The Ultimate NIMBYs in Burlington are Wealthy Condo/Mansion-Owners

(You can view a larger, full-screen map here.)

Last post I discussed how 25% of single and double-unit homes in Burlington are investment rental properties, making it harder for lower-income people to live and thrive in Burlington. While I mentioned that zoning plays a role in this, albeit a limited one, today I wanted to show how those with money and wealth, including Mayor Weinberger, are the ultimate NIMBYs, working to make sure that there are limited opportunities for new or different residents to move into their neighborhoods, while aggressively pushing denser development in other neighborhoods.

I have mapped all 670+ single-family mansions and luxury condos worth over $500,000*. Of these 670 homes, 120 (18%) are second homes. These homes make up the top 10% wealthiest single-unit homes in the city, making them the wealthiest 4% (by home value) residents in the city. Combined wealth is $465 million.

If we decided to create a luxury housing/mansion tax in the city on these homes, depending on our pricing scheme, which I will write about in a later post, (yearly flat home value tax of .1% (one tenth of one percent), flat tax of .5% (half of one percent), we could be raising anywhere from $500,000 to $2,500,000 A YEAR for low-income housing, which is a helluva lot more than we are doing now as a city.

The map is crude but you get the point.

What you will quickly notice is that the vast majority of wealthy homes, 94%, exist in only 4 spaces throughout the city. They are either in the south end on the hill section with nice lake views (Tracts 39-1 and 39-2), in the south end by the water (Tracts 10-2, and 11-2 ), downtown in luxury condos (Tract 10-1 ) or in the New North End by the water (Tract 2-3 without Rockpoint). These areas have some of the lowest population densities in the city, and if we tracked population by street or neighborhood I’m certain these numbers would be even lower.

Except for the luxury condos downtown, almost every mansion/luxury condo was built in areas that are zoned for low-residential density. In fact, our own Mayor Weinberger, a strong proponent of ‘in-fill’ development and ‘denser development by building up’ lives in one of these mansions on the hill, where he is protected by zoning from every worrying about losing his perfect lake view, from ever worrying about traffic, noise, pollution, trash, or any of the other issues that come with actual city living.

The ultimate NIMBYs aren’t small homeowners or renters concerned about the negative effects of gentrification, but rather the wealthiest 10% of homeowners who live in low-density neighborhoods, and who regularly vote for and advocate for, zoning that keeps their neighborhoods with few people and large homes, while pushing density to poorer neighborhoods that are already quite dense, like the Old North End.

*For data purposes, I included all housing that either had a recent sale price of over $500,000 or a home assessed at over $450,000 (homes are generally assessed at less than 90% of value).

Can’t Afford A Home in Burlington? Blame Landlords, Realtors, and Homeowners

(You can access a full-screen map here.)

Burlington is an expensive place to live. With a limited supply of single and two family homes, whether they be condos, mobile homes, or standalone single-family housing, it’s tough for Burlington’s low-income renters to afford stable housing. In fact, 25% of all homes in the city are rented out as investment properties. Blame this on landlords, realtors, and homeowners.

With over 2100 units of housing (13% of all housing in the city) and 6700 beds (17% of all beds in the city) being rented out by investors, rented on Airbnb, or owned as a second home, there are few if any affordable homes left for people to buy. Without housing protections and limits, without zoning changes in wealthy low-residential areas, without a real public investment in long-term low-income housing, too many of these homes are easily converted into investment properties, selling for prices that are out of reach for most families and middle-income workers. This benefits some folks, mainly realtors, homeowners, and landlords, while the majority of us suffer with few options.

It’s interesting to see where and how much of different types of housing have been turned into rentals. Single family homes are rented throughout the city, but are most clustered around UVM, legally allowed through grandfather clauses, rented out to college students often in unofficial frats and sororities. Most two family homes, historically a way for poorer families to afford housing, are rented out in the Old North End. Condos tend to be spread out around city edges, not as much dispersed in communities but built in stark, repetitive and ugly, giant condo developments that are removed from actual neighborhoods. Expect ‘Cambrian Rise’ to offer much of the same.

The toughest part about staying in Burlington as a low-income renter and community mental health worker is that most new developments are rentals, and even new condos will be expensive, in ugly condo complexes, and many will likely be bought as investment properties, making it harder and harder for low and moderate-income residents to exist, never mind thrive, in Burlington.