HomeMy WebLinkAbout20253018.tiffResolution
Approve Adoption of Housing Needs Assessment Plan for Unincorporated Weld
County and Authorize Department of Planning Services to Submit Electronically
Whereas, the Board of County Commissioners of Weld County, Colorado, pursuant to
Colorado statute and the Weld County Home Rule Charter, is vested with the authority of
administering the affairs of Weld County, Colorado, and
Whereas, on December 9, 2024, the Board of Weld County Commissioners approved
Bid #B2400121, for Housing Need Assessment, and awarded Kimley Horn and
Associates, Inc., to provide said professional services for inventory of existing housing
availability in unincorporated Weld County, and
Whereas, the Housing Needs Assessment combines housing, demographic, resources,
and economic data, to inform the Board of County Commissioners of Weld County,
Colorado, about housing policies and trends to ensure County programs, such as the
Community Development Block Grant (CDBG), align with the County's goals, and
Whereas, Pursuant to Senate Bill 2024-174, Counties are required to conduct, publish,
and consider a Housing Needs Assessment by December 31, 2026, and
Whereas, the Board has been presented with a Housing Needs Assessment Plan from
the County of Weld, State of Colorado, by and through the Board of County
Commissioners of Weld County, on behalf of the Departments of Finance and Planning
Services, to the Colorado Department of Local Affairs, with further terms and conditions
being as stated in said plan, and
Whereas, after review, the Board deems it advisable to approve and adopt said Housing
Need Assessment for Unincorporated Weld County, a copy of which is attached hereto
and incorporated herein by reference.
Now, therefore, be it resolved by the Board of County Commissioners of Weld County,
Colorado, that the Housing Needs Assessment Plan from the County of Weld, State of
Colorado, by and through the Board of County Commissioners of Weld County, on behalf
of the Departments of Finance and Planning Services, to the Colorado Department of
Local Affairs, be, and hereby is, approved and adopted.
Be it further resolved by the Board that the Director of the Department of Planning
Service, or Designee, be, and hereby is, authorized to electronically submit said plan.
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2025-3018
FI0082
PL0073
Adoption of Housing Needs Assessment Plan for Unincorporated Weld County
Page 2
The Board of County Commissioners of Weld County, Colorado, approved the above
and foregoing Resolution, on motion duly made and seconded, by the following vote on
the 3rd day of November, A.D., 2025:
Perry L. Buck, Chair: Aye
Scott K. James, Pro-Tem: Aye
Jason S. Maxey: Excused
Lynette Peppier: Aye
Kevin D. Ross: Aye
Approved as to Form:
Bruce Barker, County Attorney
Attest:
Esther E. Gesick, Clerk to the Board
2025-3018
FI0082
PL0073
BOARD OF COUNTY COMMISSIONERS
PASS -AROUND REVIEW
PASS AROUND TITLE: Housing Needs Assessment public review and hearing
DEPARTMENT: Planning Services
PERSON REQUESTING: Maxwell Nader
DATE: 9/22/2025
Brief description of the problem/issue:
The Board held a worksession with staff on the HNA on August 18 and requested a couple revisions shortly
thereafter. The consultant, Kimley-Hom, made those changes and sent the report to the Department of Local
Affairs for a courtesy review. Mark Williams with DOLA provided comments on August 28, which required a minor
revision or two. Kimley-Horn made the changes and replied to DOLA on September 12. No response from DOLA
has been received since then.
Staff proposes to make the draft document available on the County website
(https://w_ww.weld.gov/Govern ment/Departments/Public-I nform ation-Office/P u bl ic-I nput/Housi na-Needls-
Assessment) and schedule the adopting resolution for November 3, 2025. The public would have the opportunity
to comment during that agenda item or email comments to the Clerk to the Board beforehand.
What options exist for the Board?
1. The hearing date for the resolution could be scheduled earlier or later, if that is the Board's desire.
2. The Board could hold a separate public hearing outside of a regular meeting, if desired.
3. Another worksession can be scheduled to go over the HNA.
4. Hold the hearing at the Board's regular November 3 meeting, as proposed above.
Consequences:
The HNA is required by SB24-174, though the deadline is not until December 31, 2026.
Impacts:
Staff has no concerns.
Costs (Current Fiscal Year / Ongoing or Subsequent Fiscal Years):
No additional costs.
Recommendation:
Option 4.
Perry L. Buck
Scott K. James
Jason S. Maxey
Lynette Peppier
Kevin D. Ross
I /3
Support Recommendation: Schedule
Place on 11/3 BOCC Agenda Work Session Other/Comments:
2-54
(4,
2025-3018
PLuof3
FIO 2
Page Intentionally Left Blank
2025 Housing Needs Assessment
3
COUNTY, CO
HOUSING
Needs Assessment
2025
m
Prepared by:
eyx) Horn
COUNTY, CO
2025 Housing Needs Assessment
4
Acknowledgments
Board of County Commissioners
Perry Buck (Chair), At -Large
Scott James (Pro-Tem), District 2
Jason Maxey, District 1
Lynette Peppier, District 3
Kevin Ross, At -Large
Jennifer Finch, Public Information Officer
Planning Commission
Butch White, District 1
Michael Palizzi, District 2
Barney Hammond, District 3
Calven Goza, District 4
Michael Wailes, District 5
Cole Ritchey, District 6
Virginia Guderjahn, At -Large
Michael Biwer, At -Large
Hunter Rivera, At -Large
Finance and Administration
Cheryl Pattelli, Chief Financial Officer
CDBG Advisory Committee
Nicholas Wharton (Chair), Municipality Representative: Severance
Dean Moyer (Vice -Chair), Municipality Representative: Windsor
A.J. Krieger, Municipality Representative: Firestone
Jodi Hartmann, Housing Provider Representative
Linda Hunt, Nonprofit/Low-income Representative
Cheryl Powell, Municipality Representative — Milliken
Janet Meisel -Burns, Business Community Representative
Community Development Program
Cynthia Martin, AICP, Senior CDBG Analyst
Elizabeth Relford, Former CDBG Manager
Planning Services
David Eisenbraun, AICP, ASLA, Planning Director
Maxwell Nader, Planning Manager
Jim Flesher, AICP, Long -Range Planner
Kimley-Horn - Consultant Team
Ryder Reddick, AICP, Principal -In -Charge
Ines Galmiche, AICP, Project Manager
Joel Farias
Sophie Gartland
Photo Credit: All photographs featured in this document were taken by Ines Galmiche and Joel Farias.
COUNTY, CO
2025 Housing Needs Assessment
5
Table of Contents
Introduction 7
Weld County CDBG Program 7
State Requirements: SB24-174 8
How to Use an H NA 8
Historical Background 8
Community Engagement 9
Chapter 1. Community Profile 11
Population Size and Demographics 11
Households 15
Household Income Distribution 22
Chapter 2. Economics 24
Job Trends and Projections 24
Labor Force and Unemployment 29
Commuting Patterns 30
Chapter 3. Housing Inventory 33
Housing Units 33
Housing Vacancy and Occupancy 36
Development and Building Trends 38
Chapter 4. Housing Market 40
Ownership Market 40
Rental Market 42
Chapter 5. Fair Housing and Housing Gap Analysis 44
Income by Race and Ethnicity 44
Poverty Status by Race and Ethnicity 45
Disability Characteristics 46
Earnings by Educational Attainment 48
Veteran Status 49
Assisted and Senior Living 49
Household Support 51
Cost Burden by Tenure 52
Homelessness & Housing Instability 56
Displacement Risk 61
Chapter 6. Current and Projected Housing Needs 62
Housing Gap Analysis 62
Overcrowding by Tenure 64
Existing Housing Needs 65
Projected Housing Needs 66
Chapter 7. Development Challenges and Opportunities 67
Development Costs 67
Regulatory Barriers 67
Infrastructure Limitations 69
Estimated Water Supply Needs for Dwelling Units 70
Chapter 8. Housing Resources 71
Housing Assistance Programs 71
Local Funding Resources 72
Resources for Homelessness Prevention 73
COUNTY, CO
2025 Housing Needs Assessment 6
Chapter 9. Policy Recommendations 76
Key Findings 76
Policy Recommendations 78
Appendix A. Glossary and Acronyms 82
Glossary 82
Acronyms 86
Appendix B. Community Survey Results 87
COUNTY, CO
2025 Housing Needs Assessment
7
Introduction
A Housing Needs Assessment (HNA) identifies the type and quantity of housing required in a community or region
to ensure that current and future resident and employee households at all income levels have access to quality
housing that they can afford. As a result, an HNA does more than estimate the number of housing units needed to
accommodate projected population or job growth. An HNA evaluates demographic trends, economic
characteristics, housing unit inventory, housing market conditions, development opportunities and constraints, and
existing housing programs and services, combined with input from residents and other stakeholders, to identify
where the market is providing suitable housing and where it is not. The HNA uses this information to estimate the
amount of additional housing needed to address current housing shortages and accommodate future growth. The
objective is to estimate the housing needed to ensure that quality housing is available and affordable for resident
and employee households at all income levels and at different life stages, thereby sustaining community and
economic health and vibrancy.
An HNA is an informational tool. Completed HNA's are to be used for state agency planning, select grant programs,
and regional and local governments to develop housing action plans tailored to the unique constraints, resources,
and capacity of a community or region.
Weld County CDBG Program
The Community Development Block Grant (CDBG) program is a
federally funded initiative that supports local community
development and housing programs, primarily benefiting low- to
moderate -income (LMI) households and special -needs groups.
Weld County receives CDBG funds annually to meet the County's
CDBG goals, which include promoting viable communities by
ensuring a range of housing choices, fostering economic
opportunities, strengthening local partnerships, and supporting
essential services.
WELD COUNTY
COMMUNITY DEVELOPMENT BLOCK GRANT PROGRAM.
To receive CDBG funding, Weld County is required to prepare a
Consolidated Plan every five years and an Annual Action Plan (AAP) annually, to guide the allocation of funds and
strategic initiatives. The Consolidated Plan serves as a long-term framework, helping entitlement grantees assess
affordable housing and community development needs, make data -driven decisions, and prioritize investments.
The CDBG funds support activities consistent with the national objectives of the CDBG program, as established by
the U.S. Department of Housing and Urban Development (HUD). These funds may be used for public facilities and
infrastructure projects, public services, economic development opportunities, and affordable housing programs. The
Consolidated Plan is part of a larger grants management and planning process and must incorporate four out of the
six phases identified. This includes determining needs, setting priorities, allocating resources, and establishing
goals. The final two phases, administering the programs and evaluating performance, encompass all actions taken
throughout a given year and document performance in the Consolidated Annual Performance Evaluation Report
(CAPER), which is submitted to HUD.
The Weld County HNA will play a critical role in informing the County's 2026-2030 Consolidated Plan, providing key
data and analysis into demographic trends, housing affordability, and economic conditions to identify housing
challenges and opportunities. By informing strategic priorities, the HNA ensures that the Consolidated Plan and
CDBG resources align with actual housing needs in the County.
COUNTY, CO
2025 Housing Needs Assessment
8
State Requirements: SB24-174
"Senate Bill 24-174 requires each local government, with some exceptions, to conduct and publish an HNA no later
than December 31, 2026, and to update the HNA at least every six years thereafter. The bill's objective is to promote
comprehensive planning for housing needs throughout Colorado, by providing accurate data for statewide, regional,
and local government planning, while minimizing the fiscal impact on jurisdictions completing HNAs. Therefore,
jurisdictions are not required to build a certain number of housing units or produce a certain type of affordable
housing. Rather, completed HNAs are to be used as an informational tool to develop housing action plans that are
tailored to the unique constraints, resources, and capacity of a community or region (see Section 24-32-3705).
Each local government must conduct and publish an HNA that adheres to the requirements established by SB 24-
174, unless exempt under Section 24-32- 3703(4). HNAs submitted to the Department for approval must include
information outlined in Section 24-32-3702(1)(c)(1) through (VI) for a regional assessment and Section 24-32-
3702(1)(d)(0 through (VI) for a local assessment. In producing these outputs, HNAs must demonstrate
consideration of the baseline data specified in Section 24-32-3702(2). Requirements and timelines for completing,
publishing, and submitting HNAs for review by the Department of Local Affairs ("Department') are detailed in Section
24-32-3703 for local HNAs and Section 24-32-3704 for regional HNAs."
DOLA HNA Guidelines 12.20.24
How to Use an HNA
An HNA is an important tool used by local governments, planners, developers, and community organizations to
understand and address the housing needs of a specific area — in this case, Weld County. By identifying the
current housing challenges and future housing needs in a community, an HNA serves many purposes, such as:
• Informing Housing Policy and Programs
• Planning for Change
• Accessing Funds
• Increasing Affordability and Housing Stability
• Sustaining Community and Economic
Vibrancy
• Educating and Building Support
Historical Background
Weld County is Colorado's third -largest county, covering 4,016 square miles and situated on Colorado's northern
high plains with panoramic views of the Rocky Mountains. The county was established in 1861 and is one of the
original seventeen counties in the Colorado Territory. The county is home to 32 incorporated municipalities, each
with its own unique stories and charm, the Pawnee National Grassland, and St. Vrain State Park.
Weld County has a rich history rooted in agriculture, energy production, and manufacturing. The county seat,
Greeley, was founded as a utopian farming community in 1870 and has since grown into a significant urban center.
Over the years, Weld County has experienced substantial population growth, driven by its diverse economy and
strategic location near major urban areas like Denver and Fort Collins. As of 2023, the county's population is
estimated at approximately 359,442, reflecting its status as one of the fastest -growing regions in Colorado.
Weld County's growth has been marked by its ability to balance agricultural heritage with industrial development,
making it a dynamic and economically vibrant area. The county's history of resilience and adaptation continues to
shape its development, ensuring it remains a vital part of Colorado's economic landscape.
COUNTY, CO
2025 Housing Needs Assessment
9
Community Engagement
As part of this HNA, the project team hosted several community engagement efforts to collect input and feedback
from residents and stakeholders. This included the following:
• An Online Community Survey, which ran from January 13 to May 28, 2025, and collected 99 total
responses. The survey results are detailed in Appendix B.
• Tabling at the Farm Show on January 28 to 30, 2025, to advertise the online community survey.
