a
city role model for raising children.
• The housing market now is driven by necessity, not choice. Look at the age
demographics. People live in houses that are older and smaller than they
want.
Topic 4. Incomes are relatively high in the County, but we are aware that not everyone
has a scientist’s salary. What challenges do you see for buyers relative to
affordability as a Realtor or as a mortgage lender?
• Those lower income don’t carry as much purchasing power as those scientist
salaries. Thus, most homes in Los Alamos County are out of their budget
ranges and need to shop in other areas.
• Understanding the different housing types require more of a down payment,
for example condos require 10 percent comparatively to single-family need
only 3 percent.
• The housing market is competitive, many residents are selling without a
realtor and more and more aren’t needing conventional financing and
paying with cash.
Topic 5. What about rental housing?
a. What are renters looking for relative to what is available?
b. If rental housing is not available in Los Alamos County, where do people who
prefer to rent long-term and short-term residents live?
• Rental demand tends to be divided by demographics, with younger, single
employees attracted to renting and being closer to more nightlife
opportunities in Santa Fe and generally, older married couples with children
preferring to own a home in Los Alamos County.
• There are limited affordable rentals in Los Alamos, those with lower incomes
cannot afford to live in Los Alamos County and must commute in from
Espanola, Santa Fe, Rio Rancho, Albuquerque, and other communities.
Los Alamos County Housing Market Needs Analysis, 2019 Page 76
Topic 6. Based on the number of your potential buyers in a year who aren’t able to find
suitable housing in Los Alamos County, what would you say is the annual shortage
in housing units?
• Anecdotally, the rumor is about 3,000 housing units are needed to meet
demand within Los Alamos County and another 5,000 – 7,000 in Santa Fe.
Topic 7. Do you have other comments or suggestions for increasing the supply of
housing of all types and price ranges?
• When land is given to the County, such as tract A-19, the County is slow to
make a decision about the use of the property. Rendija Canyon is an
example where the decision was to keep the land as open space.
• The 1960’s housing has been remodeled so many times. When housing on
Trinity Drive and in White Rock was demolished, people were displaced.
Prices of the old buildings are high. The Denver Steels were $100,000 ten years
ago, but they are $300,000 now. It is expensive to scrape old buildings and
start over.
• The visiting nurse’s site could accommodate 40 townhouses.
• The cyclical need that depends on one employer is perceived as risky for a
large scale out of town developer. As a result, locals develop on a small
scale. The population has not varied.
• Housing prices in Los Alamos County are lower than other high demand
markets like Seattle. The lab purchase program makes housing more
affordable and is an advantage for lab employees.
• There is a need for larger townhouses for large families in the mix of housing.
• Focus group participants are seeing more aging in place. There is more for
retirees to do, and the County’s communities are walkable.
• Ms. McReynolds has searched for three years for a home. People will pay big
prices just to get into something.
• The County is the biggest landowner, but residents like the public land as
open space. As a result, land that could be used for housing is not used that
way. A comment was made that the golf course needs to go.
• When commercial land is developed, the developer needs to build
residential to go with it. The housing analysis needs to identify the residential
products and prices needed to help developers know what they need to
build.
• The price ranges for owning and rentals varies, Los Alamos has one of the
highest median incomes in the State, which has affected housing prices.
Los Alamos County Housing Market Needs Analysis, 2019 Page 77
• Some workers choose to live outside Los Alamos County. However, many
workers live outside of the County because of the limited inventory and high
prices. Española or Santa Fe can offer more affordable options. New hires at
LANL are taking advantage of the housing relocation assistance that returns
a portion of the home purchase price back to employee.
• The new management team at LANL has a mission to foster technology
transfer, which will change what is happening in Los Alamos County. The
participants in this focus group believe that the vitality of the town will
change with the emphasis on entrepreneurship.
• Ms. DeHaven thinks that 25,000 people will fill all of the land that is available.
She suggested that a lab office in Española can help the City and Los
Alamos County become like sister cities. There is developable land around
Española, and national developers would be attracted to larger land
parcels. Developers will need details on what to build.
• Participants think that empty nesters and retirees would downsize but nothing
is available. Mr. Horpedahl’s mom knows 50 people who would live in a
smaller place that they own. Something the size of the Denver Steels—a small
house with a small yard.
