Summary of the Topeka Citywide Housing Market Study and Strategy (July 2020)
The "Topeka Citywide Housing Market Study and Strategy" is a detailed 151-page analysis prepared by Development Strategies for the City of Topeka. This study was designed to support the Affordable Housing Review Committee and align with the Momentum 2022 community development initiative. It evaluates housing conditions for residents across all income levels, drawing on demographic data, market research, feasibility studies, and feedback from more than 100 local stakeholders. The report addresses the current and future housing supply, identifies gaps in housing options, highlights challenges to diversification, and recommends the necessary tools and organizations to meet community needs. Organized into chapters covering the introduction, housing trends, neighborhood context, market analysis, defined needs, strategies, and implementation, the study emphasizes issues such as aging housing, vacancies, affordability barriers, and the lasting effects of historical redlining.
Key Findings
· Supply and Demand Imbalances: While Topeka has a sufficient number of housing units, about 11% (nearly 6,000) are vacant, and over 40% of homes were built before 1960, requiring significant investment. Over the next 20 years, Topeka will need approximately 14,400 additional units, including 4,000 affordable, 3,650 workforce, 4,500 market-rate, and 2,250 senior units.
· Affordability Challenges: Thirty percent of Topeka households spend more than 30% of their income on housing, and 13% are severely burdened, paying more than half their income. The average rent for a two-bedroom apartment is $788, plus $200 for utilities, which is unaffordable for a third of households. More than half (52%) of African-American households are cost-burdened, and minorities often live in lower-quality homes.
· Market Gaps: There is a shortage of moderately priced homes for sale ($120,000–$225,000) and few diverse housing options like duplexes or townhomes—just 20% of recent permits, compared to 40% in similar cities. Homelessness rates in Topeka are 35% higher than the national average, with 441 individuals counted in 2019, and the city ranks 58th nationally for eviction rates.
· Demographic Pressures: The senior population is expected to increase by 24% in five years, creating a need for more low-maintenance housing. Entry-level jobs pay $9–$12 per hour, below the $16 per hour required for basic affordability. Residents earning more than $45,000 often move outside the city due to a lack of upscale housing options.
· Neighborhood Vulnerabilities: Core neighborhoods such as Central Topeka experience high vacancy rates (up to 21%) and persistent equity issues, especially for minorities and individuals with special needs (8% have ambulatory disabilities).
Defined Housing Needs (Next 20 Years)
| Category | Total Units Needed | Details |
| Affordable (≤60% AMI) | 4,000 | 70% rentals; focus on units under $700/month |
| Workforce ($33,000–$66,000 income) | 3,650 | 2,000 for-sale, 1,650 rentals |
| Market-Rate | 4,500 | 3,100 for-sale, 1,400 rentals |
| Senior | 2,250 | 1,500 affordable, 400 market-rate, 200 independent living, 150 assisted |
| Homeless/Special Needs | Varies | Increase transitional beds; ensure accessibility (no current requirements) |
Strategies and Recommendations
The report presents six primary strategies and 27 specific tactics, grouped under the themes of quality, reinvestment, resources, opportunity, access, and options:
· Improve Quality (S1): Strengthen weatherization and home repair programs, introduce landlord licensing, and enhance code enforcement.
· Address Vacancies (S2): Create land banks, register vacant properties, and use demolition only as a last resort.
· Enhance Stability and Homeownership (S3): Assist low- and moderate-income buyers and prevent evictions or displacement.
· Diversify Housing Types (S4): Support infill development and encourage multifamily or duplex projects near major employers.
· Expand Affordable Housing Production (S5): Provide policy support and subsidies to promote economic mobility.
· Increase Resources (S6): Build partnerships and incrementally fund the Affordable Housing Trust Fund, aiming for $53 million per year (current city budget is $7 million annually).
Implementation should be incremental, with pilot programs, community partnerships (including CDCs), and funding from sources such as LIHTC, HOME funds, and philanthropic contributions. The total recommended annual investment is $53 million over the next decade, including $314 million in targeted investments, such as $121 million in Central Topeka.
City Costs
The city spent about $95,000 to commission and produce the housing market study. Beyond this, Topeka currently allocates nearly $7 million per year for housing programs, with a recommendation to increase this to $53 million annually to meet future needs.