• Two in -person Community Meetings in Briggsdale on March 5 and Wattenberg on March 6, 2025. Both
meetings were organized in coordination with Weld County's Good Government Plan, which advertised the
meetings. Boards and print surveys were provided for attendees.
• CDBG Advisory Committee meeting on May 7, 2025, to provide a project update.
• Board of County Commissioners (BOCC) working session on August 18, 2025, to provide key findings.
• Preliminary review of the Draft HNA by DOLA in August 2025.
• Public review of the Draft HNA throughout October 2025. No comments were received.
Community Meetings
As part of the community meetings, boards were created to collect input. Attendees were asked to use dots to select
their answers. The following outlines the questions asked and the number of answers selected (only answers that
received dots are included):
What housing types would you like to see more of in the community?
• Single -Family: 1
• Townhome: 2
• Duplex: 3
• Senior Living Complex: 2
• 1-2 Bedroom Apartment: 2
• 3+ Bedroom Apartment: 1
• Accessory Dwelling Unit: 2
What is your housing preference?
• I am happy where I live: 7
• I am interested in senior living: 1
• I would like a more affordable rent/mortgage: 4
• I would like to decrease my commute to live closer to work: 1
• I would like more community amenities (rec. center, pool, gym, park, trails, etc.): 2
• I would like to live closer to essential necessities (grocery store, medical offices, etc.): 1 (convenience
store with gas)
• I would like to live in a housing unit where I do not need to maintain a yard: 1
• I would like to live on more land or acreage: 2
Where do you work?
• In Weld County: 5
• Retired: 3
What is your commute time?
• Less than 30 minutes: 5
How do you get to work?
• Drive: 6
• Public Transportation: 1
• Biking: 1
• Walking: 1
COUNTY, CO
2025 Housing Needs Assessment
10
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COUNTY, CO
2025 Housing Needs Assessment
11
Chapter 1. Community Profile
A community profile provides a comprehensive overview of the study area's population and household
characteristics, including age distribution, household composition, income levels, and demographic changes over
time. Assessing these factors is crucial for understanding the demand for housing and determining the types and
prices of housing needed in the community. By analyzing population and household demographics, planners can
identify specific housing requirements, such as affordable housing, senior living facilities, or family -sized units.
Additionally, comparing these trends to those of the State of Colorado helps highlight relative differences and the
underlying drivers of housing needs, ensuring that housing policies and development plans are tailored to the
community's unique context and promote sustainable growth.
Population Size and Demographics
Population Size
As of October 2024, the U.S. Census Bureau estimates the population of Weld County to be 367,453. Figure 1
shows that Weld County experienced steady growth between 2000 and 2024, with a total increase of 184,379
people. According to the state demographer's office, Weld County was the fastest -growing county in Colorado,
ranking first in the state for growth between 2021 and 2022.
In the 2010s, Weld County's population grew rapidly due to a boom in the energy sector (oil and gas) that attracted
workers and their families. In the 2020s, the population continued to grow due to economic diversification, including
expansions in agriculture, manufacturing, and the service sector. The county's location near major urban areas,
such as Fort Collins and Denver, also makes Weld County attractive for individuals who want to work in urban
settings but prefer a more suburban or rural living environment.
400,000
350,000
300,000
250,000
200,000
150,000
100,000
50,000
0
Figure 1. Weld County Population (2000-2024)
Population
2000
2010 2020 2024
U.S. Census Bureau, Population Division, 2000-2024
Figure 2 compares Weld County's growth to that of Colorado as a whole. Weld County saw a 41.4% change from
2010 to 2023, while Colorado experienced a 16.4% growth during the same period.
Figure 2. Population Trends Comparison (2010-2023)
Jurisdiction
July 2010
331,447
339,883
July 2020 July 2021
July 2022
359,530
Percent
July 2023 Change
2010-2023
Weld County
254,230
350,175
41.4%
Colorado
5,050,332 5,784,970
5,811,121
5,840,234 5,876,300 16.4% J
Colorado State Demography Office, 2010-2023
COUNTY, CO
2025 Housing Needs Assessment
12
Population Forecast
Weld County experienced significant population growth in the last decade, and according to Figure 3, the population
is expected to continue increasing. This growth is driven by ongoing economic development and the county's
attractive living conditions.
700,000
600,000
500,000
400,000
300,000
200,000
100,000
0
Figure 3. Weld County Population Forecast (2016-2050)
Population
2016
294,513
2024
367,453
2030
422,751
2040
510,796
2050
588,815
U.S. Census Bureau, Population Division, 2016-2050
Based on U.S. Census Bureau population projections, the county's population is projected to grow by 60.2%
between 2024 and 2050, double the growth rate expected for Colorado. The rapid growth of the past decade and
the forecast for continued growth underscore the need to increase the supply and diversity of housing, thereby
providing opportunities for everyone. The population forecast comparison between Weld County and the State of
Colorado is shown in Figure 4 below.
Figure 4. Population Forecast Comparison (2024-2050)
Jurisdiction
2024 Population 2050 Population
Percent Change
2024-2050
Weld County
367,453
588,815
60.2%
Colorado
5,919,130
7,416,589
25.3%
Colorado Demography Office, 2024-2050
Demographics
The U.S. Census Bureau tracks the age of Weld County's population. As seen in Figure 5, the current median age
in Weld County is 35.3. Since 1990, the rate has shifted from 30.5 to 35.3 in 2024, and it is expected to continue
increasing to 40.3 years by 2050, indicating an aging population.
45
40
35
30
25
Figure 5. Weld County Median Age Trends (1990-2050)
Median Age
1990 2000
30.5 31.0
2010 2020 2024
33.2 34.4 35.3
Colorado Demography Office, 1990-2050
2030
36.7
2040 2050
38.6 40.3
COUNTY, CO
2025 Housing Needs Assessment
13
Figure 6 breaks down the county's current age distribution and shows that 22.9% of the population falls within the
ages 45 to 64, who will be of retirement age or older in 20 years. Ages 25 to 44 currently make up almost 30% of
the population.
30,000
25,000
0 20, 000
Co
15, 000
O
10, 000
5,000
0
Figure 6. Weld County Age Distribution
8.1%
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° 7.1%
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U.S. Census Bureau, ACS 2023 5 -Year Estimates, Table S0101
As the population ages, there will be an increased need for housing that suits the needs of older individuals,
including retirement communities and assisted living facilities with an emphasis on accessible features. Older adults
may also be looking to downsize from family homes to smaller living spaces and less land to maintain.
U.S. Census data show that 87.6% of Weld County's population identifies as one race, while 12.4% identify as two
or more races, which is similar to the state's racial makeup. Of the population of Weld County identifying as one
race, 76% identify as white, 1.4% identify as Black or African American, and 1.7% identify as Asian. Figure 7 details
a complete breakdown by state and county.
Figure 7. Race Comparison
Race(s)
Colorado
Weld
County
Count
Percent
Count
n
Percent
One race
5,072,239
87.3%
298,557
87.6%
White
4,268,784
73.5%
258,936
76%
Black
or African
American
232,985
4%
4,937
1.4%
American
Native
Indian
and
Alaska
58,576
1%
3,344
1%
Asian
187,534
3.2%
5,672
1.7%
Native
Islander
Hawaiian
and
Other
Pacific
8,647
0.1%
347
0.1%
Some Other
Race
315,713
5.4%
25,321
7.4%
Two or
More
Races
738,535
12.7%
42,154
12.4%
U.S. Census Bureau, ACS 2023 5 -Year Estimates, Table DP05
COUNTY, CO
2025 Housing Needs Assessment
14
According to the U.S. Census, about 30.5% of Weld County's population identifies as Hispanic or Latino of any
race. Non -White residents who do not identify as Hispanic or Latino make up 6.5% of Weld County's population,
while people identifying as White alone, non -Hispanic, account for 63%.
The county's Hispanic/Latino population ratio has grown since the early 2000s, reflecting both natural population
growth and continued migration. While the White population has remained the majority, the county has seen an
increase in diversity with small increases in other racial groups such as African American, Asian, and Native
American residents. Figure 8 provides a comparison of the population demographics in Weld County and Colorado,
highlighting the Hispanic or Latino population of any race, the population of any non-white race, and the non -
Hispanic white alone population.
100%
90%
80%
70%
60%
Q
50%
O
0- 40%
30%
20%
10%
0%
Figure 8. Hispanic Population Comparison
1,291,078
22.2%
214,808
63%
22,099 6.5%
103,804
30.5%
Colorado Weld County
• Hispanic or Latino, Any Race • Any Non -White Race, Non -Hispanic r _ 7 White Alone, Non -Hispanic
U.S. Census Bureau, ACS 2023 5 -Year Estimates, Table DP05
Figure 8 compares Weld County's Hispanic population to the statewide population. While the percentage of people
who identify as White alone makes up the majority at both the county and state levels, the proportion of Non -White,
Non -Hispanic residents is 6.5% in Weld County, compared to 12.1% at the state level. Conversely, Weld County
has a higher percentage of Hispanic or Latino residents (30.5%) than the state average (22.2%).
Figure 9 shows that the male -to -female ratio in Weld County is 50.8% male and 49.2% female, mirroring the
state's overall sex makeup.
Figure 9. Sex Comparison
Sex
Colorado
Percent
Weld County
Count Percent
Male
Female
2,942,568 50.6% 172,951
2,868,206 49.4% 167,760
U.S. Census Bureau, ACS 2023 5 -Year Estimates, Table DP05
50.8%
49.2%
(.1.10.1%-
COUNTY, CO
2025 Housing Needs Assessment
15
Households
Total Households
According to the U.S. Census, the current total number of households in Weld County is 120,019. Figure 10
provides the number of households in each municipality within Weld County.
It should be noted that MCP indicates a multi -county place. The figures reported are the portions of the total
population and households in Weld County. The City of Thornton and the Town of Timnath are additional Weld
County communities, primarily consisting of undeveloped land or road right-of-way within the county. Greeley, the
largest City in Weld County, comprises the largest portion of households from a single municipality in Weld County,
with a total of 41,952 households estimated. The total households in unincorporated Weld County equals 18,220,
making up 14.1% of the county's total households.
COUNTY, CO
2025 Housing Needs Assessment
16
Figure 10. Total Households by Jurisdiction
Jurisdiction*
Population
p
Count
Population
Percent
Total
Households
Households
Percent
Weld
County
350,206
100%
129,656
100%
Ault
2,235
0.6%
892
0.7%
Berthoud
(MCP)
258
0.1%
71
0.1%
Brighton
(MCP)
360
0.1%
129
0.1%
Dacono
6,457
1.8%
2,240
1.7%
Eaton
5,924
1.7%
2,220
1.7%
Erie (MCP)
19,273
5.5%
6,804
5.3%
Evans
22,924
6.6%
8,427
6.5%
Firestone
18,041
5.2%
6,265
4.8%
Fort
Lupton
8,862
2.5%
3,085
2.4%
Frederick
16,531
4.7%
5,706
4.4%
Garden
City
255
0.1%
128
0.1%
Gilcrest
1,019
0.3%
349
0.3%
Greeley
110,186
31.4%
41,952
32.4%
Grover
155
0.04%
85
0.1%
Hudson
1,634
0.5%
613
0.5%
Johnstown
(MCP)
12,697
3.6%
4,416
3.4%
Keenesburg
2,071
0.6%
870
0.7%
Kersey
1,475
0.4%
552
0.4%
La Salle
2,328
0.7%
841
0.7%
Lochbuie
(MCP)
8,109
2.3%
2,605
2%
Longmont
(MCP)
1,281
0.4%
665
0.5%
Mead
6,259
1.8%
2,105
1.6%
Milliken
9,056
2.6%
3,103
2.4%
Northglenn
(MCP)
25
0.01%
8
0.01%
Nunn
527
0.2%
217
0.2%
Pierce
1,093
0.3%
430
0.3%
Platteville
2,916
0.8%
1,034
0.8%
Raymer
111
0.03%
49
0.04%
Severance
10,757
3.1%
3,643
2.8%
Windsor
(MCP)
30,042
8.6%
11,931
9.2%
Unincorporated
Area
47,337
13.5%
18,220
14.1%
Colorado State Demography Office, 2022 Weld County, Colorado Economic and Demographic Profile
*MCP indicates a multi -county place. Figures reported are the portions of the total population/households in Weld
County. The City of Thornton and the Town of Timnath are additional Weld County communities; however, data is
not provided for them as part of the Weld County Economic and Demographic Profile.
COUNTY, CO
2025 Housing Needs Assessment
17
According to Figure 11, in 2024, Weld County had 21,904 rental units in multi -family housing. Among these, 3,865
units are classified as affordable, rent -restricted, or rent -subsidized. Since 2000, the number of rental units has
grown by 10,632 multi -family units. Over half of these units (6,630 units) were built between 2017 and 2024. This
rise is indicative of the county's overall growth and housing needs, given the total population increase of 72,940
people since 2016, as seen in Figure 3.
Figure 11. Weld County Multi -Family Rental Inventory Units Trends (2020-2024)
25,000
20,000
co 15,000
C
Ta
0 10,000
5,000
0
Inventory Units
2000 2005 2010 2015 2020 2024
11,272 13,058 13,167 14,110 18,105 21,904
CoStar, Kimley-Horn 2000-2024
The total number of households has increased over the past 10 years, growing from 90,465 to 120,019, representing
a growth rate of 32.7%. Figure 12 illustrates the change in the total number of households in Weld County over the
past decade. Compared to neighboring counties, Weld County experienced faster growth in total households from
2013 to 2023 than most, except for Broomfield County, which is also a city, and which saw a growth rate of 40.5%.
Figure 12. Total Households Trends Comparison (2013-2023)
County
Percent
Change
2013
Total
Households
2023
Total
Households
2013-2023
Weld
County
32.7%
90,465
120,019
Larimer
121,423
151,571
24.8%
Boulder
120,521
135,230
12.2%
Broomfield
(C and
County)
22,016
30,921
40.5%
Adams
152,803
184,964
21.1%
Morgan
10,446
11,033
5.6%
Logan
8,015
8,148
1.7%
U.S. Census Bureau, ACS 2013 5 -Year Estimates, 2023 5 -Year Estimates, Table S1601
COUNTY, CO
2025 Housing Needs Assessment
18
Tenure of Households
Figure 13 compares housing trends in Weld County by tenure. In 2023, approximately 90,674 homes (75.6%) in
Weld County were owner -occupied, and 29,345 homes (24.5%) were renter -occupied.