• Financing Considerations
o Conventional housing loans require a three percent minimum down
payment. For a condo, the minimum down payment is five to ten
percent. Because of the differences in financing, resale of the quads is
an issue. Buyers need 10% down, and they make too much money to
qualify for down payment assistance.
o USDA and VA loans are possible in Los Alamos County. These provide
100 percent financing. The maximum loan amount for a USDA loan is
$484,000; maximum income is $108,000. A buyer can finance a
townhome with a USDA loan. It is hard to finance condos and units in
mixed-use buildings. The maximum split between residential and
commercial in a mixed-use building is a 60 percent residential/40
percent commercial split.
• Barriers to Residential Development
o Developers are concerned about risk management. They need to be
assured that they can sell. They need to know what tools they can use
to make development less risky.
o To minimize developer concerns, Ms. DeHaven recommended that
the report confirm the estimated unmet demand of 3,000 units and
identify housing need by type, tenure and location. Then identify
what commercial is missing to serve this additional population.
Los Alamos County Housing Market Needs Analysis, 2019 Page 78
Include a discussion of the finance options available to buyers in Los
Alamos County.
Los Alamos County Housing Market Needs Analysis, 2019 Page 79
3. LANL Focus Group Meeting Notes
Focus Group Participants:
Kathy Keith
Staff and Consultants in Attendance:
Phyllis Taylor, SSW
Michael Wright, SSW
Andrew Harnden, LAC
Michael Arellano, Chief Building Official
LAC
Welcome, Introductions, Review Agenda
Andrew Harnden of Los Alamos County welcomed everyone and announced the
purpose of the meeting. Phyllis Taylor introduced the project team. After introductions,
Phyllis Taylor briefly described the project and the focus group questions. This meeting
was conducted as a key stakeholder interview.
Topic 1. Describe your workforce and your understanding of their housing needs?
Include the different types of employees you hire and their different needs.
• The workforce at LANL consist of full time and part-time/short-term employees.
These employees have various needs and demands for housings. Housing is limited
and many decided to live elsewhere, “off the hill”. This includes Santa Fe,
Española, Rio Rancho, Albuquerque and other surrounding communities.
• There are roughly 1,600 undergraduate and Master’s degree students, who have
internships at the lab, generally in the summer term. A lot of these are from the
region, but students come from all over. There are no dormitories. LANL does not
provide housing. Community members house students in spare bedrooms,
basements, and guest houses. Students are generally single. Check with UNM-LA
about their housing priorities.
• There are 400 postdocs who take on grant projects for 2-3 years. Post docs
sometimes have families and need family housing. Many international, Post docs
are generally are seeking rental housing for the short term. Approximately half stay
at the lab for permanent jobs. The rest go back to teach or take another job at
startups.
• There are also visiting scientists. Ms. Keith did not have these numbers.
Topic 2. How does your workforce breakdown by salary level? This information will help
the County determine the appropriate housing prices and rents for new housing.
a. % below $50,000
b. % 50,000 to $75,000
c. %75,000 to $100,000
d. % over $100,000
Los Alamos County Housing Market Needs Analysis, 2019 Page 80
Ms. Keith did not have this breakdown. information would come from the surveys.
Topic 3. What comments do you get from employees in these income ranges about
finding housing in Los Alamos County? Are any of them more likely to live in Los
Alamos County than others, or is finding housing equally difficult for all income
levels?
• Those employees with children generally prioritize living in Los Alamos
County.
• The housing shortage is affecting hiring at all salary ranges.
Topic 4. How many employees have you hired within the past 12 months?
• In 2018 LANL hired 1,000 new employees and plan to hire another 1,000 by
the end of 2019. 600+ new hires are anticipated per year over the next five
years.
• Attrition is the primary reason for the number of people being hired. Baby
boomers are retiring.
• 30% of employees have been at the lab for less than 18 months. The net
income is dropping.
• Historically employment was stable with few new hires. People who retired
left the hill, but now many who are retiring are choosing to stay rather than
move. There are now multigenerational families in Los Alamos County.
• With the new lab management, there is new work. A planning process is
ongoing and should be operational by 2023. In addition to attrition there will
be another 1,000 to 1,400 LANL employees. In addition, upgrades to facilities
will be required, which will need workers. There is potential as the lab hires
new contractors to hire for longer terms, around ten-year contracts.
