Connect with us

Opinions

Proving the point: More housing equals lower rents

D.C. rental prices drop as developers create increased apartment supply

Published

on

real estate, gay news, Washington Blade
real estate, gay news, Washington Blade, new apartment units

(Washington Blade photo by Michael Key)

It’s not rocket science: The more housing there is, the more affordable housing will be.

In cities with growing populations, the degree to which the creation of new apartment units track with the increased need for additional rental housing is the difference between soaring prices and a stable market.

D.C. has begun to prove this simple reality of supply and demand.

A report last month by real estate research firm Delta Associates indicated that D.C. rental prices dropped for the second consecutive quarter, following a rare drop in rents in the previous period. These drops were only the third decrease in rents since 2010.

District market-rate rents citywide were 1.3 percent lower on a year-to-year basis for newer Class A apartment buildings, and declined slightly less than one percent at Class B buildings. In the D.C. market, Class A buildings are typically larger apartment buildings constructed after 1991, with extensive resident amenities, while Class B buildings are generally older renovated buildings offering more limited amenity packages.

This decline in average rents was the result of a record number of new apartments hitting the market in the past year, totaling more than 11,000 units. Optimism that prices will continue to drop is based on an already-planned addition of nearly 14,000 new units in the next three years.

While apartment rental prices had been predicted to decline by housing experts, due to the major increase in new units, the areas of the city most benefiting by price declines were opposite what was expected.

Rental prices were anticipated to plateau in the areas with the largest supply of new units, primarily the Riverfront area in Southeast-and-Southwest D.C., as well as NoMa and surrounding the H Street, N.E., corridor. These areas are expected to continue to lead the city in rental housing growth over the next three years, eventually exceeding the total number of units in central D.C.

Instead, rents dropped in the more established neighborhoods of northwest D.C., including Foggy Bottom, Dupont Circle, Logan Circle, Shaw, and the Mount Vernon Triangle area. The Shaw-Columbia Heights submarket experienced the largest decrease at 4.1 percent while average rents in Dupont-Logan-Mount Vernon declined 2.4 percent – all near-downtown areas. The NoMa and H Street, N.E., area saw a more modest 1.2 percent drop, while absorbing the second-highest number of new units.

In neighborhoods with the most new rental construction, primarily the Capitol Riverfront and Southwest areas, Class-A rents grew by 3.2 percent, an unexpected development. Excitement surrounding The Wharf, with its destination array of dynamic entertainment and nightlife establishments, became a big part of the draw luring renters to the Waterfront area.

Nearly all new rental housing in almost all cities is typically, and historically, higher-priced housing. The availability of new “luxury” apartments, however, serves to reduce the pressure on existing housing, including less expensive units. This benefits the mainstream market overall and allows for a broader range of rental price points.

Over the past decade, D.C. has become one of the most expensive cities in the country for rental housing. The sky-high cost of living, only partially offset by a relatively high median income, affects the economic demography of residents and both the pace of new arrivals and who they are.

In-migration to the city has begun to taper off while remaining robust, and is increasingly comprised of wealthier new residents. D.C. has yet to see departures by Millennials exceed arrivals, as is now the case in the metropolitan area for the first time in many years, but their net influx is noticeably slowing. Rental housing affordability is a key factor in this shift.

If market-rate housing is to be marginally affordable and price-stable, the essential solution component is creating an adequate supply.

D.C. public policies, zoning rules, and regulatory procedures must encourage and incentivize new rental housing construction. More important, neighborhood NIMBY activists must end their knee-jerk, and counter-intuitive, opposition to building it.

 

Mark Lee is a long-time entrepreneur and community business advocate. Follow on Twitter: @MarkLeeDC. Reach him at [email protected].