140,000
120,000
100,000
80, 000
O
w 60, 000
0
= 40,000
20,000
0
Figure 13. Weld County Housing Tenure Trends (2013-2023)
27,024
29.9%
63,441
70.1%
2013
■ Owner ■ Renter
29,345
24.5%
90,674
75.6%
2023
U.S. Census Bureau, ACS2013 5 -Year Estimates, 2023 5 -Year Estimates, Table S2501
Over the past decade, both renter- and owner -occupied homes have increased in number; however, there has been
a larger growth rate in owner -occupied housing units, which have grown by 42.9% between 2013 and 2023.
Meanwhile, renter -occupied housing units have experienced an 8.6% growth during the same period, indicating a
declining overall proportion of renter -occupied housing units compared to owner -occupied units in Weld County.
The substantial increase in owner -occupied housing reflects a trend toward homeownership. Figure 14 shows the
changes in housing tenure in Weld County over 10 years.
As seen in Figure 15, the percentage of owner -occupied housing units has seen a significantly larger increase in
Weld County between 2013 and 2023 compared to the state. Throughout Colorado, owner -occupied housing units
have increased by 19.3%, which is about half the county's growth rate. Renter -occupied housing units have
experienced greater growth at the state level, with an increase of 14.4%, compared to the county's 8.6% over the
past 10 years.
Figure 14. Weld County Housing Tenure Trends (2013-2023)
Tenure
2013
2023
Percent Change
2013-2023
Owner -Occupied Housing Units
Renter -Occupied Housing Units
U.S. Census Bureau, ACS2013 5 -Year Estimates, 2023 5 -Year Estimates, Table S2502
42.9%
8.6%
63,441
27,024
90,674
29,345
Figure 15. Colorado Housing Tenure Trends (2013-2023)
Tenure
2013
2023
Percent Change
2013-2023
Owner -Occupied Housing Units
Renter -Occupied Housing Units
1,292,645
684,946
1,542,215
783,361
19.3%
14.4%
U.S. Census Bureau, ACS2013 5 -Year Estimates, 2023 5 -Year Estimates, Table S2502
COUNTY, CO
2025 Housing Needs Assessment
19
Household Size
Varying household sizes have differing implications for planning and services in a community. Generally, urban
areas tend to have smaller household sizes, ranging from 2.5 to 3 persons per household, due to higher living costs
and an increase in single -person households. Suburban areas generally have larger household sizes, typically
around 3 to 4 persons per household, reflecting a family -oriented living environment. Rural areas, however, may
vary widely, but they are more likely to have multi -generational living and lower housing costs, resulting in larger
household sizes.
According to the 2023 U.S. Census 5 -year estimates, out of the total 120,019 households in Weld County, 78.9%
consist of two or more people per household. Two -person households represent the largest market for households
in Weld County, accounting for 34.1% of all households, followed by four -or -more -person households, accounting
for 28.9%, as seen in Figure 16. This is consistent with the average household size in Weld County of 2.8, as seen
in Figure 17.
Figure 16. Weld County Household Size
Percent
Housin
Total
•
Units
Occupied
Household
Size
Total
Occupied
p
Housing
Units
1
-Person
Household
25,357
21.1%
2 -Person
Household
40,924
34.1%
3 -Person
Household
19,065
15.9%
4 or
More
Person Household
34,673
28.9%
U.S. Census Bureau, ACS 2023 5 -Year Estimates, Table S2501
While the overall average household size is 2.8, variations are based on household type. For married -couple family
households, the average household size is higher at 3.3. In contrast, the average household size for non -family
households is smaller, at 1.3. The county's household size distribution is a good indicator of the needed housing
unit size.
Figure 17. Weld County Average Household Size
Nonfamily Household
Married -Couple Family Household
Overall
1.3
2.8
3.3
0 0.5 1 1.5 2 2.5 3 3.5
Average Household Size
U.S. Census Bureau, ACS 2023 5 -Year Estimates, Table S1101
According to the 2023 U.S. Census estimates shown in Figure 18, the housing tenure distribution in Weld County
is 75.6% owner -occupied households and 24.5% renter -occupied households. Owner -occupied households have
a higher proportion of two -or -more -person households than renter -occupied households. The only household size
where renters have a higher proportion than owners is in one -person households. The higher proportion of one -
person rental households suggests a demand for smaller rental units, such as studio or one -bedroom apartments.
These smaller units cater to individuals living alone, including young professionals, single adults, and retirees. While
one -person households are more prevalent among renters, homeowners tend to need larger homes with multiple
bedrooms to accommodate their typically larger household sizes.
COUNTY, CO
2025 Housing Needs Assessment
20
4 -or -more -person household
3 -person household
2 -person household
1 -person household
Figure 18. Weld County Household Size by Tenure
27,952 30.8%
6,721
14,836 16.4%
10,000
0
14.4%
20,000 30,000
Households
22.9%
40,000 50,000
• Owner -occupied housing units ■ Renter -occupied housing units
U.S. Census Bureau, ACS 2023 5 -Year Estimates, Table S2501
As seen in Figure 19, over the past 10 years, Weld County's household sizes have increased. Similar to today, in
2013, 2 -person households represented the largest share of households, accounting for 30,310 units or 33.5% of
all households in Weld County. Between 2013 and 2023, the number of 2 -person households increased by 35%,
marking the second-largest growth among household sizes. In comparison, 3 -person households experienced the
highest percentage change during this period, with an increase of 37.7%.
Figure 19. Weld County Household Size Trends (2013-2023)
Household
Size
2013
2023
Percent
Change
1-person
household
20,000
25,357
26.8%
2 -person
household
30,310
40,924
35%
3 -person
household
13,842
19,065
37.7%
4
-or -more -person
household
26,342
34,673
31.6%
U.S. Census Bureau, ACS 2013 5 -Year Estimates and 2023 5 -Year Estimates, Table S2501
COUNTY, CO
2025 Housing Needs Assessment
21
Household Forecast
The number of households in Weld County is expected to continue increasing over the next 10 years. The total
number of households is projected to grow from 132,541 in 2025 to 168,718 in 2035. This upward trend is expected
to reach 220,150 total households by 2050. As seen in Figure 5, the median age for Weld County in 2024 was
35.3. It is estimated that the median age will be 40.3 in 2050. Figure 20 provides the total household projections
from 2010 to 2050.
250,000
Figure 20. Weld County Total Household Projections (2010-2050)
200,000
O
0 150,000
= 100,000
(10
50,000 89'831
99,627
132.
114,878
541
1
68, 718
151,022
0
2010 2015 2020 2025 2030 2035
Colorado Demography Office (2010-2050)
202,
185,295
855
220,150
2040 2045 2050
The household projections by age group for Weld County from 2010 to 2050 indicate changes in household
composition. As seen in Figure 21, in 2025, individuals aged 25-44 represented the largest group of householders.
However, by 2040, the leading age group of householders is projected to be those aged 45-64, and this age group
is expected to continue increasing at a rapid rate. Meanwhile, the age range 25-44 years old will also continue to
increase, but at a slower rate compared to the 45-64 age group. Between 2025 and 2035, the number of
householders aged 65 years and older is expected to increase from 32,175 to 45,003 households. The trendline for
ages 18-24 remains relatively stable, likely due to the group's shorter six -year range compared to other age ranges
and the influence of young adults residing with their parents or in student housing.
0
0
0
Ct
II
O
90,000
80, 000
70, 000
60, 000
50, 000
40, 000
30, 000
20, 000
10, 000
0
2010
Figure 21. Weld County Household Projections by Age Group (2010-2050)
3.
a.
a
2015
49,547
32,1
6,1
75
86
45,003
66,611
2020 2025 2030 2035 - 18-24 25-44 45-64 65+
Colorado Demography Office (20 10-2050)
80,705
68,168
}
64,029
7
,248
2040 2045 2050
COUNTY, CO
2025 Housing Needs Assessment
22
Household Income Distribution
Income Levels
According to the Department of Housing and Urban Development (HUD) 2024 Income Limits Documentation
System, the Greeley Colorado MSA area (which includes all of Weld County) has a median annual family income
of $114,500 compared to the state's median family income of $116,400. Figure 22 compares the median income
of Greeley MSA and Colorado.
Figure 22. Median Income Comparison
2024 Income Limit Area
Median Family Income
Greeley MSA (Weld County)
Colorado
$114,500
$116,400
Greeley, Colorado MSA and Colorado HUD 2024 Income Limits Documentation System
HUD sets income limits that determine eligibility for assisted housing programs. Income limits are presented in three
different levels as shown in Figure 23. When referring to these data, the 4 -person household income limit is typically
used as a reference point and referred to as a theoretical family of four.
Figure 23. Greeley MSA Income Limits Summary
2024 Income
Limit Category
Persons in Family
$52,720
Extremely Low -
Income (30°/a)
Very Low -Income
(50%)
Low -Income
(80%)
$24,050
$40,100
$64,150
$27,500
$45,800
$73,300
$30,950
$51,550
$82,450
$34,350 $37,100
$57,250 $61,850
$91,600 $98,950
$41,960
$66,450
$106,300
Greeley, Colorado MSA HUD 2024 Income Limits Documentation System
$47,340
$71,000
$113,600
$75,600
$120,950
The Census Bureau defines household income as the sum of the income of all people 15 years and older living
together in a household. Median Family Income (MFI) is the median income of all family households in the
metropolitan region or county. Analysis of housing affordability typically groups all households by income level
relative to the Area Median Family Income (AMFI). The median income of non -family households is typically lower
than that of family households.
Figure 24 shows that in 2023, 24.2% of Weld County's total households had an income of $150,000 or more, and
22.4% had a household income of $100,000 to $149,999. The median household income in 2023 was $93,287,
which is higher than the state's median household income of $92,470 for the same year.
COUNTY, CO
2025 Housing Needs Assessment
23
$150,000 or more
$100,000 to $149,999
$75,000 to $99,999
$50,000 to $74,999
$35,000 to $49,999
O $25,000 to $34,999
U
$20,000 to $24,999
O $15,000 to $19,999
°' $10,000 to $14,999
_ $5,000 to $9,999
Less than $5,000
Figure 24. Weld County Household Income
2,913
2,836
2,998
1,651
2,248
6,409
11,744
15,503
17,803
29,011
26,903
0 5,000 10,000 15,000 20,000 25,000 30,000
Households
U.S. Census Bureau, ACS 2023 5 -Year Estimates, Table S2503
Household income can be broken out into owner -occupied households and renter -occupied households in Figure
25, demonstrating the income gap between owners and renters in Weld County. According to the U.S. Census, the
median income for owner -occupied households was $110,209 in 2023, which is more than double the median
household income of renter -occupied households at $52,050.
$150,000 or more
$100,000 to $149,999
$75,000 to $99,999
$50,000 to $74,999
$35,000 to $49,999
$25,000 to $34,999
$20,000 to $24,999
O
a)
$15,000 to $19, 999
$10,000 to $14, 999
$5,000 to $9,999
Less than $5,000
Figure 25. Weld County Household Income by Tenure
t
I
1
i
i
i
0% 10% 20% 30% 40% 50% 60% 70% 80% 90% 100
Owner -occupied housing units Renter -occupied housing units
U.S. Census Bureau, ACS 2023 5 -Year Estimates, Table S2503
COUNTY, CO
2025 Housing Needs Assessment
24
Chapter 2. Economics
This chapter includes information on the current and projected total number of jobs, jobs and wages by sector,
seasonal changes in employment, unemployment, and commuting patterns. The purpose is to illustrate the
relationship between the local economy and housing needs, including whether the housing supply is keeping pace
with the housing needs of employees filling jobs, whether housing affordability for employees is improving or
worsening, and how future economic changes might influence housing needs.
job Trends and Projections
Jobs and Wages by Sector
Jobs and wages are important factors when considering the community's need for housing, as it may point towards
varying needs depending on how much local employees are paid and whether higher -paid positions attract residents
to Weld County. Stability in wages and employment may also be reflected in homeownership trends and, more
generally, in the community's sustainability.
As seen in Figure 26, the top five industries in the county in 2023 are:
• Construction - 13,643 jobs (11.7% of total jobs);
• Manufacturing - 13,267 jobs (11.4% of total jobs);
• Retail Trade - 11,164 jobs (9.6% of total jobs);
• Educational Services - 10,112 jobs (8.7% of total jobs); and
• Health Care and Social Assistance - 10,112 jobs (8.7% of total jobs).
Industries such as Agriculture, Forestry, Fishing, and Hunting and Accommodation and Food Services often require
seasonal employees during peak demand but are not exclusively seasonal employers. During planting and harvest
seasons, there is likely a demand for seasonal workers in the Agriculture, Forestry, Fishing and Hunting industry,
which offers 4,252 jobs or 3.6% of total jobs. The Accommodation and Food Services industry, which provides
9,751 jobs, or 8.3% of total employment, may also experience seasonal demand fluctuations during tourism -heavy
periods. There is a wide variation in wages across different sectors. High -wage industries such as Mining, Utilities,
and Management of Companies and Enterprises have higher wages but employ fewer people compared to other
industries. The industries that employ the most people, Construction, Manufacturing, and Retail Trade, have varying
average wages.
COUNTY, CO
2025 Housing Needs Assessment
25
Figure 26. Employment by Industry Sector with Average Annual Wage
Job
Sector
Establishments
Number
of Jobs
Distribution
Average
Wage
Annual
Total,
All
Industries
9,605
116,867
100% $70,737
Agriculture,
Fishing,
and
Forestry,
Hunting232
4,252
°
3.6 /°
$50,284
Mining
268
6,322
5.4%
$175,136
Utilities
39
566
0.5%
$107,900
Construction
1,296
13,643
11.7%
$70,876
Manufacturing
377
13,267
11.4%
$66,352
Wholesale
Trade
545
4,482
8.8%
$86,476
11,164
9.6%
$44,980
Retail
Trade
703
Transportation
Warehousin
and
g
489
4,171
3.6%
$72
, 072
Information
148
806
0.7%
$66,560
Finance
and
Insurance
462
2,801
2.4%
$85,384
Real
Leasin
Estate
9
and
Rental
454
1,539
1.3%
$62,920
Professional
Services
Technical
1,423
4,076
3.5%
$105,144
Management
and
Enterprises
p
of
Companies
111
1,787
1.5
°
/°
$121,576
Administrative
Services
and Waste
584
6,210
5.3%
$50,180
Educational
Services
155
10,112
8.7%
$49,088
Health
Assistance
Care and Social
892
10,112
8.7%
$56,004
Arts,
Recreation
Entertainment,
and
114
1,763
1.5%
$25,636
Accommodation
Services
and
Food
538
9,751
8.3%
$24, 388
Other
Services
681
2,984
2.6%
$51,584
Public
Administration
81
6,696
5.7%
$66,092
Unclassified
13
40
0.03%
$46,852
Weld County, Colorado 2024 Demographic Profile: Colorado Department of Labor and Employment, Labor Market Information (LMI Gateway),
Quarterly Census Employment and Wages
According to the Weld County, Colorado 2024 Demographic Profile, Figure 27 lists the top 10 private, non -retail
employers for the years 2021 and 2022. This data shows the key industries and major employers that significantly
contribute to the local economy. Notably, five out of the ten top employers are located in Greeley.
