On Thursday, September 5th, 2024, the City of Woodstock hosted much of Cherokee County’s government and real estate community to discuss the state of housing in Cherokee County. Special thanks to Tracy Albers and Maria Chang for successfully organizing the event and its four impactful speakers.
Here are some takeaways from the meeting and the PDF presentations below:
- Will Johnston of the Microlife Institute advocated for “Pocket Neighborhoods” and cottage homes, such as The Cottages on Vaughan in Clarkston, Georgia. His approach involves zoning reviews, community engagement, and pilot projects, with developments planned in Toombs County by 2026 and the City of Decatur. Johnston emphasizes the need for Missing Middle housing, noting that while 80% of American households are not couples with children, the majority of housing stock is designed for that demographic. His vision focuses on revitalizing downtowns, promoting walkability, fostering community, and building sustainably.
- Mike Stott of the Cherokee Association of Realtors discussed how the real estate market in Cherokee County is grappling with a severe housing shortage, with the median list price at $579,000 and only two move-in-ready homes under $300,000. Stott notes that it takes an annual income of $103,112, with no additional debts, to afford a home in the area, underscoring the widening income-housing gap. He suggests solutions such as Accessory Dwelling Units (ADUs), with Canton leading the way, higher-density housing through Light Touch Density (LTD), and reducing regulations for workforce housing. Stott also highlights community land trusts, down payment assistance programs, and prefabbed homes as part of a comprehensive strategy to tackle the housing crisis.
- Karen DiBella of the Cherokee Family Violence Center leads several support programs for victims of domestic violence. These include an Emergency 24-Hour Shelter, a Transitional Housing Program offering subsidized housing for up to three years, and a Children’s Program providing support and educational activities. The center’s Community and Legal Programs offer resources, referrals, and legal assistance with protective orders, custody, and divorce. Their Multicultural Program supports victims born outside the U.S., while Family Advocacy Services provide crisis support, safety plans, and assistance with household setup and public benefits. The transitional housing complex features 72 apartments, with a three-year residency limit and a transition from PBV to HCV.
- Joe Padilla of Smith Douglas Homes emphasized the importance of affordable housing, stating, “Housing is where jobs go to spend the night.” Despite 89% of people considering homeownership essential, only 10% find it easy to achieve (Wall Street Journal, Aug 28, 2024). Founded in 2009 in Woodstock, GA, Smith Douglas Homes now builds in seven Southern markets, focusing on Attainability & Choice. Padilla identifies the Four ‘Ls’—Labor, Land & Development, Lumber & Materials, and Laws & Regulation—as key factors impacting housing affordability. To improve attainability, he suggests prioritizing function over aesthetics, exploring “Missing Middle” housing, simplifying zoning and permitting processes, and thinking creatively, citing uniquely-zoned projects in Charlotte and LaGrange as examples.