ABOUT AFFORDABLE HOUSING DEVELOPMENT
Our Goal: 10,000 net new homes by 2034
Fairfax County pursues partnerships, financing tools, and streamlined land use to achieve this ambitious goal.
Affordable Housing Development Strategies
FCRHA is nationally recognized for its innovative approaches to affordable housing development. Fairfax County is challenged with creating housing across the income spectrum in an area with a high cost of entry. Each project requires local flexibility and innovations in development, finance and public-private partnership.
Who is served by affordable housing?
Explore
Build New Housing
We have transformed sites including underused parking lots, a stormwater run-off area, a former job development site, and vacant office buildings into affordable housing.
Create Inclusionary Housing Opportunities
We work with developers to integrate affordable housing into market rate developments. Affordable Dwelling Units (ADUs) and Workforce Dwelling Units (WDUs) offer the same quality as market rate units. Learn more.
Preserve Existing Affordable Housing
We rehabilitate and reinvest in existing affordable housing stock to ensure no net loss of affordable housing.
Forge Public-Private Partnerships
Affordable housing development is a team sport. Through partnership with financial institutions, housing developers and other organizations, we maximize each opportunity and share the risk.
Four Stages of New Affordable Housing Development
Pre-Development
Before any project officially begins, the County takes time to understand whether a site is suitable for redevelopment. This includes studying the physical characteristics of the property to understand the site limitations, talking with the community early on about concerns and expectations, determining what type of housing or amenities the site could support, and reviewing the costs to see whether the project is financially realistic. If the County determines that the site is suitable for redevelopment, the project will either move forward into full planning and design, or, for some projects, the County will advertise for and select a
development partner.
Planning and Design
Once a project moves forward into the planning and design phase, architects and engineers begin preparing detailed designs. During this phase, zoning applications are submitted, design drawings are completed, and permits are obtained. The community is engaged throughout the process to review concepts and provide feedback. If there are existing residents on the site, relocation planning may begin to ensure they are fully supported during the transition.
Construction
This is the visible phase when building begins. Construction crews prepare the site, install infrastructure, and build new homes and community spaces. Throughout construction, the project team keeps residents and neighbors informed about progress, upcoming work, and any temporary disruptions. As completion nears, the project team also shares estimated opening dates and information on leasing how to apply.
Occupancy
When construction is complete, the property transitions into active use. Leasing and marketing begin, and residents start moving into their new homes. Building Management staff support tenants during the move-in process and oversee the successful opening and day-to-day operations of the new housing community.
FAQ for Community Engagement Regarding Affordable Housing Development
How much does affordable housing cost? Where does the money come from?
How much does affordable housing development cost?
Each affordable housing project is distinctive in cost. Fairfax County seeks to be as efficient as possible with pu[LH1] blic funds allocated for affordable housing by partnering with private industry, leveraging existing infrastructure, and using other innovations. Innovative examples include:
-
Repurposing publicly owned land: Fairfax County leases land to a developer to build affordable homes, with lease terms mandating affordability, often as long as 99 years
-
Gap financing: Fairfax County will also provide financing to help see a project to completion.
-
Leveraging existing infrastructure: FCRHA also looks for opportunities to ‘upcycle’ existing infrastructure to create affordable housing.
-
Co-Development: Co-developing affordable housing with other community entities, such as a library or community center, increases efficiency as it serves two purposes at the same time.
Where does the money come from?
Affordable housing developments are paid for by many sources at the federal, state and local levels. It also relies upon support from non-profit providers, non-profit developers, faith-based organizations, and other members of the community. Private industry also participates in affordable housing - both through development, and by including affordable units in new, market-rate buildings. Each affordable housing initiative has a unique set of funding sources. Affordable housing financing is sometimes referred to as a ‘lasagna’ as it requires many different layers.
How much money is spent on construction versus subsidizing rent of people who live in affordable housing?
It generally costs the same to buy lumber, hire construction workers, install plumbing, or build an elevator, whether the apartments will be market-rate or affordable. However, because rents are set at lower prices for affordable units, developers cannot fund the building costs, and need additional funding sources to make the project financially feasible. The lower, restricted rental revenue constrains the amount of construction and permanent financing that the project can support.
Are there options for connecting people with more affordable living situations, other than building more affordable housing?
Fairfax County is the local administrator of federal rental housing subsidies such as the Housing Choice Voucher program. This program alone does not meet the broader affordable housing needs of the community. The amount of federal money Fairfax County has received to subsidize rents does not keep pace with demand. Therefore, we look for local solutions – including affordable housing construction and preservation - to supplement federal programs.
Why do you want to use county-owned land for affordable housing? Why not other things?
Using publicly owned land for affordable housing provides many benefits to the taxpayer:
-
It saves money: Fairfax County does not need to purchase the land.
-
The development risk is shared with private partners and not wholly shouldered by Fairfax County: Land ownership decreases the cost of entry for a private developer to design, own and manage affordable housing. The developer assumes the risk involved in pre-development, construction, and property management – not the taxpayer.
-
Affordable housing fuels the economic growth of Fairfax County. To attract business to Fairfax County, people need places to live. Affordable housing development, coupled with initiatives to produce housing solutions at all price points, creates homes for the people who fuel the economy.
Do developers and other private industry partners make money on the Fairfax County affordable housing projects?
A developer may earn a fee for planning and building the homes and taking on risks such as construction costs.
Will the development raise my property taxes?
The development or project itself does not add a charge to your tax bill. Your property tax depends on the assessed value of your home, and on the tax rate set by the Board of Supervisors - both of which can change from year to year.
How much of my taxes are being used affordable housing development?
Each affordable housing initiative has a unique set of funding sources. Affordable housing financing is sometimes referred to as a ‘lasagna’ as it requires many different layers. Specific development financing plans are shared with the public once finalized, which detail any contribution from Fairfax County.