COUNTY, CO
2025 Housing Needs Assessment
26
Figure 27. Largest Private, Non -Retail Employers (2021-2022)
Rank
Company
Product/
Service
Location
JBS
USA & Affiliates
Beef
Processing, corporate
HQ,
Trucking
Greeley/Weld
1
2
Banner
Medical
Health:
Center
North
Colorado
Healthcare
Greeley
3
Vestas
Wind
Turbine
Blade
&
Nacelle
Manufacturing
Brighton
4
UC
Health
Healthcare
Greeley/Firestone
5
State Farm
Insurance
Insurance
Greeley
y
6
Leprino
Foods
Cheese
&
Dairy
Foods
Manufacturing
Greeley
7
Colorado Premium Foods
Beef
& Pork
Foods Manufacturing
Greeley
8
J.M Smucker
Company
Prepared
Food
Manufacturing
Longmont
9
McLane
Company,
Inc.
Food
Distribution
Longmont
10
Carestream
Health
Inc.
Medical
and
Dental
Imaging
Windsor
Weld County, Colorado 2024 Demographic Profile: Metro Denver, Major Employers by County - 06/2022, Upstate Colorado Economic
Development — 03/2023
Figure 28. Largest Non -Retail Employers (2021-2022)
Rank
Company
Product/Service
Location
1
Greeley/Evans
School
District
6
Public
School
District
Greeley/Evans
2
Weld
County
Government
Greeley/Weld
3
University
of
Northern
Colorado
Public
Four -Year
University
Greeley/Weld
4
City
of
Greeley
Government
Greeley
5
Aims Community
College
Public
Community
College
Weld
County
Weld County, Colorado 2024 Demographic Profile: Metro Denver, Major Employers by County - 06/2022, Upstate Colorado Economic
Development — 03/2023
job Projections
The Weld County, Colorado 2024 Demographic Profile by Upstate Colorado Economic Development defines
industry clusters as "geographic concentrations of interconnected companies, specialized suppliers, service
providers, firms in related industries, and associated institutions", that will continue to be a part of regional
communities' other economic development programming and activities. They highlight some candidates for a cluster
growth strategy that will represent the types of industries most likely to respond to a coordinated, regional cluster
growth strategy. The candidates include:
• Bioscience & Medical Devices
• Distribution & E -Commerce
• Fabrication & Production Technology Mfg.
• Food Processing & Manufacturing
• Information Technology
• Plastics
They also highlight other important economic drivers that are crucial to industries and will continue to be part of
regional communities' economic development programming and activities. These clusters include the following
industries:
• Agricultural Production, • Education & Knowledge • Hospitality & Tourism
Inputs & Services Creation • Local Health Services
• Construction • Energy
According to Figure 29, Weld County has experienced significant job growth and is expected to continue on this
trajectory. In 2000, there were 93,070 jobs in the county, and this has increased to 154,449 jobs by 2023.
COUNTY, CO
2025 Housing Needs Assessment
27
250,000
200,000
150,000
0 100,000
50,000
O
Figure 29. Weld County Total Jobs Forecast (1990-2050)
1990 2000 2010 2024 2030 2040 2050
—Total Jobs 60,460 93,070 104,894 158,450 170,373 181,562 190,484
Colorado Demography Office, 2024
Between 2024 and 2050, the county is projected to add an additional 32,034 jobs, representing a growth rate of
20.2%. This is slightly below the statewide projected growth rate of 20.4%, as shown in Figure 30.
Jurisdiction
Figure 30. Job Growth Comparison
2024 Jobs
2050 Jobs
Percent Change
Weld
County
158,450
190,484
20.2%
Colorado
3,734,721
4,497,878
20.4%
Colorado Demography Office, 2024
As employment opportunities increase, the demand for housing is expected to rise accordingly. Employment
opportunities tend to attract more people to the area, leading to increased migration for those seeking proximity to
jobs. Additionally, employment growth can lead to higher income levels, thereby increasing the ability of residents
to afford housing. If the housing supply does not keep pace with this demand, however, prices can rise, making
housing less affordable for lower -income workers. As demand increases, the cost of living may also rise, potentially
leading to the displacement of existing households.
Conversely, housing stock limitations may restrict workers' ability to move to an area, ultimately impacting economic
growth and business development. The availability of suitable housing is crucial for attracting businesses to an
area. Companies are more likely to invest in regions where their employees can find affordable and adequate
housing, supporting overall economic development.
Essential workers are individuals whose jobs are critical to maintaining the essential functions and services of
society, especially during emergencies or crises such as the COVID-19 pandemic. Essential workers typically fall
into several key categories, including Construction, Educational Services, Health Care and Social Assistance,
Public Administration, and Agriculture, Forestry, Fishing, and Hunting. The U.S. Census Bureau's 2022 North
American Industry Classification System provides detailed information on this structure:
• Construction: Includes building construction, civil engineering, utility system construction, roadway
construction, and other types of construction.
• Educational Services: Encompasses teachers from preschool to university level, educational support
services, and all other schools and instruction.
• Health Care and Social Assistance: Includes offices of physicians, dentists, and other health practitioners,
hospitals, assisted living facilities, childcare, and other relief services.
• Public Administration: Includes local officials, police and fire protection, human resources, housing and
economic programs, and national security and international affairs.
• Agriculture, Forestry, Fishing, and Hunting: Includes employment opportunities such as crop and
produce farming, animal husbandry, and farming labor.
COUNTY, CO
2025 Housing Needs Assessment
28
Three of these job sectors have been identified among the top 5 industries in the county in 2023. The Construction
sector employs 13,063 individuals, accounting for 11.7% of total jobs. The Educational Services sector employs
10,112 individuals, accounting for 8.7% of total employment. The Health Care and Social Assistance sector employs
10,112 individuals, making up 8.7% of total jobs.
Figure 31 lists the essential services in Weld County and compares the average monthly wage to owner and renter
housing costs to determine if they would be cost -burdened. This analysis presents the percentage of income that
the average employee in each job sector allocates to housing costs, depending on whether they own or rent their
homes. Being cost -burdened indicates that a significant portion of the household's income is dedicated to housing,
leaving less available for other essential needs such as food, healthcare, transportation, and education.
Figure 31. Essential Worker Median Income to Median Housing Cost Comparison
Job Sector
Number
of Average
Average
Owner Cost
Renter
Cost
Jobs
Annual
Wage
Month!
Wage
Burden
Burden
13,643
$70,876
Construction
29.3%
_
$5,906
76.5%
Educational
Services
10,112
$49,088
$4,091
110.4%
42.3%
Health
Social
Care
Assistance
and
10,112
$56,004
$4,667
96.8%
37%
Public Administration
6,696
$66,092
$5,508
82%
31.4%
Agriculture,
Fishing,
and
Forestry,
Hunting
4,252
$50,284
$4,190
107.8%
41.3%
Weld County, Colorado 2024 Demographic Profile, U.S. Census Bureau, ACS 2023 5 -Year Estimates, Table S2503 and Table S2503, Fannie
Mae Mortgage Calculator
The monthly housing costs are determined using the U.S. Census 2023 median home value and rent, with estimates
calculated using the Fannie Mae mortgage calculator. In Figure 32, the annual and monthly income required to
afford housing costs is based on spending less than 30% of income on housing. For homeowners estimated to pay
$4,518 in monthly housing costs, their monthly income to avoid being cost -burdened by 30% would need to be
$15,060. This means homeowners would have to earn more than $180,720 annually for a median -priced home,
greater than the median annual wage of the highest -paying job sector in Weld County, mining, at $175,136.
For renters with estimated monthly housing costs of $1,729, their monthly income to avoid being cost -burdened
would need to be $5,763, or an annual income of $69,160. This annual income limit is higher than the median
annual wage in four out of the five essential worker sectors.
Figure 32. Weld County Annual Income Needed to Afford Housing Costs
Tenure
Monthly Housing Costs
(Median)
Annual Income Needed to Monthly Income to Afford
Afford Housing Costs Housing Costs
Owner $4,518 $180,720 $15,060
Renter $1,729 $69,160 $5,763
Weld County, Colorado 2024 Demographic Profile, U.S. Census Bureau, ACS 2023 5 -Year Estimates, Table S2503 and Table S2503, Fannie
Mae Mortgage Calculator
COUNTY, CO
2025 Housing Needs Assessment
29
Labor Force and Unemployment
Labor Force Trends
A "healthy" unemployment rate can vary depending on economic conditions; however, a rate of around 4-5% is
generally considered healthy for urban areas. This rate indicates a balance where most people who want to work
can find jobs, and there is still some movement in the job market.
For rural areas, the situation can be more complex. Rural communities often face higher and more volatile
unemployment rates due to factors such as lower population density, fewer job opportunities, and economic reliance
on specific industries, such as agriculture or manufacturing. A healthy unemployment rate in rural areas might be
slightly higher, around 5-6%, reflecting these challenges.
According to the U.S. Census, and as shown in Figure 33, labor force participation rates are highest among
individuals aged 20-54 years, with relatively low unemployment rates. Specifically, individuals aged 35-44 and 45-
54 have the highest labor force participation rate, at 86.30%. Weld County has relatively high labor force
participation rates, indicating that a substantial portion of the population is actively engaged in the workforce. The
unemployment rate for people above 60 years of age is low because those who are retired are not considered part
of the labor force. This is similar to the unemployment rate of people under 24 years of age due to education
commitments. Overall, the county has a total labor participation rate estimated to be 69.8% and an
employment/population ratio of 66.4%. The unemployment rate for Weld County is 4.7%.
Figure 33. Labor Force and Unemployment Rate by Age
Age
Total
Labor
Force
Employment/
Unemployment
Rate
Po
•
ulation
Ratio
Partici
• ation
Rate
16-19
years
18,972
48.3%
40.9%
15.2%
20-24 years
20,679
81.4%
75.3%
7.3%
25-29 years
24,041
84.9%
80.9%
4.6%
30-34 years
27,548
85.8%
81.8%
4.1%
35-44
years
49,957
86.3%
82.7%
4%
45-54
years
40,639
86.3%
83.5%
3.2%
55-59
years
18,351
79.4%
77.1%
2.9%
60-64
years
19,190
64.2%
61.6%
4.1%
65-74
years
27,286
26.1%
24.9%
4.7%
75 years+ J 15,943
6.9%
6.6%
4.2%
Weld
County
Total
262,606
69.8%
66.4%
4.7%
U.S. Census Bureau, ACS 2023 5 -Year Estimates, Table S2301
The labor participation rate in Weld County has increased from 67.9% to 69.8%, representing a 2.8% increase in
labor force participation since 2013. In 2013, the state's labor force participation rate was 69%. By 2023, it had
decreased to 68.6%, marking a decline of just over 0.5%. Figure 34 shows how labor force participation rates have
changed in Colorado and Weld County over 10 years.
Figure 34. Labor Force Participation Rate Comparison (2013-2023)
Jurisdiction
Labor Force Participation Rate
2013
2023
% Change
Weld County
Colorado
67.9% 69.8%
69% 68.6%
U.S. Census Bureau, ACS 2023 5 -Year Estimates, Table S2301
2.8%
-0.6%
COUNTY, CO
2025 Housing Needs Assessment
30
The unemployment rate in Weld has decreased from 8.1% in 2013 to 4.7% in 2023, representing a 42% decrease
in unemployment. The unemployment rate in Colorado has decreased by 47.1% since 2013. Both the state and the
county had a relatively high unemployment rate in 2013, which dropped to what is considered a "healthy"
unemployment rate in 2023. Several factors may have contributed to this. Colorado and Weld County have
experienced significant growth over the past decade, resulting in the creation of new jobs and potentially decreasing
unemployment rates in both areas. Figure 35 shows how the unemployment rate in Colorado and Weld County
has changed in Colorado and Weld County over a 10 -year period.
Figure 35. Unemployment Rate Comparison (2013-2023)
Jurisdiction
Unemployment Rate
2013
2023
% Change
Weld County
Colorado
8.1% 4.7%
8.5% 4.5%
-42%
-47.1%
U.S. Census Bureau, ACS 2023 5 -Year Estimates, Table S2301
Commuting Patterns
People often choose housing based on its proximity to their workplace. Shorter commutes are generally preferred,
resulting in higher demand for housing in areas near employment hubs. However, higher housing costs can prompt
people to live farther away, leading to longer commutes. Affordable housing options in suburban or rural areas may
attract people willing to commute longer distances, but this can also lead to urban sprawl and increased spending
on transportation.
Commute Trends
"LEHD OnTheMap" is a web -based mapping and reporting application developed by the U.S. Census Bureau's
Longitudinal Employer -Household Dynamics (LEHD) program. It provides detailed information about where workers
are employed and where they live. As previously listed in Figure 27 and Figure 28, many of the top employers are
located in the City of Greeley. Greeley is one of the fastest -growing cities in Colorado, driving an increase in both
population and employment in Weld County. According to the 2022 LEHD OnTheMap data shown in Figure 36 and
Figure 37, out of the 106,267 people employed in Weld County, 59,385 (33.2%) are both living and working within
the county. In contrast, Figure 38 shows 119,428 (66.8%) residents are employed outside of Weld County, and
46,882 (44.1 %) individuals commute into the county for work. This suggests that a substantial number of workers
commute regularly out of Weld County for employment.
