02 24 26 Housing Study Update - Revitalization Manager Noel Schaus

City of Tolleson Housing 
Needs Assessment & 
Action Plan
FUNDED BY: MARICOPA ASSOCIATION OF GOVERNMENTS GRANT
DEVELOPED BY: MATRIX DESIGN GROUP
PRESENTED BY: NOEL SCHAUS

Why This Study Matters
Provides data-driven assessment of Tolleson’s 
housing market:
• Identifies affordability gaps
• Evaluates housing supply and future housing needs
• Guides policy decisions to ensure affordable housing
• Supports inclusive growth for residents of all ages and 
incomes

Key Findings
• Housing costs rising faster than incomes
• Renters face severe cost burdens
• Senior population growing and is most vulnerable
• Housing supply shortage exists, especially for
lower-income households

Key Demographic Context
Population: 7,221 (as of 2022)
• 81% Hispanic or Latino
• 22% of residents are 65+
• Median household income: $47,875
• 18.9% poverty rate

Housing Stock
2,707 total housing units (as of 2022)
• 59% single-family detached
• 34% multifamily units
• Limited attached/missing-middle housing
(ADUs, duplexes, triplexes, townhomes, condos – in neighborhoods 
currently zoned for detached, single-family homes)
Moderate diversity, but insufficient affordable options

Rental Market Challenges
Median rent: $1,121 (2022)
• Median renter income: $27,083
• Income needed to afford rent: $44,840
• Affordability gap: $17,757 annually
Real renter income fell 31% (2017-2022) – renter 
income declined while rents increased

Rental Affordability Gap
0
10000
20000
30000
40000
50000
Median Renter Income
Income Needed for Median
Rent
Annual Income

Rental Cost Burden
68% of renters are cost burdened (spend >30% 
income on rent)
• 42% severely cost burdened (>50% income on rent)
• 93% of senior renters cost burdened
• Nearly all renters under $50,000 income are cost 
burdened
• *Severe rent burden was 75% more prevalent in Tolleson 
than in the County and Arizona overall*

Homeownership Challenges
Median home price (2023): ~$400,000
• Home values increased 43% (2017-2022)
• Income needed to afford median home: $91,666
• Median household income: $47,875
• Affordability gap: ~$43,800
= First-time buyers are locked out

Housing Units Needed
Current shortage: 417 units (249 rentals, and 168 
ownership units)
• Projected need by 2030: 468 units
• Strongest demand among low-income households;
83% of units must be affordable at ≤80% AMI
◦80% of Area Median Income for a 2-person household is $72K/year; to be 
affordable housing costs should not exceed $1795/mo
◦50% of AMI is $45,000/year (for 2 people); to be affordable, housing costs 
should be no more than $1125/mo

Primary Areas of Need
• Affordable rentals
• Workforce housing
• Senior housing
• Smaller units
• First-time buyer options

Key Strategic Principles
• Focus on <80% AMI production
• Address severe rent burden first
• Target Seniors and smaller households
• Increase supply while reducing cost
• Use local leverage to attract outside capital

Targeted Strategies
1. Workforce Housing Trust Fund
2. Expand Missing Middle housing
3. Reduce Development Barriers
4. Senior-focused Housing and Aging-in-place 
Programs
5. Pursue Partnerships and Federal/State Funding

Strategy 1: 
Workforce Housing Trust Fund
Purpose: Local flexible funding tool
Can Support:
• Affordable rental development
• First-time homebuyer assistance
• Gap financing for tax credit projects
• Preservation of affordable units
Why It Matters:
Local leverage attracts LIHTC and state/federal investment. 
The private market alone will not produce affordable units.

Strategy 2: 
Expand Missing Middle Housing
• Allow ADUs citywide
• Permit duplexes/triplexes in appropriate zones
• Reduce lot size minimums
• Offer pre-approved ADU designs
Benefits:
• Supports seniors aging in place and multigenerational living
• Expands naturally affordable units
• Aligns with 1-2 person household demand

Strategy 3: 
Reduce Development Barriers
• Waive or defer impact fees for affordable housing
• Reduce parking requirements 
• Offer density bonuses for income-restricted units
Impact: Lowers construction cost and improves feasibility.  
This is especially important if Tolleson wants to compete for 
tax credit projects.

Strategy 4: 
Senior Housing & Aging in Place
• Offer fee relief for senior housing
• Encourage ADUs for caregiver housing
• Continue/expand home modification programs
• Pursue Section 202 & 811 funding
Impact: Without senior housing expansion, overcrowding 
may increase and housing instability may worsen. 
(Senior homelessness is on the rise).

Strategy 5: 
Partnerships/Funding
• Collaborate with non-profit housing providers, mission-
driven private developers, regional and public agencies
• HUD, ADOH, Maricopa County
• LIHTC (Low-Income Housing Tax Credit) and CDBG funds
• Leverage the City’s Housing Trust Fund dollars to match 
grants
Tolleson cannot solve this alone without state and 
federal resources

Key Takeaways
• Tolleson’s challenge is primarily affordability, not 
growth
• Rental burden is severe and widespread
• Seniors are uniquely vulnerable
• Homeownership entry barriers are growing
• Council controls critical levers – zoning, fees, local 
funding, partnerships