• New hiring has taxed housing and transportation systems. The lab is looking
at a new road from White Rock to Santa Fe, but there are right-of-way issues
to overcome.
• Housing should be looked at from a regional perspective, including Rio
Arriba County. There is a housing working group. Pojoaque has a single-
family tract which may have 99-year leases.
Topic 5. How many employees do you anticipate hiring over the next five years?
• Again, now with1,000 last year and another 1,000 in current year. Anticipation
of new work, still in the planning process stage, and would be in operational
until 2023. However, the potential additional hiring of 1,000-1,400.
• Some uncertainties with government funding and political agendas.
Topic 6. We would like to get an idea of where your employees would want to live if
housing were equally available in all of the markets that serve Los Alamos County.
a. Do employees prefer to live in Los Alamos County if they can find housing?
b. You will be hiring new employees every year, and you have employees who
commute because they haven’t been able to find housing. Based on past
Los Alamos County Housing Market Needs Analysis, 2019 Page 81
experience, what percentage of employees would choose to live in Los
Alamos County if housing were available?
• Generally, LANL employees who are younger and single and less interested in
owning find Santa Fe more appealing for its nightlife and activities. Older
employees with a significant other or with children and want to own their own
home prefer Los Alamos.
• Long-time New Mexicans with multigenerational families nearby may choose to
live near family.
• New families with kids in school want the convenience of a location close to
work and schools.
• Later career professionals who are working 60-hour weeks want to live close to
work.
• The lack of availability and quality of housing are problems. People are happy
to find whatever they can find.
Topic 7. How has the availability of housing in Los Alamos County affected your ability
to attract and retain employees?
• The lack of housing affects the ability to hire. LANL jobs are highly
specialized, and it is hard to recruit highly sought-after specialists. The lab
currently has 1,300 vacancies, Jobs are offered, but when a potential
candidate cannot find housing, they may decline the offer.
Topic 8. What do you see as the top challenges for meeting these housing needs?
• Land tends to be the greatest challenge. What potential is there for the golf
course? A new course at White Rock might be good. The stables could
move to Rendija Canyon. The airport has 30 airplanes. Does the airport have
to be there? The airport is tied up because of FAA funding, but in a few more
decades, this property might be useable.
• This is followed by, the expansion and capacity of utilities and infrastructure.
• Lastly, the environmental cleanup by N3B at all LANL/DOE land transfer sites
is critical to the future use of those properties.
Topic 9. Do you have other comments or suggestions for increasing the supply of
housing of all types and price ranges?
One major concern is around the retiree housing, and limited amount of suitable
housing for 50+. The ideal housing type is one level, no lawn, minimal
maintenance, and gives the resident freedom to travel.
Los Alamos County Housing Market Needs Analysis, 2019 Page 82
B. Community and Employer Survey Results
On behalf of Los Alamos County, Sites Southwest conducted a Community Housing
Preference Survey of people who live and work in the County and an Employer
Housing Needs Survey of employers in the County. The surveys were distributed and
collected in August and September of 2019. Resident and employee surveys were
distributed through local employers, a press release and ads in local news media, at
the Los Alamos Farmers Market and through the senior centers. Employer surveys were
distributed through the CDC mailing list, a list of major employers, and the Los Alamos
County business license list. A total of 951 community surveys and 46 employer surveys
were completed. The surveys asked a number of questions about current housing
conditions, affordability, availability and preferred housing options.
Los Alamos County Housing Market Needs Analysis, 2019 Page 83
1. Community Housing Preference Survey
1-2. Where do you live?
Respondents were asked their home zip code and the name of their home
community. Eighty three percent of respondents live in Los Alamos County, with 62
percent in the Los Alamos townsite and 22 percent in White Rock. The next most
represented communities are Santa Fe, Española and other Northern New Mexico
communities. Responses from people who live in the Albuquerque metro area, other
New Mexico cities, and out of state were less than five percent of the total.
3. Are you a long-term or short-term resident?
Ninety percent of respondents are long-term residents of the area. Six percent are in
Los Alamos County for one to two years and two percent are short-term contractors,
visiting scientists, summer students or similar. The remaining two percent commute from
outside of the area or split residency between Los Alamos and another location.