Figure 36. Weld County Labor Market Size
Labor Market
Count
2022
Share
Employed in Weld County
Living in Weld County
Net Job Inflow or Outflow
106,267
178,813
-72,546
LEHD OnTheMap, 2022
N/A
N/A
N/A
Figure 37. Weld County Labor Force Efficiency
Residency
Living in Weld County
Living and Employed in Weld County
178,813 _
59,385
100%
33.2%
Living in Weld County but Employed Outside
119,428
66.8%
LEHD OnTheMap, 2022
COUNTY, CO
2025 Housing Needs Assessment
31
Figure 38 shows employment patterns in Weld County, detailing the total number of jobs within the county, the
number of individuals both employed and residing in the county, and the number of individuals employed in Weld
County but commuting from outside areas. This comparison highlights the distinction between local residents who
participate in the workforce and those who commute into the county for employment.
Figure 38. Weld County Employment Efficiency (All Jobs)
Employment
2022
Count
Share
Employed in Weld County
Employed and Living in Weld County
Employed in Weld County but Living Outside
106,267
59,385
46,882
100%
55.9%
44.1%
LEHD OnTheMap, 2022
Figure 39 job counts are based on the distance between the home census block, which represents the geographic
area where a worker resides within Weld County, and the work census block, which represents the area where the
worker is employed. Over 60% of workers travel 24 miles or less to their workplace, a relatively short average
commute for the majority of the workforce. Conversely, only a small portion of workers commute more than 50 miles
to their place of employment, indicating that longer commutes are less common within the county.
Figure 39. Job Counts by Distance
Home
Census
Block
to Work
Census
Block
2022
Count
Share
178,813
100%
Total
All
Jobs
Less than 10 miles
55,908
31.3%
1
10 to 24
miles
54,494
30.5%
25
to 50 miles
42,553
23.8%
Greater
than 50 miles
25,858
14.5%
LEHD OnTheMap, 2022
Figure 40 presents a spatial analysis of job counts both within and beyond the county boundaries. This visualization
identifies key areas that function as employment hubs for Weld County's workforce, offering insights into the
geographic distribution of job opportunities and commuting patterns.
COUNTY, CO
2025 Housing Needs Assessment
32
2956 ft
Figure 40. Job Counts by Distance Analysis
10725 ft
9897f
0
For: r 'ollins . *
74,
J
;I
5446 (,
9'24 tt
1
1
I
I•
I
I
I
I
_�\ Sidney
etk
4-/T/:cno
4491 ft
4564 a
ism TamTc'm. Ir. FAO, NOAA, USGS EPA. N P'_. USFWS
LEND OnTheMap, 2022
Greeley employs 29,681 people, or 16.6% of the Weld County workforce, while Denver employs 18,167 people, or
10.2% of the workforce. Greeley, which has the highest job count in Weld County, is projected to continue growing
in population.
Figure 41 presents the job count for workers residing in Weld County. "All other jurisdictions" refers to other cities
and towns that are not specifically listed in the table. As the largest job center in Weld County, employing 29,681
individuals, Greeley plays a major role in driving housing needs. Greeley's projected population growth indicates
that future housing development should significantly focus on this jurisdiction to align with job availability and
workforce demand.
Figure 41. Employment Jurisdictions of Workers Living in Weld County
Employment
Jurisdictions
Count
Share
All
Places
(Cities,
CDPs,
etc.)
178,813
100%
Greeley
29,681
16.6%
Denver
18,176
10.2%
Fort
Collins
11,787
6.6%
Loveland
8,511
4.8%
Longmont
7,485
4.2%
Aurora
6,586
3.7%
Boulder
6,294
3.5%
Windsor
4,665
2.6%
Westminster
3,515
2%
Thornton
3,070
1.7%
All
Other
Jurisdictions
79,043
44.2%
LEND OntheMap, 2022
r3t1,1r►
COUNTY, CO
2025 Housing Needs Assessment
33
Chapter 3. Housing Inventory
This analysis provides insight into the existing housing supply, including the diversity of available housing unit types,
age and condition of units, and past and planned production rates.
Housing Units
Total Housing Units and Housing Types
According to Figure 42, in 2013, Weld County had 90,465 occupied housing units. This has since increased by
32.7% to 120,019 occupied housing units as of 2023.
Figure 42. Weld County Occupied Housing Units Trends (2013-2023)
Occupied Housing
Units
2013
2023
90,465 120,019
Percent Change
(2013-2023)
32.7%
U.S. Census Bureau, ACS 2013 5 -Year Estimates and 2023 5 -Year Estimates, Table S2504
The shifts in total occupied, owner -occupied, and renter -occupied units are shown in Figures 43 and 44. Single -
detached units are the predominant type in both renter and owner -occupied housing. Single -detached units
comprised 41.2% of renter -occupied units in 2013, decreasing to 34% in 2023. Single -detached units made up
87.9% of owner -occupied housing units in 2013, a percentage that has since declined slightly to 87.4% in 2023.
Over time, renters have shifted towards apartments, particularly small 3- to 4 -unit complexes and larger complexes
with 10 or more units. While single, detached units remain the most common type, they have seen a decrease in
both renter -occupied and owner -occupied categories. This may indicate a shift in preference or an increase in the
types of units available on the market as more multi -family developments are approved and constructed.
Figure 43. Weld County Units in Owner -Occupied Structure Trends (2013-2023
Owner
-Occupied
Housing
Units
2013
2023
Percent
( 2013-2023
Change
)
1, detached
87.9%
87.4%
-0.5%
1, attached
3.1%
3.9%
0.8%
2 apartments
0.3%
0.2%
-0.1%
3 or 4 apartments
0.4%
0.5%
0.1%
5 to 9 apartments
0.4%
0.7%
0.3%
10
or more apartments
0.4%
0.5%
0.1%
Mobile home or other
type
of housing
7.5%
6.8%
-0.7%
U.S. Census Bureau, ACS 2013 5 -Year Estimates and 2023 5 -Year Estimates, Table S2504
Figure 44. Weld County Units in Renter -Occupied Structure Trends (2013-2023)
Renter
-Occupied
�
Housing
Units
2013
41.2%
2023
Percent
2013-2023
Change
34%
-7.2%
1, detached
1,
attached
5.1%
5.7%
0.6%
2 apartments
5.1%
6.2%
1.1%
3 or 4
apartments
7.8%
11.2%
3.4%
5 to 9 apartments
10.2%
10.4%
0.2%
10
or more apartments
24%
26.5% '
2.5%
Mobile
home or other
type of
housing
6.6%
5.9%
-0.7%
U.S. Census Bureau, ACS 2013 5 -Year Estimates and 2023 5 -Year Estimates, Table S2504
COUNTY, CO
2025 Housing Needs Assessment
34
A diverse housing stock offers numerous benefits to a community, enhancing its resilience, inclusivity, and overall
quality of life. Economically, communities with a mix of housing types can better withstand downturns and attract a
broader range of residents, stabilizing the local economy. Socially, a variety of housing types and price points
promote inclusivity, creating vibrant and dynamic communities where people from diverse backgrounds can live
and interact. This diversity also addresses affordability issues, preventing displacement and ensuring long-term
residents can remain in their communities. Sustainable development is supported through mixed housing, leading
to more efficient land use and reduced urban sprawl, which improves access to amenities and services. Additionally,
having a range of housing options enhances quality of life by allowing individuals and families to find homes that
best suit their needs and lifestyles, fostering higher satisfaction and a stronger sense of community. Ultimately,
neighborhoods with diverse housing options tend to have more stable property values, attracting a broader range
of buyers and renters, and thereby contributing to a healthier real estate market. There are several benefits to
different unit types, which may attract other tenants.
• Single -Family Units: Single-family units are generally preferred by tenants who want more living space,
indoors and outdoors, such as families. They generally offer more privacy in terms of the space between
neighboring homes and their own yards.
• Multi -Family Units: These can include apartments/condos, duplexes, triplexes, etc. Multi -family units are
typically more affordable than single-family homes. Residents generally share communal amenities and
spaces. Amenities can often include pools, gyms, and maintenance services. These developments are
generally denser than single-family subdivisions and tend to be located closer to public transportation, retail,
and service necessities, as well as community resources.
o Townhomes: Townhomes can offer an "in-between" for single-family homes and multi -family
developments. They are generally more affordable than single-family homes, allowing young families or
professionals to become homeowners.
o Senior Housing: Senior housing is typically offered in apartment -style buildings, providing shared
resources and amenities. Some senior housing developments may offer units for people who can live
independently but want close proximity to assistance, as needed, and community.
• Co -Housing: Co -housing offers an affordable housing option and promotes close-knit relationships among
residents. Such living environments may benefit lower -income households, provide childcare opportunities,
and build community for single -person households.
• Manufactured Homes/Manufactured Home Parks: Manufactured homes are generally more affordable
than traditional site -built homes. Newer manufactured homes are built to state or federal standards.
Manufactured home parks also offer community living, with some offering pools and parks for residents.
Figure 45 compares Weld County housing types by tenure in 2023. The data are pulled from the Census, which
means the figures are estimates, and there may be additional housing types that are not reflected.
COUNTY, CO
2025 Housing Needs Assessment
35
Renter -occupied housing
units
Owner -occupied housing
units
Figure 45. Weld County Units in Structure by Tenure
34%
20%
80%
0%
• 1, detached
2 apartments
5 to 9 apartments
• Mobile home or other type of housing
U.S. Census Bureau, 2023 5 -Year Estimates, Table S2504
�vr-=- - _
�"'- r 'sue +E^'��'�'.►d'Ya,v.�
'1^�,,4.!,P.F, .7. '..T.‘ .... ,-:ate.,.- N .. ..t . .r
40% 60%
Percent of Housing Units
■ 1, attached
3 or 4 apartments
10 or more apartments
100%
COUNTY, CO
2025 Housing Needs Assessment
36
Housing Condition and Age
Housing age can be an important factor for identifying the rehabilitation and improvements needed. Generally, units
over the age of 30 years are more likely to need maintenance or upgrades compared to newer homes. In addition,
homes built before 1978 may have lead -based paint, and homes built before the 1980s may also have asbestos.
Radon can be a concern in homes of any age, but older homes may have more cracks and openings through which
radon can enter.
A large portion (46.2%) of Weld County units were built between 2000 and 2019. Structures built between 1960
and 1999 total 45,992 units (38.3%). Less than 4% of housing structures were built between 2019 and 2023. Figure
46 shows that about 50% of the Weld County housing stock was built 25 years or more ago (pre -1999).
Housing Units
35, 000
30, 000
25, 000
20, 000
15, 000
10, 000
5,000
0
Figure 46. Year Housing Structure Built
31,049
24,457
4,428
23,568
sco
co
22,424
® Occupied Housing Units
U.S. Census Bureau, ACS 2023 5 -Year Estimates, Table S2504
sco
6,404
7,689
Housing Vacancy and Occupancy
Vacancy
A healthy vacancy rate typically falls between 3% and 5%. This range indicates a balanced housing market where
there is enough available housing to accommodate new residents and allow for mobility, but not so much that it
suggests an oversupply or economic issues. However, for rural communities, this percentage can be slightly higher,
ranging from 5% to 7%, depending on the community's economy and population trends.
Figure 47 shows vacancy status trends from 2013 to 2023. In 2023, the total vacancy count was 5,014 compared
to 6,414 in 2013, a 21.8% decrease in Weld County vacancies. In 2023, 349 (7%) of the total vacancies were for
seasonal, recreation, or occasional use. Between 2013 and 2023, the number of houses for seasonal, recreational,
or occasional use decreased by 20.1 %. Homes sold but not occupied experienced the greatest increase during this
time, at about 327%. The Census data does not provide reasoning behind this. Still, possible reasons include homes
bought as secondary residences, renovations made before moving in, or homes sold as part of new developments
but awaiting completion of the entire development before occupancy.
COUNTY, CO
2025 Housing Needs Assessment
37
Figure 47. Weld County Vacancy Status Trends (2013-2023)
Vacancy
Status
2013
2023
Percent
Change
Count
Percent
Count
Percent
(2013-2023)
For rent
1,900
29.6%
1,842
36.7%
-3.1%
Rented,
not
occupied
390
6.1%
359
7.2%
-8%
For sale
only
1,064
16.6%
810
16.2%
-23.9%
Sold, not
occupied
71
1.1%
303
6%
326.8%
For seasonal,
occasional
use
recreational,
or
437
6.8%
349
7%
-20.1%
For migrant
workers
23
0.4%
12
0.2%
-47.8%
Other
vacant
2,529
39.4%
1,339
26.7%
-47.1°./0
6,414
7%
5,014
4%
-21.8%
Total
Vacancy
U.S. Census Bureau, ACS 2013 5 -Year Estimates and 2023 5 -Year Estimates, Table B25004
In 2013, 7% of the total housing units in Weld County were vacant, totaling 6,414 out of 96,879 units. By 2023, the
rate had decreased to 4%, with 5,014 vacant units out of a total of 125,033 units. It should be noted that these totals
were estimated by using the Census 2013 and 2023 occupied housing units, in addition to the Census vacancy
totals listed above.
Occupancy
The housing stock in Weld County has experienced a significant increase in occupancy rates over the 10 years
from 2013 to 2023, particularly for owner -occupied units. This is consistent with the rapid population and
employment growth in the County during that time.
Figure 48 provides occupancy trends by tenure in Weld County in 2013 and 2023. In 2013, there were 63,441
owner -occupied housing units. This number grew by 42.9% to a total of 90,674 owner -occupied housing units in
2023, reflecting a trend towards homeownership in Weld County. Rental -occupied housing units increased by 8.6%
from 27,024 units in 2013 to 29,345 units in 2023. Despite the increase in the number of renter -occupied units, their
share of total occupied units has declined from 30% in 2013 to 24.5% in 2023.
Figure 48. Weld County Occupancy Trends (2013-2023)
Occupancy
2013
2023
Percent Change
2013-2023
Occupied Housing Units
Owner -Occupied Housing Units
Renter -Occupied Housing Units
90,465
63,441
27,024
120,019
90,674
29,345
32.7%
42.9%
8.6°/0
U.S. Census Bureau, ACS 2013 5 -Year Estimates and 2023 5 -Year Estimates, Table S2504
COUNTY, CO
2025 Housing Needs Assessment
38
Development and Building Trends
Historical Building Permits
One way to examine building trends in Unincorporated Weld County is to study recently approved land use
applications and building permits. Weld County staff provided building permit, land use approvals, and demolition
permit data since 2020. This information can be used to reflect the market trend for housing types in unincorporated
Weld County.