Continue Reading
Advertisement
FUND LGBTQ JOURNALISM
SIGN UP FOR E-BLAST

Opinions

Trump family had a tough week — may it only be the beginning

Let’s hope he’s headed to prison instead of back to White House

Published

on

Donald Trump, Jr., Eric Trump and Donald Trump in happier times in 2016 at the ribbon-cutting of the Washington, D.C. Trump Hotel, now the Waldorf Astoria. (Blade file photo by Michael Key)

For the first time I actually think Donald Trump and his family may get what they deserve. They have been screwing the country for so long it seemed no one could get to them. Donald Trump is like a mafia don, with his family, and others like Rudy Giuliani, being his soldiers. Like many mafia don’s we have seen, while not going down for the deaths he caused, he will likely go down for his financial shenanigans.

As reported in the Washington Post, “The legal dangers facing former president Donald Trump rose this week, after the New York attorney general filed a fraud lawsuit that could effectively shutter the Trump Organization and the U.S. Court of Appeals for the 11th Circuit allowed federal investigators to continue their probe into classified documents found at Mar-a-Lago.” In addition, “other setbacks for Trump come as at least a half-dozen additional legal efforts proceed against him and his allies. Federal prosecutors have subpoenaed dozens of his former advisers, and many others, as part of a sprawling investigation into efforts to obstruct the transfer of power after the 2020 election. Separately, a Georgia grand jury has been looking at allegations that he tried to obstruct that state’s electoral count by pressuring Secretary of State Brad Raffensperger (R) to ‘find’ enough votes to overturn the election.” 

While the New York State investigation is civil, New York AG Letitia James has referred her findings to the Manhattan DA, to U.S. Attorney for the Southern District of New York, as well as to the IRS, for possible criminal proceedings. Many of us are keeping our fingers crossed one of these many investigations will finally see Donald Trump where he belongs; not in the White House, but as a more permanent resident in other federal housing, a jail cell. 

While it is important to hold Trump and his acolytes accountable for all the legal issues, we must also hold him responsible for the cultural wars he inspired and promoted. We have always known there are racists, homophobes, transphobes, sexists and misogynists in our midst. However, through hard work and many years of progress, we had seemingly reached a time in this country when people who harbored those hideous feelings couldn’t stand openly in the public square and voice them, no less act on them, without repercussions. The four years of Trump’s presidency changed that. What he did through his words and actions gave people tacit permission to spout these thoughts and even to act on them. He did this because people understood he was all of those things himself, and in most instances never really tried to hide it. He openly courted and defended white nationalists and neo-Nazis. He bragged about mistreating women. Because of Trump many members of minority groups including the LGBTQ community, African Americans, Asians and women have actually lost their lives to violence. If not losing their lives, many lost the chance to live their lives openly, freely and in safety. With all his misguided policies, lies and obfuscations, it is the cultural wars he unleashed that will take the longest, maybe decades, to counter.

We once had two relatively sane political parties, both advocating differing policies but both standing up for democracy. They seemed to understand our government was founded on the need for compromise to move forward their particular ideas. I may have disagreed with most Republican policies, and their national platforms, but I knew that if they won the Congress and the presidency, I could still fight another day to have Democrats win the next time and change the direction of the country more to my liking. But either way our democracy was going to stand. Today, if Republicans take over, I am not so sure of that.

Yet for some reason I still have confidence in most of the American people. I believe they will fight for our democracy by voting this November to give the Democrats continued control of Congress. By doing so they will let us continue to work to shore up our democracy and to make progress on issues from climate change, to immigration, updating our tax code, and ensuring no person in our country goes without a roof over their head, food in their stomach, and adequate healthcare. I believe we can defeat both Trump and Trumpism if we can convince enough people the road to a better life for them, their children, and grandchildren, is to reject Trump’s evil and defend our democracy.  

Peter Rosenstein is a longtime LGBTQ rights and Democratic Party activist. He writes regularly for the Blade.