4. If you don’t live in Los Alamos County, why not?
Respondents were asked to rank their reasons from 1 to five for not living in the County.
Respondents were able to include “N/A” in the ranking for any reason that did not
apply to them. the scores ranged from 2.3 to 4. The highest scoring reason in that the
respondent cannot afford to buy a home, followed by the inability to find a suitable
residence and the inability to afford rent.
5. What type of residence do you live in?
Can’t find a
suitable
residence
Can’t afford to
buy a home
Can’t afford to
rent
Prefer another
community
Own multi-acre
property
elsewhere
0
0.5
1
1.5
2
2.5
3
3.5
4
4.5
5
Score
If you don’t live in Los Alamos County, why not? (Rank in order
where 1 is the primary reason you do not live in Los Alamos
County. If a reason does not apply to you, check "N/A".)
Los Alamos County Housing Market Needs Analysis, 2019 Page 84
Two-thirds of respondents live in a single-family home. About thirty percent live in
apartments and condos or townhouses. Other living arrangements mentioned include
mobile homes, and living with family, living in a basement, room or casita in someone
else’s home.
6. How many bedrooms are in your home?
Forty-two percent of respondents live in three-bedroom homes, followed by four and
two bedrooms.
7. How many people including yourself live in your household?
0%
10%
20%
30%
40%
50%
60%
70%
80%
Percent of Responses
What type of residence do you live in?
0
50
100
150
200
250
300
350
400
450
0 1 2 3 4 5+
Number of Bedrooms in Current Residence
Los Alamos County Housing Market Needs Analysis, 2019 Page 85
Thirty-four percent of people who responded to the survey live in two-person
households, followed by three, four and two person households. The average
household size for respondent households is 3.1 people.
8. How many people in your household are in the following age groups?
In 47 percent of the respondent households, the householder is age 26 to 45, and in 37
percent of respondent households the householder is age 46 to 65. in 14 percent of
respondent households, the householder is over 65.
There are 378 households, which is about 40 percent of responses, with children under 18.
9. How many adults (age 18+) in your household are currently employed?
0
50
100
150
200
250
300
350
1 2 3 4 5 6 7+
Household Size
0
50
100
150
200
250
300
350
400
450
500
Under 18 18-25 26-45 46-65 Over 65
Number of Responses
Households by Age of Householder
Los Alamos County Housing Market Needs Analysis, 2019 Page 86
At least one adult is employed in 91 percent of respondent households. In 9 percent of
households, all adults are retired.
10. Is anyone in your household disabled?
In 8.4 percent of respondent households someone is disabled and would need
accessibility accommodations.
11-12. Work Locations
Ninety percent of respondents work in Los Alamos or White Rock. Ten percent of
respondents work elsewhere. When there are other working adults in the household,
68 percent work in Los Alamos or White Rock and 32 percent work elsewhere.
13. How long does it take to drive from your house to your place of work?
The average drive time to work is 18 minutes. One third of respondents drive ten
minutes or less to work, and 35 percent drive between ten and twenty minutes.
Thirteen percent either don’t drive to work or did not respond to this question.
0
50
100
150
200
250
300
350
400
450
500
0 1 2 3 4 5 6
Number of REsponses
Number of Employed Adults per Household
Los Alamos County Housing Market Needs Analysis, 2019 Page 87
14. Do you own or rent your residence?
Two thirds of respondents own their residences, thirty percent are renters, and the
remaining three percent have other living arrangements. Most of the remaining three
percent live with parents or other family.
15. Would you consider moving to a different home that better meets your needs if a
suitable home were available?
Seventy-three percent of respondents would move to a home that better meets their
needs if a suitable home were available.
Respondents who responded that they would not consider moving were directed to
the final page of demographic questions in the survey. The responses to questions 16
through 25 were answered by people who would consider moving.
16-17. Reasons why people would consider buying or renting a different home
Respondents were asked to rank the reasons why they would consider buying or
renting a different home. The question provided eight reasons, which the respondents
were to rank in order from 1 to 8. They had the option to identify reasons that didn’t
apply to them as “not applicable.” They also had the opportunity to write in other
reasons if their reason was not listed.
The top three reasons why people would consider buying or renting a different home
are to be closer to work, to find a single-family residence, and to find a larger home.