Figure 49 shows new residential construction permits for single-family residential (SFR), modular homes, accessory
dwelling units (ADUs), and manufactured homes. The total number of permits issued in 2021 was 318, the highest
number of new residential construction permits from 2020 to 2024. SFR permits had the highest numbers overall,
totaling 567 construction permits over four years, but showed a decline from 160 permits in 2021 to 73 permits in
2024. A total of 567 SFR construction permits were allocated from 2020 to 2024. ADUs saw a surge in permits in
2024 following a change in state law and the county's zoning code. Prior to this code update, ADUs fell under the
"auxiliary quarters" and "second single-family dwellings" terminology.
According to the Weld County demolition permits, 145 units were demolished in Weld County between 2020 and
2024. The building type with the highest number of demolitions was single-family residential, totaling 108 units.
Figure 49. Weld County New Residential Construction Permits (2020-2024)
Housing
Types
2020
2021
2022
2023
2024
Total
SFR
123
160
108
103
73
567
Modular
66
61
33
23
23
206
ADU
2
4
1
6
20
33
Manufactured
71
93
73
65
64
366
Total
262
318
215
197
180
1,172
Weld County- New Residential Construction Permits, Accessory Dwelling Units (ADU's), Manufactured Home Principal Dwelling, 2020-2024
Figure 50 provides a detailed analysis of the commercial building square footage permitted between 2020 and
2024. Commercial building permits encompass agricultural storage -related structures and other commercial
structures. Among these years, 2022 recorded the highest total, with 720,747 net square feet of commercial space
permitted. Overall, the net total square footage of commercial buildings permitted during this period amounts to
1,934,923 square feet. It is essential to note that these figures may not accurately reflect the actual totals, as some
permits did not include square footage information.
Figure 50. Weld County Commercial Building Permits by Square Footage (2020-2024)
Years
2020
2021
2022
2023
2024 Total
Built Square Feet
Demolished Square Feet
Net Total
432,525
0
383,659
6,400
722,821
2,074
202,900
5,594
432,525 377,259 720,747 197,306
Weld County- Commercial Building Permits 2020-2024
223,086
16,000
207,086
1,964,991
30,068
1,934,923
COUNTY, CO
2025 Housing Needs Assessment
39
Development in the Pipeline
When assessing housing needs, it is important to consider developments "in the pipeline." This refers to projects
that have been reviewed but have not yet commenced construction or obtained necessary approvals. As shown
below in Figure 51, Weld County has an estimated 315 total lots in the pipeline. Of those, 300 are Planned Unit
Developments (PUDs), with 296 designated for residential use and four selected for commercial use. The remaining
15 residential lots comprise rural land divisions.
Figure 51. Weld County Pipeline Developments (2020-2024)
Lot Types Lots
Residential
Commercial
Rural Land Divisions
296
4
15
Weld County- Planned Unit Developments (PUDs)
COUNTY, CO
2025 Housing Needs Assessment
40
Chapter 4. Housing Market
Analyzing housing market trends provides valuable insights into how effectively the housing market meets the needs
of residents and employees by examining factors such as home values, rental rates, and sales trends. This
information helps assess how well the housing supply meets demand, identify affordability challenges, and
understand the impact of market conditions on different income groups.
Ownership Market
Housing Prices
The Zillow Home Value Index (ZHVI) measures the typical home value and market changes across a given region
and housing type. It reflects the typical value for homes in the 35th to 65th percentile range. Figure 52 illustrates the
ZHVI for Weld County from 2016 to 2023. In 2013, the median home value in Weld County was $274,596. As of
January 1, 2023, it has increased to $497,183, representing an 81.1% increase since 2016.
Home values have increased in recent years for a variety of potential reasons. This may be due to the county's
continued population and economic growth, the rising costs of land, water taps, construction materials, and labor,
and the limited housing supply. When the housing stock does not keep pace with population growth, a community
can quickly see housing prices surge.
Figure 52. Weld County Median Home Value, Zillow Time Series (2016-2023)
$600,000
$500,000
$400,000
$300,000
$200,000
$100,000
$0
2016 2017 2018 2019 2020 2021 2022 2023
eisa Median Home Value $274,596 $302,490 $333,841 $357,165 $374,104 $403,700 $475,922 $497,183
Zillow 2016 to 2023, ZHVI All Homes Time Series, Smoothed, Seasonally Adjusted ($)
The increase in median household income has not kept pace with the rise in median home values, as shown in
Figure 53. For homeowners, median household income has increased by 42.4%, from $77,373 in 2016 to $110,209
in 2023. In contrast, median home values have increased by 81.1%. For renters, median household income has
risen from $36,362 in 2016 to $52,050 in 2023, representing a 43.1% increase, similar to that of homeowners. This
trend parallels the rise in median rent in Weld County, which has increased by 43.8%.
Figure 53. Weld County Median Home Value and Household Income Comparison (2016-2023)
Median Home Value
Median Household Income, Owners
$274,596
$497,183
$77,373
$110,209
Percent Change
81.1%
42.4%
U.S. Census Bureau, ACS 2016 5 -Year Estimates and 2023 5 -Year Estimates, Table S2503, Zillow 2016 to 2023, ZHVI All Homes Time
Series, Smoothed, Seasonally Adjusted ($)
COUNTY, CO
2025 Housing Needs Assessment
41
Inventory of For -Sale Housing
Figure 54 provides the count of new listings, not seasonally adjusted, added to the market in Weld County on a
monthly basis. Historically, the market has fluctuated, with most high points coinciding with the summer months and
low points aligning with the winter months.
1000
900
800
700
600
500
400
300
200
100
0
Figure 54. Weld County New Listing Count (2017-2024)
776
690
400
828 822
876
790
456
668
584
418
316
328 334
212
232
Ncb
C'o
O`� Pi/ti
Realtor corn via Federal Reserve Bank of St. Louis, 2017-2024
bk
Cc/ IQC14/
ti 0,
COUNTY, CO
2025 Housing Needs Assessment
42
Rental Market
Rental Rates and Market Trends
In 2016, the median rent in Weld County, as shown in Figures 55 and 56, was $1,202 per month. By 2023, it had
increased by 43.8%, reaching $1,729 monthly.
I.
C
as
p
a)
2
$2, 000
$1, 800
$1, 600
$1,400
$1, 200
$1, 000
$800
$600
$400
$200
$0
Figure 55. Weld County Median Rent, Zillow Time Series (2016-2023)
$1,202
$1,240
$1,289
$1,390
$1,428
$1,483
$1,628
$1,729
Iti ti ti r ti ti
Zillow 2016 to 2023, ZORI (Smoothed, Seasonally Adjusted): All Homes Plus Multifamily Time Series ($)
* Earliest Observed Rent is 2016
Figure 56. Weld County Median Rent and Median Renter Household Income
2016
2023
Percent Change
Median Rent
Median Household Income, Renters
$1,202
$36,362
$1,729
$52,050
43.8%
43.1%
U.S. Census Bureau, ACS 2016 5 -Year Estimates and 2023 5 -Year Estimates, Table S2503, Zillow 2016 to 2023, ZHVI All Homes Time
Series, Smoothed, Seasonally Adjusted ($)
Rental Vacancy Rates
According to the Census, there were 1,842 housing units available for rent in 2023, but they had not yet been rented
out, and 359 housing units that were rented but had not yet been occupied. These numbers are lower compared to
2013, when rental vacancy rates were higher. In 2013, the total number of vacant housing units for rent was 1,900,
3.1% higher than in 2023. Additionally, the number of housing units that were rented but not occupied was 390, 8%
higher than in 2023. Figure 57 shows the rental vacancy rate trends.
Figure 57. Rental Vacancy Rates Trends
Vacancy Status 2013
2023
Percent Change
2013-2023
For rent
Rented, not occupied
1,900
390
1,842
359
U.S. Census Bureau, ACS 2013 5 -Year Estimates and ACS 2023 5 -Year Estimates Table B25004
Figure 58 shows how vacancies vary geographically in Northern Colorado. According to 2020 Census data, 5% of
the total housing units were vacant. Most of these vacant units are located in Greeley, where several areas have
vacancy rates ranging from 10% to 40%.
COUNTY, CO
2025 Housing Needs Assessment
43
Figure 58. Weld County Housing Vacancy Rates
„Wellington
Ilins
1\
I
dir
Windsor
ti
land
Johnstown
I
Firestone
Frederick
Erie
Platteville
FortgLupton
Gree ey -
•
Keeneiburg
Hudson
WELD
r
--�----�� FartAllorg a n
Srusl-
Percent of Housing U nits that .are Vacant
4 ._ 40
4 93
4<1
Tables from U.S. Census Bureau's 2020 Public Law 94-171 files. I Esri, CGIAR, USGS
COUNTY, CO
2025 Housing Needs Assessment
44
Chapter 5. Fair Housing and Housing Gap Analysis
An analysis of housing problems including cost burden, overcrowding, housing instability, and homelessness
provides a deeper understanding of the challenges households face in accessing safe, stable, and affordable
housing. This analysis helps to identify where housing programs are needed to improve outcomes for low- and
moderate -income residents, particularly vulnerable populations.
Income by Race and Ethnicity
Figure 59 shows that the majority of households in Weld County identify as White, accounting for 81.9% (98,299
households) of the total 120,019 households. The median income for White households is $95,470, slightly below
the highest median income by race, Asian households at $96,899. Notably, Asian households account for 1.4% of
the county's households.
In contrast, Native Hawaiian and Other Pacific Islander households comprise the smallest demographic group in
Weld County, representing just 0.2% of households, and report the lowest median income at $64,292. Similarly,
Black or African American households comprise 1`)/0 of all households and have a median income of $70,132.
Figure 59. Weld County Household Income by Race of Householder
Race
Total
Percent
Distribution
Median
Income
White
98,299
81.9%
$95,470
Black or African American
1,148
1%
$70,132
American Indian
and Alaska
Native
1,155
1%
$76,339
Asian
1,725
1.4%
$96,899
Native
Islander
Hawaiian
and
Other
Pacific
181
0.2%
$64,292
Some other
race
6,358
5.3%
$82,401
11,153
9.3%
' $81, 853
Two or more races
Total
120,019
100%
$81,055
U.S. Census Bureau ACS 2023 5 -Year Estimates Table S1903
Weld County households identifying as Hispanic make up 23% of the total households in the area. Households of
Hispanic or Latino origin (of any race) have a median income of $72,709, below the county -wide median household
income of $81,055.
This income disparity suggests that Hispanic or Latino households may face systemic challenges or barriers that
contribute to lower earnings. These challenges may include limited access to high -paying jobs, educational
opportunities, or opportunities for generational wealth accumulation. Additionally, cultural or linguistic barriers might
influence job prospects and financial outcomes. Figure 60 shows household income by Hispanic or Latino origin.
Figure 60. Weld County Household Income by Hispanic or Latino Origin of Householder
Ethnicity
Total Percent Distribution
Median Income
Hispanic or Latino origin (of any race)
White Alone, not Hispanic or Latino
27,584
85,996
23%
71.7%
$72,790
$100,911
U.S. Census Bureau ACS 2023 5 -Year Estimates Table S1903
COUNTY, CO
n n LI n
2025 Housing Needs Assessment
45
Poverty Status by Race and Ethnicity
Of the total population of 334,453, approximately 30,256 individuals live below the poverty line, as established by
the Department of Health and Human Services. representing an overall poverty rate of 9%. However, this rate varies
by racial and ethnic group.
In Weld County, Black or African American individuals experience the highest poverty rate at 17.1%, with 784 of
the 4,584 individuals within this group living below the poverty level. American Indian and Alaska Native individuals
face a poverty rate of 16.1%, with 524 out of 3,255 individuals affected. Native Hawaiian and Other Pacific Islander
individuals have the lowest poverty rate at 3.3% (11 out of 329 individuals), followed by Asian individuals at 4.5%
(251 out of 5,608 individuals). Other groups, such as those identifying as two or more races, some other race alone,
and White alone, show poverty rates ranging from 11.3% to 8.5%. Figure 61 provides this breakdown.
Figure 61. Weld County Poverty Status by Race
Race
Total
Below
Poverty
Level
Percent
Poverty
Below
Level
Black or African American alone
4,584
784
17.1%
American
alone
Indian
and
Alaska
Native
3,255
524
16.1%
Two or more races
40,971
4,628
, 11.3%
Some other race alone
25,163
2,384
9.5%
White
alone
254,543
21,674
8.5%
Asian alone
5,608
251
4.5%
Native
Islander
Hawaiian
alone
and Other
Pacific
329
11
3.3%
Total
334,453
30,256
9%
U.S. Census Bureau ACS 2023 5 -Year Estimates Table S1701
Figure 62 shows the poverty status of individuals of Hispanic or Latino origin. 14.1% of the Hispanic or Latino
population identified as living below the poverty line, a rate higher than that of White alone, not Hispanic individuals,
whose poverty rate is less than half (6.6%).
Figure 62. Weld County Poverty Status by Hispanic or Latino Origin
Ethnicity
Total Population
Below Poverty
Level
Percent Below
Pove Level
Hispanic or Latino origin (of any race) 101,956
White alone, not Hispanic or Latino 211,094
U.S. Census Bureau ACS 2023 5 -Year Estimates Table S1701
14,391
13,839
14.1%
6.6%
COUNTY, CO
2025 Housing Needs Assessment
46
Disability Characteristics
Disability Type
Understanding the prevalence and nature of disabilities within a community is essential for creating inclusive
housing solutions that address specific needs. As outlined in Figure 63, the U.S. Census categorizes disabilities
into several types, each requiring unique accommodations:
• With a Hearing Difficulty: Partial or complete hearing loss that affects communication and environmental
awareness. Housing accommodations include visual alert systems for doorbells and alarms, soundproofing,
and video intercom systems.
• With a Vision Difficulty: Partial or complete loss of vision that impacts navigation and independence.
Accommodations include high -contrast color schemes, Braille labels, non -slip flooring, and voice -activated
smart home systems.
• With a Cognitive Difficulty: Challenges with memory, decision -making, or problem -solving. Housing
accommodations include simplified layouts, clearly labeled rooms, safety features like automatic stove shut-
offs, and routine -based living environments.