Continue Reading

Opinions

Kenyan McDuffie for D.C. Council-at-Large

A voice of reason and progress in city government

Published

on

D.C. Council member Kenyan McDuffie (D-Ward 5). (Washington Blade file photo by Michael Key)

Kenyan McDuffie is a voice of reason, and a voice for progress, on the D.C. Council. He has been a voice for those without one, and for minority communities across the District. 

Kenyan is a fourth-generation Washingtonian raised in a working-class family of six. He attended Shaed Elementary in Edgewood, St. Anthony Grade School in Brookland, and graduated from Woodrow Wilson Jackson-Reed high school, having played varsity basketball. He has been a union member working as a mail carrier for the U.S. Postal Service. His college career began at the University of the District of Columbia, which he continues to strongly support. He transferred and graduated summa cum laude from Howard University with a bachelor’s degree in Political Science and Community Development and then joined the staff of Congresswoman Eleanor Holmes Norton. He left there to attend the University of Maryland School of Law, where he was an editor of the law school’s Journal of Race, Religion, Gender and Class. 

After law school he clerked for an associate judge on the 7th Judicial Circuit of Maryland and then became an Assistant State’s Attorney in Prince George’s County. He then joined the Civil Rights Division of the U.S. Department of Justice, where, as a trial attorney, he enforced key federal civil rights laws in cases throughout the country. His caseload at the DOJ included defending the civil rights of the mentally ill, nursing home residents, persons with disabilities, and other vulnerable populations.

At that point in his career, Kenyan added community activist to his resume becoming president of his local civic association and taking a job as a policy adviser with the Deputy Mayor for Public Safety and Justice. In that position he worked with Council members to shape policy and legislation for the District of Columbia.

In 2012, with this wealth of experience, he was elected to the D.C. Council. At that time Lateefah Williams, president of the Stein Democratic Club, wrote in the Blade, “Kenyan McDuffie is the type of leader that Ward 5 needs. He is intelligent, he has key experience in diverse matters from public safety to public policy, and he is a staunch supporter of the LGBT community. These are some of the reasons the Gertrude Stein Democratic Club, D.C.’s largest LGBT political organization, endorsed Kenyan McDuffie for Ward 5 Council.  … and why I personally support Kenyan McDuffie.” Her confidence in Kenyan was well placed. For 10 years he has worked to build coalitions and create solutions, tackling D.C.’s most significant challenges. In his first year on the Council, he was elected to serve as Chairman Pro Tempore (Vice Chair), a position he continues to hold. 

Kenyan is what those of us looking at legislators call a work-horse, not a show-horse. He has put in the work to bring consensus and pass legislation, which he did with sweeping updates to D.C.’s criminal justice laws when he became chair of the Judiciary Committee in 2017. With that committee he oversaw the implementation of D.C.’s police body-worn camera program, including ensuring the public has fair access to the video footage from encounters with officers. 

Kenyan has a view of public safety that includes both a strong MPD, with appropriate community oversight, and recognition of the need to fully fund community organizations working to reduce crime. Kenyan, like the mayor, believes we need to do both of these things, not one or the other. He recently said, “One of my proudest moments on the Council is passing the Neighborhood Engagement Achieves Results (NEAR) Act. The law takes a holistic approach to preventing crime in the first instance and floods communities disproportionately impacted by violence with resources – including violence interrupters and behavioral and mental health services – in addition to more innovative, data-driven policing.”

For the past five years, Kenyan has chaired the Council’s Business and Economic Development Committee. His focus has been on helping grow the local economy with a stronger focus on supporting small and minority-owned businesses. He fought to put millions of dollars in the Commercial Acquisition Fund to allow socially disadvantaged business owners to apply for grants to purchase commercial properties here in D.C. Kenyan spearheaded an emergency relief package of $100 million to help the hospitality, entertainment, and retail industries – some of D.C.’s largest employers of immigrants and minority workers – weather the pandemic and keep District employees on the payroll.