Each of these reasons scored above six on a range of one to seven. However, ten
percent of respondents ranked “to find a smaller home” as their first priority.
0
50
100
150
200
250
300
350
400
0-10
minutes
11-20
minutes
21-30
minutes
31-45
minutes
46
minutes
to an
hour
Over an
hour
Don't
drive to
work
No
Response
Number of Responses
Drive Time to Work
Los Alamos County Housing Market Needs Analysis, 2019 Page 88
Other reasons, or clarifications, included in the comments on this question were that
retirees or soon to be retirees would consider downsizing, single people would like to
be able to live alone but can’t afford it, and the high cost of housing is stressful for both
families and young professionals.
18-19. If you were to buy or rent a different home, what would you prefer?
Respondents were asked to rank their preferences for housing types. Five housing types
were ranked from 1 to 5. Respondents had the opportunity to fill in another housing
type if their preference was not listed.
0
1
2
3
4
5
6
7
To be closer
to work
To be closer
to schools
To find a
single-family
residence
To find an
attached
residence
(condo,
townhome)
To find a
larger home
To live in a
different
community
To find a
smaller home
To live in a
more rural
setting
Score
If you would consider buying or renting a different home, why?
Los Alamos County Housing Market Needs Analysis, 2019 Page 89
Most comments on this question were more specific descriptions of the type of house—
single family with a larger lot, a more modern home, a one-story house, apartment on
the ground floor, a house with more storage, an affordable home, etc. The other types
of housing mentioned were a small home, including a modern tiny home, that could
be placed on an existing lot. There is interest in homes with land for horses or other
livestock.
20. If you were to move, would you prefer to buy or rent?
Most people (76 percent) would prefer to buy a home; eight percent would prefer to
rent; and 16 percent would either buy or rent.
21. Please indicate how important the following factors are to you if you were looking
for a different home.
Respondents were asked to rate on a scale of 1 (not at all important) to 5 (extremely
Important) the importance of twelve things that they would consider in their decision
to buy or rent a different home. The most important consideration is price, followed by
home type, home size and the availability of outdoor space.
0
0.5
1
1.5
2
2.5
3
3.5
4
4.5
Larger single family home Smaller single family home Home with “mother-in-
law” rental unit
Condominium/Townhome Apartment
Score
Preferred Housing Type
Los Alamos County Housing Market Needs Analysis, 2019 Page 90
22. What features do you prefer in a home?
Respondents were asked their preferences for number of bedrooms, number of
bathrooms and the number of garage spaces. A little over 40 percent prefer two
bedrooms but approximately one-fourth of respondents prefer two or four bedrooms.
More than half of respondents prefer two bathrooms, although approximately one-
fourth prefer three bathrooms. More than half prefer a two-car garage, although 22
percent only need a one-car garage.
Housing Preferences
1
2
3
4
5+
Number of Bedrooms
3%
21%
43%
27%
5%
Number of Bathrooms
6%
65%
26%
3%
0%
Number of Garage Spaces
22%
63%
13%
1%
1%
23-25. Would you consider a small residential lot? A townhouse? A condo?
2.63
2.93
3.18
3.48
3.56
3.78
3.8
3.85
3.99
4.03
4.05
4.62
0 0.5 1 1.5 2 2.5 3 3.5 4 4.5 5
Location in White Rock
New construction
Quality of schools
Community amenities (parks, libraries, etc.)
Proximity to work
Location in Los Alamos
Energy efficiency
Storage for equipment/vehicles
Outdoor space
Home size
Home type
Price
Weighted Average Score
Important Housing Considerations
Los Alamos County Housing Market Needs Analysis, 2019 Page 91
Recognizing the limited land available in Los Alamos County, the survey asked whether
respondents would consider a small lot, a townhouse or a condo. Respondents were
most amenable to a small residential lot. Over half would consider a townhouse, and
43 percent would consider a condo.
Housing Preferences
Yes
No
Would you consider a small residential lot?
68%
32%
Would you consider a townhouse?
52%
48%
Would you consider a condo?
43%
57%
Demographic Questions
The final questions in the survey were demographic questions to providing an
understanding of who responded to the survey.
26. How long have you lived in the area surrounding and including Los Alamos
County?