• With an Ambulatory Difficulty: Difficulty walking or reliance on mobility aids like wheelchairs.
Accommodations include ramps, elevators, wider doorways, grab bars, roll -in showers, and adjustable -height
counters.
• With a Self -Care Difficulty: Trouble performing daily activities such as bathing or dressing. Accommodations
include in -home support services, accessible bathrooms and kitchens, and emergency response systems.
• With an Independent Living Difficulty: Inability to manage tasks like transportation or household upkeep.
Accommodations include on -site support services, group living environments, and proximity to essential
community services.
An estimated 38,301 individuals, representing 11.3% of the Weld County population, live with at least one type of
disability. Ambulatory difficulties are the most prevalent among these individuals, affecting 16,077 people (5.1%).
Cognitive and independent living difficulties are also significant, impacting 13,331 (4.2%) and 10,550 (4.2%)
individuals, respectively. Additionally, 12,896 individuals (3.8%) experience hearing difficulties, while 8,271
individuals (2.4%) have vision difficulties. Though less common, self -care difficulties still affect 5,451 individuals
(1.7%).
Figure 63. Weld County Disability Types
Disabili Ty•e
With a Disability
I . .' _•ili
With a hearing difficulty
With a vision difficulty
With a cognitive difficulty
With an ambulatory difficulty
With a self -care difficulty
With an independent living difficulty
Total
12,896
8,271
13,331
16,077
5,451
10,550
38,301
3.8%
2.4%
4.2%
5.1%
1.7%
4.2%
11.3%
U.S. Census Bureau ACS 2023 5 -Year Estimates Table S1810
Disability by Race and Ethnicity
As seen in Figure 64 American Indian and Alaska Native individuals have the highest percentage of disabilities at
14.1%, but make up a small portion of the population. In contrast, Black or African American individuals show the
lowest rate of disabilities at 5.7%, followed by Asian individuals at 7.5%. Among other groups, those identifying as
"Some other race alone" have a higher prevalence (11.9%), while White individuals (11.5%) and individuals of two
or more races (10.7%) fall close to the overall average of 11.3%.
COUNTY, CO
2025 Housing Needs Assessment
47
Figure 64. Weld County Population with a Disability by Race
Race
Total
With
a Disability
Percent
Disability
with
a
White alone
257,423
29,590
11.5%
Black
or African
American alone
4,794
274
5.7%
American
alone
Indian and Alaska
Native
3,333
471
14.1%
Asian alone
5,656
427
7.5%
Native
Islander
Hawaiian
alone
and Other
Pacific
340
31
9.1%
Some other
race alone
25,309
3,017
11.9%
Two or more races
41,777
4,491
10.7%
Total
338,632
38,301
11.3%
U.S. Census Bureau ACS 2023 5 -Year Estimates Table S1810
Hispanic or Latino individuals often face systemic barriers, including limited access to healthcare, lower insurance
coverage rates, language obstacles, and cultural differences, which can hinder their ability to obtain disability -
related services and support. Approximately 10.5% (10,864) of Hispanic or Latino individuals have a disability, a
figure closely aligned with White alone individuals, where 11.7% (24,942) are identified as having a disability. Figure
64 shows the population percentage with a disability by ethnicity.
Figure 65. Weld County Population with a Disability by Hispanic or Latino Origin
Ethnicity
Total
With a Disability
Percent with a
Disability
White
alone, not Hispanic
or Latino
213,455
24,942
11.7%
Hispanic or
Latino
(of
any race)
103,274
10,864
10.5%
338,632
38,301
11.3%
Total
U.S. Census Bureau ACS 2023 5 -Year Estimates Table S1810
Disability by Age Group
Figure 66 shows that nearly half (49.3%) of individuals aged 75 years and older have been identified as having a
disability, reflecting the higher prevalence of disabilities associated with aging. In contrast, the age group with the
lowest percentage of individuals with a disability is those under 17 years old. While the age group 35 to 64 years
has the highest count of individuals with disabilities at 14,472, this represents 11.3% of that group.
Figure 66. Weld County Population with a Disability by Age Group
Age
Total
With
a Disability
Percent
with
.
a
i
Under
5 years
23,272
128
0.6%
5 to 17 years
64,202
3,436
5.4%
18
to 34
years
81,142
5,903
I 7.3%
35
to 64 years
127,692
14,472
11.3%
65
to 74 years
27,277
6,938
25.4%
75 years and over
15,047
7,424
49.3%
Total
338,632
38,301
11.3%
U.S. Census Bureau ACS 2023 5 -Year Estimates Table S1810
COUNTY, CO
2025 Housing Needs Assessment
48
Estimated Accessible, Supportive, and Visitable Needs
Accessible housing refers to homes that are designed or modified to accommodate individuals with disabilities,
enabling them to live independently and safely. These homes incorporate features such as step -free entrances,
wider doorways, accessible bathrooms, and adjustable countertops to ensure usability for people with mobility
challenges or other disabilities.
In the United States, accessibility in housing is guided by several laws and standards, including the Americans with
Disabilities Act (ADA). While the ADA primarily applies to public spaces, it also influences housing design through
its Standards for Accessible Design. These standards outline specific requirements for making buildings physically
accessible. For example, they mandate features like:
• Accessible routes into and through the dwelling.
• Doors wide enough for wheelchair access.
• Reinforced bathroom walls to support grab bars.
• Usable kitchens and bathrooms with appropriate counter heights and clear floor space for maneuverability.
Additionally, the Fair Housing Act (FHA) requires multifamily housing built after 1991 to include accessibility
features, such as accessible entrances, common areas, and environmental controls within reach of wheelchair
users.
A common methodology for calculating the housing needs of different groups is by dividing the total population
identifying with that group by the average household size in the county. The result is the housing need. In this case,
there is an estimated population of 38,301 individuals with disabilities in Weld County. Using the average household
size of 2.8, we can conclude that the number of accessible housing units needed to meet the needs of these
individuals is approximately 13,678.
While the exact number of existing accessible housing units is not available, Weld County currently has 25 care
facilities. Care facilities prioritize supporting individuals with disabilities through tailored services and
accommodations. By considering both care facilities and accessible dwelling units, communities can better address
the diverse needs of individuals with disabilities.
Earnings by Educational Attainment
Educational attainment often correlates with earning potential, meaning individuals with higher education levels
generally have higher incomes, enabling them to afford better -quality housing or homeownership. Conversely, those
with lower educational attainment may experience limited earning potential, increasing their likelihood of facing
housing insecurity, cost burden, or substandard living conditions.
Figure 67 shows median earnings by educational attainment in Weld County.
Figure 67. Weld County Median Earnings by Educational Attainment
Earnings
Highest
Degree
Earned
Less than
high
school
graduate
$39,568
High
school
graduate
(includes
equivalency)
$46,668
Some college
or associate's
degree
$50,507
Bachelor's
degree
$69,340
Graduate
or
professional
degree
$78,566
Population
25 years and
over with
earnings
$54,753
U.S. Census Bureau ACS 2023 5 -Year Estimates Table S2001
COUNTY, CO
2025 Housing Needs Assessment
49
Veteran Status
Figure 68 highlights the median income of veterans in Weld County. Male veterans, at 89.5%, represent the majority
of the veteran population, with a median income of $57,244, above the overall median of $55,419. In contrast,
female veterans, who make up 10.5% of the veteran population, have a much lower median income of $29,635.
Figure 68. Weld County Veterans Median Income
Sex Total
Percent of Total Median Income
Male
Female
15,671
1,834
89.5%
10.5%
$57,244
$29,635
Population 18 years and over 17,505
100%
$55,419
U.S. Census Bureau ACS 2023 5 -Year Estimates Table S1701
Assisted and Senior Living
The Weld County Area Agency on Aging (AAA) compiled the HelpSource Program & Resource Guide, which
provides information on Weld County AAA's internal programs and community resources for older adults and adults
with disabilities. The guide highlights 40 living centers that support seniors and individuals with disabilities, including
26 assisted living centers, 9 nursing homes, and 5 senior living -only centers.
According to the guide, Weld County AAA offers a wide range of internal services to help high -risk older adults live
with independence and dignity in their homes and communities. To aid in this mission, Weld County AAA provides
five core services: Caregivers, Elder Rights, Health and Wellness, Nutrition, and Supportive Services. Weld County
AAA contracts with community partners or directly administers the programs to deliver these core services.
Figure 69 provides an overview of senior living facilities in Weld County, showcasing five dedicated senior living
options.
Figure 69. Senior Living
Senior
Living
Only
Jurisdiction
55 Resort Apartments
Windsor
Good Samaritan Society — Bonell
Greeley
Good
Samaritan
Society
—
Fox Run Senior
Living
Greeley
Good Samaritan
Society
— Water Valley
Windsor
Greeley
Place
Greeley
Total
5
Weld County Area Agency on Aging HelpSource Program & Resource Guide
Assisted living centers are critical facilities that provide housing and personalized care services for individuals who
may need assistance with daily activities due to age, disabilities, or memory -related conditions. They are particularly
important for aging populations, as they help address the growing need for tailored living arrangements that promote
safety and community engagement. Figure 70 shows a total of 25 assisted living centers in Weld County distributed
across various jurisdictions.
COUNTY, CO
2025 Housing Needs Assessment
50
Figure 70. Assisted Living Centers
Assisted
Livin
• Centers
Jurisdiction
Aladdin
Keenesburg
Ashley
Manor - Evans (Memory Care)
Evans
Ashley
Manor
Fort
Lupton
(Memory
Care)
Fort
Lupton
Assisted
Living at
Greeley
Greeley
Birch
Assisted Living
Greeley
The
Bridge
Greeley
Bright
Assisted Living
Windsor
Brookdale
Greeley
Greeley
Charleston
Assisted Living
Erie
Columbine
Commons
Windsor
Eagles
Nest
at Platte
Valley
Fort
Lupton
Garden
Square at
Westlake
Greeley
Garden
Square
of
Greeley
(Memory
Care)
Greeley
Good
Samaritan
Water Valley Resort
Assisted Living (Memory Care)
Windsor
Grace
Pointe
(Memory Care)
Greeley
Gray
Cara
East
Keenesburg
Greeley
VillagMMemory
Care)
Greel_qy
The Lodge
(Memory Care)
Greeley
Greeley
The
Manor
at
Bonell
Maxwell
Center
Greeley
Meadow
View of Greeley (Memory Care)
Greeley
Planet
View Assisted Livinc
Evans
Stephens
Farm Brain Injury
Campus
Greeley
Galeton
(Unincorporated
Weld
County)
Triangle Cross
Ranch
Wind Song
at Northridge
Memory
Care)
Greeley
Total
I � 25
Weld County Area Agency on Aging HelpSource Program & Resource Guide
Figure 71 summarizes the distribution of nursing homes in Weld County, with nine facilities identified.
Figure 71. Nursing Homes
Nursing
Homes
Jurisdiction
Bonell
Good
Samaritan
Center
Greeley
Centennial
Health
Care
Greeley
The
Center
at
Center
place
Greeley
Columbine
Commons
Health
and
Rehab
Windsor
Fairacres
Manor
(Memory
Care)
Greeley
Grace
Pointe
Greeley
Kenton
Manor
Greeley
Life
Care Center
of
Greeley
Greeley
Windsor
Healthcare
Center (Memory
Care)
Windsor
Total
9
Weld County Area Agency on Aging HelpSource Program & Resource Guide
COUNTY, CO
2025 Housing Needs Assessment
51
Household Support
Figures 72 through 75 offer a snapshot of economic support and financial assistance among households in Weld
County, based on the U.S. Census Bureau ACS 2023 5 -Year estimates. Collectively, this assistance is crucial for
promoting social stability, alleviating poverty, and creating opportunities for vulnerable populations. Here's why they
are so important as a group:
• Safety Net for Different Needs: Together, these programs address diverse challenges: retirement income
supports seniors, SSI aids those with disabilities, public assistance provides temporary financial relief, and
SNAP ensures access to food security. Their combined impact ensures that no group is left without support.
• Promoting Equity and Reducing Inequality: These programs help bridge economic gaps and reduce
disparities across communities by targeting specific hardships. They play a significant role in promoting
fairness and providing opportunities for those who are most in need.
• Economic Resilience: These programs inject financial support into the economy, often benefiting local
businesses as recipients use the benefits for essentials such as food, housing, and healthcare. This creates
a ripple effect, stabilizing economies during tough times.
• Health and Well -Being: Addressing basic needs like food, shelter, and medical assistance ensures healthier
households, leading to more productive individuals and stronger communities.
Figure 72 reveals that approximately 21% (25,189) of total households in Weld County have retirement income,
while the remaining 79% (94,830) do not. This indicates that most households either rely on alternative income
sources or are not yet of retirement age. The disparity highlights potential challenges for many households in
securing financial stability during retirement.
Figure 72. Weld County Retirement Income for Households
Households
With retirement income
No retirement income
25,189
94,830
Total 120,019
U.S. Census Bureau ACS 2023 5 -Year Estimates Table B 19059
Supplemental Security Income (SSI) is a federal assistance program in the United States designed to provide
financial support to individuals with limited income and resources who are aged (65 or older), blind, or disabled.
Administered by the Social Security Administration (SSA), the program helps recipients afford essential living
expenses, such as housing, food, and medical care. For households, SSI serves as a crucial safety net, especially
for those with members who are unable to work due to age or disability. It helps reduce financial stress and supports
basic needs, often allowing recipients to maintain a more stable and independent living situation.
Figure 73 shows the SSI for households in Weld County. Approximately 3% (3,574 households) in Weld County
receive SSI, and about 97% (116,445 households) do not.
Figure 73. Weld County Supplemental Security Income for Households
Households
With Supplemental Security Income (SSI)
No Supplemental Security Income (SSI)
Total
U.S. Census Bureau ACS 2023 5 -Year Estimates Table B 19056
3,574
116,445
120,019
COUNTY, CO
2025 Housing Needs Assessment
52
Public assistance income provides temporary financial support to low-income families, helping them meet basic
needs such as food, housing, and utilities. Figure 74 shows that 2% (2,906 households) of households in Weld
County receive public assistance income, while 98% (117,113 households) do not.