For these reasons, and many more, we cannot afford to lose Kenyan’s voice on the Council. I urge everyone to cast their vote for Kenyan McDuffie for Council-at-large. 

Peter Rosenstein is a longtime LGBTQ rights and Democratic Party activist. He writes regularly for the Blade.

Continue Reading

Commentary

Bisexual activists cautiously excited after White House meeting

Sept. 20 gathering took place during Bisexual Visibility Week

Published

on

From left to right: Ellyn Ruthstrom, Tania Israel, Nicole Holmes, Mimi Hoang, Ezra Young, Lauren Beach, Belle Hagget Silverman, Diana Adams, Heron Greenesmith, and Khafre Abif. Kneeling: Robyn Ochs, Fiona Dawson and Blair Imani outside the White House on Sept. 20, 2022. (Photo courtesy of Heron Greenesmith)

On Tuesday, Sept. 20, just in time for Bisexual Visibility Week, a diverse group of 15 bisexual and pansexual activists met with officials from the White House and the Department of Health and Human Services (HHS), including Melanie Fontes Rainer, the director of the Office of Civil Rights at HHS. 

The 15 advocates comprised a wide cross-section of the bisexual community, including nonbinary, transgender, female, young, older, Black, Asian and Muslim advocates, people with disabilities and parents. We came from many walks of life: Academia, education, research, health care, advocacy, law, media and community activism. This isn’t unusual: Bisexual people comprise more than half of all LGBT people, totally approximately 12.5 million bisexual adults in the U.S. Strikingly, 15 percent of all GenZ adults — nearly 1 in 6 — identify as bisexual. People of color are more likely to identify as bisexual, as are cisegender women and transgender people in general. 

It has been a painful six years since the Executive Branch last met with bisexual activists (you do the math.) Those meetings, like this one, were the product of tireless advocacy from a population with zero paid organizational staff and less than one percent of all philanthropic dollars earmarked for the LGBT community. It was these stats and others that we shared at HHS on Sept. 20. 

Bisexual and pansexual people face specific disparities in mental and physical health, intimate partner violence and monkeypox prevention, treatment and care. Did you know, for example, that nearly half of bisexual women report having been raped? And did you know that federal reporting on monkeypox doesn’t disaggregate between gay and bisexual men and men who have sex with men, despite evidence that bisexual men are uniquely vulnerable to MPX and other infectious diseases. 

Khafre Abif is a Black bisexual educator, father and person living with HIV. At the meeting with agency officials, Abif shared the story of how staff at his HIV-care clinic initially denied him the monkeypox vaccine, despite Abif being bisexual and thus in a population of special focus for the vaccine. 

“This meeting has been a long time coming for the bi+ community,” said Abif. “I’m looking forward to a dialogue with federal officials about solving some of the health issues we face.”

In order to begin remedying these disparities and more, we presented the administration with a set of benchmarks, including the creation of a Federal Interagency Bisexual Liaison and a Federal Interagency Bisexual Working Group. Other benchmarks included training for HHS staff on bisexual disparities and remedies thereof, funding streams for bisexual-specific funding and interventions, and the disaggregation of data on specific health disparities. 

Robyn Ochs is a pillar of bisexual and pansexual community organizing. At HHS, Ochs shared more about her specific expertise. “Research has made clear our health disparities and invisibility. It’s time for federal interventions to catch up with what we already know through research and lived experience.”

Frustrated by years of inaction by the federal government to release bisexual-specific data, target the bisexual and pansexual community with tailored interventions, or recognize the importance of bi+ health in general, we are cautiously excited by this opportunity to share critical data and remedies. 

Heron Greenesmith is the Senior Research Analyst for LGBTQI+ Justice at Political Research Associates, and the co-founder of BiLaw and the Polyamory Legal Advocacy Coalition. Find Greenesmith on Twitter @herong.

Continue Reading
Advertisement

Sign Up for Weekly E-Blast

Advertisement

Follow Us @washblade

Advertisement

Popular