A third of respondents have lived in the area for more than 20 years, and 28 percent
have lived in the area for one to five years. There were over 90 responses in each
category.
Less than one
year, 11.30%
1 to 5 years,
27.91%
6 to 10 years,
10.84%
11 to 20 years,
16.72%
More than 20
years, 33.22%
How long have you lived in the area surrounding and
including Los Alamos County?
Los Alamos County Housing Market Needs Analysis, 2019 Page 92
27. What is your current total monthly RENT or MORTGAGE PAYMENT?
Most current rent or mortgage payments range from $901 to $2,000, although 14
percent of respondents have paid off their mortgage and 14 percent have rent or
mortgage payments greater than $2,000. The high cost of housing is stressful for many
of the respondents.
28. What is the combined gross annual income of all household members?
Over 40 percent of respondents have annual household incomes greater than
$125,000.
0%
5%
10%
15%
20%
25%
$600 or less $601 to $900 $901 to
$1,250
$1,251 to
$1,500
$1,501 to
$2,000
$2,001 and
up
Do not pay
rent or
mortgage
Mortgage
paid off
Percent of Responses
Current Monthly Rent or Mortgage Payment
Los Alamos County Housing Market Needs Analysis, 2019 Page 93
29. What is your individual annual income?
Individual annual incomes are spread across income ranges. The most frequent
response was $50,000 to $75,000, followed by $75,001 to $100,000.
30. Do you have any additional comments or suggestions about housing in Los Alamos
County?
Nearly half of respondents had additional comments about housing. Key themes in the
comments were:
• Housing prices are very high for the quality
0%
5%
10%
15%
20%
25%
30%
35%
40%
45%
< $ 25,000 $25,001 -
$50,000
$50,000 -
$75,000
$75,001 -
$100,000
$100,001 -
$125,000
$125,001+
Percent of Responses
Annual Household Income
0%
5%
10%
15%
20%
25%
< $ 25,000 $25,001 -
$50,000
$50,000 -
$75,000
$75,001 -
$100,000
$100,001 -
$125,000
$125,001+
Individual Annual Income
Los Alamos County Housing Market Needs Analysis, 2019 Page 94
• Service workers are priced out of the market
• Convert vacant commercial buildings or properties into housing and mixed-use
buildings
• Need to build up (four story height was mentioned) and have higher density
housing
• Make more productive use of County and school land for housing—the golf
course and stables were mentioned specifically
• Provide smaller homes for retirees. Senior/retirement housing was mentioned
frequently. Housing units for seniors should be a single story.
• Provide dorms for students and apartments for small families and young adults
• Need more affordable housing—for sale and for rent
• Provide live-work housing
• Families have adult children who can’t find or afford housing living with them.
Would like them to have better housing options.
• Need better shopping and entertainment
• Older homes need to be better maintained and/or upgraded
• Don’t make permitting so difficult so that older homes can be better maintained
and upgraded
• Look at financial assistance to help lower income people maintain their
properties
• Provide housing incentives and an affordable housing program for workers who
aren’t at the lab
• Concern that utilities need to be upgraded to handle additional homes and
that utility costs could increase as a result
• Several respondents are post docs. Housing is top of mind as they consider
working at LANL
• People should not have to rent rooms in their homes to meet the County’s
housing needs
Los Alamos County Housing Market Needs Analysis, 2019 Page 95
2. Employer Housing Needs Survey
1. Respondent Information
Respondents had the opportunity to provide basic information about their companies,
including the name of the business, the location of company headquarters, their
physical location in Los Alamos County, and a contact name and phone number or
email address.
2. Type of Business
Respondent businesses represent a range of industries. Professional, Scientific and
Technical Services is the largest category.
3. How does the number of employees you have today compare to the number of
employees you had five years ago?
Most employers responded that they have more employees today than five years ago
or no change. Twenty percent of the companies responding have moved to Los
Alamos County within the last five years.
0% 5% 10% 15% 20% 25%
Arts, Entertainment and Recreation
Accommodation/Lodging and Food Service
Administrative and Waste Serivces
Construction/Trades
Educational Services
Health Care and Social Assistance
Information
Retail Trade/Sales
Finance, Insurance, Real Estate
Manufacturing
Professional, Scientific and Technical Services
Government
Other Services
Percent of Responses
Respondent Industy Classifications
Los Alamos County Housing Market Needs Analysis, 2019 Page 96
4. How many additional employees do you anticipate hiring over the next five years?
Most employers have plans to hire additional employees over the next five years. Forty-
five percent anticipate hiring fewer than ten employees. One respondent said that
they would only be hiring to replace employees who leave but would not be
increasing the number of employees.
