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WORKING DRAFT FOR HCD REVIEW
<br />NEEDS ASSESSMENT 3-12 SAN LEANDRO HOUSING ELEMENT
<br />The following categories are used:
<br />
<br /> Extremely Low Income households earn less than 30% of the areawide median
<br /> Very Low Income households earn less than 50 % of the areawide median
<br /> Low-Income households earn between 50% and 80% of the areawide median
<br /> Moderate-Income households earn between 80% and 120% of the areawide median
<br /> Above Moderate Income households earn more than 120% of the areawide median.
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<br />Table 3-7 shows the income ranges for Alameda County effective in 2014. A family of four earning less
<br />than $67,600 would be considered “low-income.” A family of four earning less than $46,000 would be
<br />“very low income.” Because the median income in San Leandro is lower than the county median, the
<br />percentage of lower-income households is higher than the regional percentage. Federal housing programs
<br />do not take this differential into effect, and apply the same income standards to all cities in the county.
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<br />Among the city’s very low income households, 43 percent are homeowners and 57 percent are renters.
<br />Among low income households, 49 percent are owners and 51 percent are renters. The percentage of
<br />renters is much smaller at the higher end of the range, with 75 percent of above moderate income
<br />households in the city owning their homes and 25 percent renting.
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<br />Table 3-7: HUD Annual Income Limits for the Oakland-Fremont Metropolitan Area, 2014
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<br />Income
<br />Category
<br />NUMBER OF PERSONS PER FAMILY
<br />1 2 3 4 5 6 7 8
<br />Extremely
<br />Low $19,350 $22,100 $24,850 $27,600 $29,850 $32,050 $34,250 $36,450
<br />Very Low $32,200 $36,800 $41,400 $46,000 $49,700 $53,400 $57,050 $60,750
<br />Low $47,350 $54,100 $60,850 $67,600 $73,050 $78,450 $83,850 $89,250
<br />Median $64,400 $73,600 $82,800 $92,000 $99,400 $106,800 $114,100 $121,500
<br />Moderate $77,280 $88,320 $99,360 $110,400 $119,280 $128,160 $136,920 $145,800
<br />Source: Alameda County HCD, 2014
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<br />Local Housing Costs
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<br />Home prices and rents in San Leandro have fluctuated at dramatic rates in the last 15 years, as they have
<br />throughout the Bay Area as a whole. The city experienced a rapid run-up in home prices between 1998
<br />and 2000, continued price inflation (although at a slower rate) through 2006, a steep and unprecedented
<br />decline between 2007 and 2011, and a rapid increase in 2012-2014.
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