Original Author: Alek Lewis
Southampton, New York, has long been recognized as a luxurious vacation destination, home to sprawling estates, pristine beaches, and exclusive communities. While hamlets, such as Sagaponack, Water Mill, and Bridgehampton, draw visitors and seasonal residents from across the globe, they also present a significant challenge for those who live and work locally: housing affordability. For Long Island’s working-class residents, like retail employees, healthcare workers, educators, first responders, and other service workers, finding accessible housing in these communities becomes more difficult as the cost of housing increases annually. In some instances, the struggle is so severe that day laborers spend winters in wooded encampments when their finances cannot cover rent or other necessities, highlighting the urgent need for affordable housing solutions on the East End.
The Current Housing Landscape in Southampton
The cost of living in Southampton is among the highest in New York State, with property prices and rental rates far exceeding the reach of many local households. According to the latest Southampton Town Housing Plan, only about 1.4% of housing is considered “affordable,” leaving a large portion of residents priced out of the communities they serve. The median household income for renter households is just $49,505, a stark contrast to property values that often reach seven figures.
The imbalance between wealthy seasonal homeowners and local workers creates a sustainability challenge: 28% of local tax bills are sent to village addresses, yet 72% of these owners do not reside in the community year-round. As Jay Diesling, a member of Southampton’s Community Housing Fund advisory board, explained in a public meeting, this dynamic has “gutted our community” and threatens the long-term viability of Southampton as a place where locals can live and work.
Proposals to Expand Affordable Housing
Recognizing the urgency of this crisis, Southampton Village trustees are actively considering a series of proposals designed to increase affordable housing opportunities. These initiatives focus on several key strategies:
- Density Bonuses: Developers may be allowed to build more units than current zoning regulations typically permit, encouraging larger housing projects while incorporating affordable units.
- Reduced Apartment Size Requirements: By adjusting minimum unit sizes, the village hopes to make projects more economically feasible for developers while providing a variety of housing options for local workers.
- New Land Openings for Housing: Additional parcels of land would be allocated for residential use, creating opportunities for workforce housing developments that cater to those who earn up to 130% of Long Island’s median household income. For a family of four, this translates to an annual income cap of approximately $214,370, ensuring that housing is targeted toward households with genuine local needs.
Workforce Housing: Meeting the Needs of Locals
A critical component of Southampton’s housing initiatives is the creation of workforce housing developments. These units are specifically designed to accommodate residents employed in essential sectors who might otherwise be unable to afford local rents. Rents are based on income levels, helping to ensure that housing remains attainable for individuals and families who sustain the day-to-day functioning of these communities. In addition to supporting workers, this approach reinforces the cultural and economic fabric of Southampton by allowing long-term residents to remain within the village and nearby hamlets.
Targeting Southampton Natives and Local Renters
Efforts to expand affordable housing are also focused on prioritizing Southampton natives and long-term residents, rather than seasonal buyers or outside investors. The high demand for property from wealthy outsiders has historically driven real estate prices upward, creating a financial barrier for locals. By allocating affordable units to households with established ties to Southampton, the town seeks to preserve community identity and provide stability for workers whose labor supports local businesses, schools, and healthcare facilities.
The Role of Village Trustees and Community Housing Fund
Under the current proposals, developers could build projects with up to eight units, 25% of which would be designated as workforce housing. Notably, these units could be created in buildings initially zoned for office use, reflecting a flexible approach to addressing housing shortages. Additionally, village officials plan to collaborate with the Community Housing Fund, which is supported through a half-percent real estate transfer tax. The fund offers grants and incentives to developers, helping to offset costs and encourage the construction of affordable housing. By combining zoning changes, density bonuses, and financial support, Southampton aims to create a more sustainable housing ecosystem that benefits local workers and residents alike.
FAQ: Affordable Housing in Southampton
What is considered affordable housing in Southampton?
Affordable housing in Southampton typically refers to housing units with rents based on income, designed to be accessible to households earning up to 130% of Long Island’s median income. For a family of four, this is roughly $214,370 per year.
Who qualifies for workforce housing in Southampton?
Workforce housing is aimed at local residents employed in essential sectors such as retail, healthcare, education, and service industries. Priority is given to Southampton natives and long-term residents.
What changes are being proposed to increase housing affordability?
Proposed changes include density bonuses for developers, reduced apartment size requirements, opening additional land for residential use, and converting certain office-zoned buildings into workforce housing units.
Why is affordable housing important for Southampton?
Affordable housing helps local workers remain in the community, supporting local businesses, schools, and healthcare services. It ensures that Southampton maintains a sustainable and diverse population rather than being dominated solely by seasonal or outside investors.