More employees
today than 5 years
ago
Fewer employees
today than 5 years
ago
No change My company is new
(has moved into the
area within the last
five years)
0%
5%
10%
15%
20%
25%
30%
35%
40%
Percent of Responses
How does the number of employees you have today
compare to the number of employees you had 5 years
ago?
More than 25 10-25 Fewer than 10 None
0%
5%
10%
15%
20%
25%
30%
35%
40%
45%
50%
Percent of Responses
How many additional employees do you anticipate
hiring over the next five years?
Los Alamos County Housing Market Needs Analysis, 2019 Page 97
5. What is the current number of employees at your business location(s) in Los Alamos
County only?
Most employers that responded to the survey have fewer than twenty employees. Five
employers have more than 100 employees.
6. How many jobs at your company location in Los Alamos County are currently
unfilled?
Half of respondents have unfilled positions. A total of 1,726 full time positions and 76
part time positions are unfilled.
7. Do you offer housing for any of your employees?
Six of the respondents provide housing for some employees. One employer has 12
apartments under contract, one houses employees brought to Los Alamos County
from other offices, and the remaining provide housing for one to three employees.
8. Please estimate the percent (%) of your employees that live in the following
geographic areas:
In aggregate, employers estimate that a little over half of their employees live in the
Los Alamos townsite and 26 percent live in White Rock.
Less than 5
5-20
20-50
50-100
100-500
500-1,000
More than
1,000
Employers by Number of Employees
Los Alamos County Housing Market Needs Analysis, 2019 Page 98
9. In your opinion, why do employees live outside of Los Alamos County?
Employers were asked to rank six reasons that employees live outside of Los Alamos
County. The responses were scored on a range from 1 to 6. Lack of affordable housing
was the highest scoring reason, followed by a lack of rental properties and a lack of
housing for sale. Respondents were asked to describe other reasons why employees
live elsewhere if “Other” was in the top three reasons. The other reasons mentioned are
singles seeking better social opportunities, choosing to live with or near family in other
communities, the high cost of childcare and the family lives where the spouse works.
Los Alamos
townsite, 39%
White Rock, 19%
Española/Español
a Valley, 16%
Santa Fe, 7%
Albuquerque,
12%
Jemez, 1%
Other areas, 6%
Where Employees Live
Los Alamos County Housing Market Needs Analysis, 2019 Page 99
10. If you ranked "Other" in your top three on question 9, please describe.
Other reasons that employees live outside of Los Alamos County include:
• Singles seeking better social opportunities
• Families are established in other areas
• Childcare is expensive and hard to find in Los Alamos County
• Housing is more expensive than other areas
• The family lives where the spouse is employed
11. Please estimate the percentage of your employees that need the following housing
types:
Employers were asked to estimate the types of housing needed by their employees by
tenure. On average, employers believe that nearly 35 percent need long term
rentals,30 percent need homes to purchase, and ten percent need short term rentals.
Lack of
housing for
sale
Lack of rental
properties
Lack of
affordable
housing
Children
established in
school district
elsewhere
Own multi-
acre lot
elsewhere
Other (specify
and describe
on next
question if
ranked within
top three)
0
1
2
3
4
5
6
Score
In your opinion, why do employees live outside of Los
Alamos County?
Los Alamos County Housing Market Needs Analysis, 2019 Page 100
12. Approximately what percent of your employee salaries fall within the following
ranges? This information will help Los Alamos County determine the appropriate price
and rent levels for new housing.
Employers who responded to the survey tend to hire at salaries lower than the County
average. Nearly half of the employees when employers reported salary ranges have
an annual salary of less than $50,000, and 20 percent have annual salaries between
$50,000 and $75,000.
Short-term rentals Long-term rentals Homes to purchase
0
5
10
15
20
25
30
35
40
Percent of Housing by Tenure
Please estimate the percentage of your employees that
need the following housing types:
Los Alamos County Housing Market Needs Analysis, 2019 Page 101
13. How would you characterize the experience of your employees finding housing in
Los Alamos County?
Employers report that it is difficult for their employees to find housing, and 25 percent of
employers believe that lack of housing makes it difficult for them to recruit employees.
The employers who selected “other” are either sole proprietors or the company
provides housing for employees.
Less than $50,000,
48%
$50,000 to $75,000,
20%
$75,001 to $100,000,
12%
$100,001 to
$150,000, 13%
More
than
$150,00
0, 7%
Average Percentage of Employees by Income Range
Los Alamos County Housing Market Needs Analysis, 2019 Page 102
14. If you answered "difficult", "very difficult", "lack of housing is making it difficult to
recruit employees" or “other”, why are your employees having difficulty finding
housing?
Lack of availability and cost were the factors mentioned most often as to why
employees have difficulty finding housing. Housing in poor condition, a lack of land for
new housing, and a lack of higher densities and apartments were also mentioned.
15. Do you have any additional comments concerning housing for your employees?
• Employers commented that both homeownership and renting are expensive.
Housing availability and affordability are most needed, but employees also
want more social opportunities. Employers recognize that social opportunities
may be harder to address than housing.
• Employers believe that housing prices are set based on wages at LANL, and
employees at retail and service businesses outside of the lab do not have the
same incomes.
• One employer only hires part time college students who can live with parents or
with roommates.
• Transportation and day care costs also make it difficult to hire and retain
employees.
• Housing is only part of the issue. Congestion at peak times is a problem. One
employer commented that NM 4 needs to be expanded to two lanes to the NM
502 interchange.
Very easy Easy Difficult Very difficult Lack of
housing is
making it
difficult to
recruit
employees
Other (please
specify)
0%
5%
10%
15%
20%
25%
30%
35%
40%
45%
Percent of Responses
How would you characterize the experience of your
employees finding housing in Los Alamos County?
Los Alamos County Housing Market Needs Analysis, 2019 Page 103
C. Housing for Sale in September 2019
Price
# of
Bedrooms
# of
Bathrooms
Sq./Ft.
Address
Location
Type
$820,000
4
4
4043
1105 Los Pueblos
St.
Los
Alamos
House
$775,000
5
5
3770
825 46th St.
Los
Alamos
House
$650,000
3
3
3686
1347 Big Rock
Loop
Los
Alamos
House
$639,000
5
3
3415
75 Kachina St.
Los
Alamos
House
$630,000
4
3
2632
193 Piedra Loop
Los
Alamos
House
$625,000
4
3.5
3009
124 Piedra Loop
Los
Alamos
House
$595,000
4
4
2,594
34 Canyon View,
Los
Alamos
Condo
$575,000
3
2
2,035
303 Andanada
St.
Los
Alamos
House
$570,000
6
3
3,798
1926 Mendius Ln
Los
Alamos
House
Los Alamos County Housing Market Needs Analysis, 2019 Page 104
Price
# of
Bedrooms
# of
Bathrooms
Sq./Ft.
Address
Location
Type
$550,000
3
3
2,247
32 Canyon View
Los
Alamos
Condo
$489,000
4
3
2,712
238 Loma Del
Escolar St.
Los
Alamos
House
$450,000
3
3
2,496
4715 Quemazon
Los
Alamos
TH
$395,000
2
3
2,328
4712 Quemazon
Los
Alamos
Condo
$389,000
3
4
2,116
400
Oppenheimer
Dr.
Los
Alamos
TH
$325,000
3
2
1,303
4849 Yucca St.
Los
Alamos
House
$270,000
3
2
1,512
931 Alamo Rd.
Los
Alamos
House
$235,000
2
2
1,437
3 Village Pl.
White
Rock
Condo
$220,000
2
1
1,058
3425 Pueblo Dr.
Los
Alamos
House
$180,000
3
1
780
3931 Trinity Dr.
Unit A
Los
Alamos
TH
Los Alamos County Housing Market Needs Analysis, 2019 Page 105
Price
# of
Bedrooms
# of
Bathrooms
Sq./Ft.
Address
Location
Type
$148,500
2
1
950
3458 Urban St.
Los
Alamos
Quad
$129,000
1
1
784
505
Oppenheimer
Dr.
Los
Alamos
Condo
Source: Multiple Listing Service