Figure 74. Public Assistance Income for Households
Households
With public assistance income
No public assistance income
2,906
117,113
Total 120,019
U.S. Census Bureau ACS 2023 5 -Year Estimates Table B 19057
Food Stamps, now formally called the Supplemental Nutrition Assistance Program (SNAP), is a federal program in
the United States designed to help low-income households afford food. For households, SNAP assistance plays a
crucial role in reducing food insecurity and ensuring access to basic nutrition, which in turn supports overall health
and well-being.
Figure 75 reveals that approximately 10% (11,441 households) of households in Weld County receive either cash
public assistance or Food Stamps/SNAP, while the 90% (108,578 households) do not.
Figure 75. Public Assistance Income or Food Stamps for Households
Households
With cash public assistance or Food Stamps/SNAP
No cash public assistance or Food Stamps/SNAP
Total
11,441
108,578
120,019
U.S. Census Bureau ACS 2023 5 -Year Estimates Table B019058
Cost Burden by Tenure
Cost Burden Households
According to HUD, households are considered "cost -burdened" if they pay over 30% of their income on housing.
Households are "severely cost burdened" when they pay over 50% of their income on housing. Between the 2017
and 2021 survey years, the total number of cost -burdened owner -occupied households was 19,295, which accounts
for approximately 23% of all owner -occupied households in Weld County in 2021. Of these households, 9% (7,140)
were severely cost -burdened. Figure 76 shows cost -burdened households by income for owners only, based on
the most recent HUD -CHAS estimates collected from 2017 to 2021. The percentages in the figure below represent
the number of households that are cost -burdened by each income level, divided by the total number of owner -
occupied households, based on the U.S. Census 2021 5 -year estimates, which indicate a total of 83,185 owner -
occupied households.
COUNTY, CO
2025 Housing Needs Assessment
53
7,000
6,000
5,000
O 4,000
S 3,000
O
2,000
1,000
0
Figure 76. Cost Burdened Households by Income Owners Only) (2017-2021)
7%
5%
4%
5%
3%
2%
3%
0%
3%
0.1%
Household Income Household Income Household Income Household Income Household Income
<= 30% HAMFI >30% to <=50% >50% to <=80% >80% to <=100% >100% HAMFI
HAMFI HAMFI HAMFI
■ Cost burden > 30% • Cost burden > 50%
HUD -CHAS Tabulations of ACS 2017-2021 Estimates
Between the 2017-2021 survey years, 12,965 cost -burdened renter -occupied households in Weld County were
paying more than 30% of their income on housing costs. An estimated 6,275 of these households were severely
cost -burdened, which means they were paying more than 50% of their income on housing costs. Overall, 46% of
all the renter -occupied households in Weld County were paying more than 30% of their income on housing costs
(out of 28,040 total renter -occupied households).
In total, 29% of all households in Weld County are cost -burdened, and 12% of all households are severely cost -
burdened, approximately 32,255 and 13,415 total households, respectively. Cost burden affects renters and
homeowners similarly, with a significant difference in households earning between 30% and 50% of the HAMFI.
The percentages in the figure below represent the proportion of households that are cost -burdened by each income
level, calculated as the number of households in each category divided by the total number of renter households.
This analysis is based on the U.S. Census 2021 5 -year estimates, which indicate a total of 28,040 renter -occupied
households. Figure 77 shows cost -burdened households by income for renters only.
6, 000
5, 000
4 000
O
zi; 3, 000
= 2, 000
1.000
0
Figure 77. Cost Burdened Households by Income Renters Only (2017-2021)
17%
15% 15%
10%
7%
3%
1%
0%
1%
0%
Household Income Household Income Household Income Household Income Household Income
<= 30% HAMFI >30% to <=50% >50% to <=80% >80% to <=100% >100% HAMFI
HAMFI HAMFI HAMFI
• Cost burden > 30% • Cost burden > 50%
HUD -CHAS Tabulations of ACS 2017-2021 Estimates
COUNTY, CO
2025 Housing Needs Assessment
54
HUD establishes four primary housing problems:
• Incomplete kitchen facilities: A housing unit is considered to have a housing problem if it lacks complete
kitchen facilities. This means the unit does not have a stove or range, a refrigerator, or a sink with piped
water.
• Incomplete plumbing facilities: A housing unit has a housing problem if it lacks complete plumbing
facilities. This includes not having hot and cold running water, a flush toilet, or a bathtub or shower.
• More than one person per room: Overcrowding occurs when there is more than one person per room in
a housing unit. Rooms include bedrooms, living rooms, and dining rooms, but do not include kitchens or
bathrooms.
• Cost burden greater than 30%: A household experiences a housing problem if it spends more than 30%
of its income on housing costs, making it cost -burdened. This includes rent or mortgage payments, utilities,
property taxes, and other housing -related expenses.
Overall, 32% (35,170) of the 111,220 total households in Weld County have at least one of four housing problems.
Among renters, 51% (14,295) of the 28,040 households have at least one housing problem. For owners, 25%
(20,875) of the 83,185 total owner -occupied households have at least one housing problem. Figure 78. Weld
County Housing Problems by Tenure provides a breakdown of households by income level that are experiencing
housing problems.
The percentages in the figure below represent the number of households within each income range that have at
least one of the four housing problems, divided by the total number of households for that tenure. In 2021, 51% of
renter households, or 14,295 out of the total 28,040 renter -occupied households, had housing problems. Note that
the total number of households with housing problems and cost -burdened households is based on the U.S. Census
2021 5 -year estimates.
U)
O
O
s
7, 000
6, 000
5, 000
4, 000
3, 000
2, 000
1, 000
0
Figure 78. Weld County Housing Problems by Tenure
18%
5%
15% 5%
12%
7%
4%
3%
2%
4%
Household Income Household Income Household Income Household Income Household Income
<= 30% HAMFI >30% to <=50% >50% to <=80% >80% to <=100% >100% HAMFI
HAMFI HAMFI
■ Renters ■ Owners
HUD -CHAS Tabulations of ACS 2017-2021 Estimates
HAMFI
COUNTY, CO
2025 Housing Needs Assessment
55
Cost Burden by Race and Income
A cost burden arises when households allocate a significant portion of their income to housing expenses, leaving
limited resources for essential needs such as food, healthcare, and education. This issue disproportionately affects
marginalized racial groups and low-income households, underscoring systemic inequities in access to affordable
housing.
According to the U.S. Department of Housing and Urban Development (HUD), households are classified as "cost -
burdened" when they spend over 30% of their income on housing. Those spending more than 50% are considered
"severely cost -burdened." The cost -income ratio is a key metric for assessing housing affordability, calculated by
dividing the average monthly housing costs for a specific tenure by the average annual income, broken down by
race.
Figure 79 presents an analysis of the cost burden in Weld County by race and tenure, measured using the cost -
income ratio. Native Hawaiian and Other Pacific Islander households experience the highest cost burden, with a
cost -income ratio of 0.84 for homeowners and 0.32 for renters. Black or African American households are the
second most cost -burdened group, with ratios of 0.77 for homeowners and 0.30 for renters.
Overall, cost -income ratios are considerably higher for homeowners across all racial groups, placing each group of
owners above the severely cost -burdened threshold. Conversely, among renters, only Native Hawaiian and Other
Pacific Islander households are cost -burdened, with a ratio of 0.32. All other renter groups by race fall below the
cost -burdened level. This disparity highlights the substantial financial challenges faced by homeowners compared
to renters, particularly across racial demographics.
0
a3
Lt
0
E
0
c)
C
0.90
0.80
0.70
0.60
0.50
O 0.40
0.30
0.20
0.10
0.00
Figure 79. Weld County Cost Burdened by Race
G.5
0.21
Asian
0.5.7
0.22
0.66
0.25
0.66
0.25
0.71
0.27
0.77
0.30
0.84
0.32
White Some other Two or more American Black or Native
races Indian and African Hawaiian and
Alaska Native American Other Pacific
Islander
Cost -Burdened Thresholds
race
• Cost -Income Ratio (Owner) • Cost -Income Ratio (Renter)
U.S. Census Bureau ACS 2023 5 -Year Estimates Table S1701, U.S. Census Bureau, ACS 2023 5 -Year Estimates, Table S2503 and Table
S2503, Fannie Mae Mortgage Calculator
COUNTY, CO
2025 Housing Needs Assessment
56
Similar to cost burden disparities observed by race and tenure, Figure 80 shows cost burden by ethnicity and
tenure, revealing significant gaps between renters and homeowners. Hispanic or Latino homeowners are severely
cost -burdened, with a cost -income ratio of 0.74. White alone homeowners are also classified as severely cost -
burdened, with a lower cost -income ratio of 0.54.
Conversely, neither Hispanic nor Latino renters, nor White alone renters, are cost -burdened, as their cost -income
ratios fall below the 0.3 threshold. These findings highlight differences in housing affordability challenges based on
both ethnicity and tenure.
0
2
Lt
v
E
0
O
C
0
U
0.80
0.70
0.60
0.50
0.40
0.30
0.20
0.10
0.00
Figure 80. Weld County Cost Burdened by Ethnicity
0.74
0.29
0.54
0.21
Hispanic or Latino origin (of any race) White alone, not Hispanic or Latino
Cost -Burdened Threshold • Cost -Income Ratio (Owner) • Cost -Income Ratio (Renter)
U.S. Census Bureau ACS 2023 5 -Year Estimates Table S1701, U.S. Census Bureau, ACS 2023 5 -Year Estimates, Table S2503 and Table
S2503, Fannie Mae Mortgage Calculator
Homelessness & Housing Instability
Weld County Point -in -Time Count
Each year, the Colorado Balance of State (BoS) Continuum of Care (CoC) conducts a Point -in -Time (PIT) study on
homelessness in Colorado's non -metro and rural counties, an annual survey required by HUD. This survey captures
a snapshot of the number of people experiencing homelessness on a single night throughout the state. Capturing
this data is challenging and may not reflect accurate results due to individuals and families not wishing to identify
as homeless or people missing in the count.
The PIT count occurs annually during the last 10 calendar days of January. Each year, communities conduct a
count of individuals and families experiencing homelessness who are staying in shelters. Every other year, a count
of unsheltered individuals experiencing homelessness is conducted in addition to the sheltered count. Weld County
began conducting a sheltered count in 2016 and a biannual unsheltered count in 2017. The unsheltered count was
not completed in 2021 due to the COVID-19 pandemic.
COUNTY, CO
2025 Housing Needs Assessment
57
Figure 81. Weld County PIT Count Data (2016-2021 provides the PIT counts for Weld County, including the total
number of homeless individuals, and a breakdown of primary nighttime residence, such as emergency shelters,
transitional housing, and unsheltered locations. Between 2019 and 2021, Weld County has seen a consistent
decline in the number of households experiencing homelessness.
Figure 81. Weld County PIT Count Data (2016-2021)
Year
Total
Emergency
Transitional
Unsheltered
Youth
(Age
0-24)
Veteran
Chronic
Shelter
Housing
2016
179
116
63
N/A
85
1
8
2017
259
152
63
44
91
41
15
2018
199
147
52
N/A
75
22
11
2019
259
178
55
16
79
42
14
2020
240
176
64
N/A
88
35
12
2021
215
172
43
N/A
49
70
19
Weld's Way Strategic Plan: Annual PIT Count, 2016-2021
The PIT count estimates that while there were 215 people experiencing homelessness in Weld County in 2021, this
number is believed to underrepresent the situation, as it does not account for households that are living doubled up
or couch surfing, estimated to be around 14,000 households. The rapidly rising cost of housing, coupled with median
wages that have not been able to keep up with housing costs, has resulted in more households becoming unstable,
cost -burdened, or at -risk of homelessness. Figure 82 shows how total homelessness in Weld County has changed
from 2016 to 2021.
300
250
0
U
200
a)
a)
150
0
100
50
0
Figure 82. Total Homelessness Trends
2016 2017 2018 2019 2020 2021
Total 179 259 199 259 240 215
Weld's Way Strategic Plan: Annual Point In Time (PIT) Count, 2016-2021
COUNTY, CO
2025 Housing Needs Assessment
58
McKinney-Vento Data
The McKinney-Vento Homeless Assistance Act defines homeless youth as those living on their own,
unaccompanied by a parent or legal guardian. Homeless information is collected through various student data
collections, with the Student End of Year Collection as the federal data collection source.
The PIT counts indicate a decline in the number of youths living outdoors. However, McKinney-Vento data, shown
in Figure 83, present a more nuanced picture of youth homelessness. Using the McKinney-Vento definition, which
includes youth living in doubled -up households, the number of homeless students has increased by almost 300
since 2010. It should be noted that the Colorado Floods of 2013 led to disproportionately large numbers of
homelessness, further impacting youth in the region.
Figure 83. Weld County McKinney-Vento Data, 2010-2020
Year
Homeless
Students
Percent
Homeless
Students
of
Students
Change
Homeless
Prior
Year
from
in
Total
Weld
School
Students
County
Districts
in
2010/2011
37,848
682
1.8%
N/A
2011/2012
38,401
770
2%
0.2%
2012/2013
38, 632
953
2.4%
0.5%
2013/2014
39,604
1,743
4.4%
1.9%
2014/2015
40,
968
1,013
2.5%
-1.9%
2015/2016
41,820
678
1.6%
-0.9%
2016/2017
42,872
702
1.6%
0.02%
2017/2018
43,746
834
1.9%
0.3%
2018/2019
44,687
1,037
2.3%
0.4%
2019/2020
45, 343
976
2.1%
-0.2%
Weld's Way Strategic Plan: McKinney Vento Data, 2010-2020
In 2022, the Northern Colorado Continuum of Care (NoCO CoC) released its first racial and ethnic disparities
assessment, which compared PIT count data with 2019 ACS 5 -year estimate poverty data for Larimer and Weld
counties. This assessment was updated in 2024 using PIT Count data and 2021 ACS estimates, which are used
for analyses in Figure 84 and Figure 85.
The percentage of homelessness among Native Hawaiian/Pacific Islanders and Black/African Americans is greater
than the total population of these groups in Weld County. This snapshot is illustrated in Figure 84.
Demographically, the highest disparity is among Native Hawaiian/ Pacific Islanders experiencing homelessness.
COUNTY, CO
2025 Housing Needs Assessment
59
6%
5%
4%
3%
2%
1%
0%
Figure 84. Weld County Racial Disparities
3%
4%
1% 1% 1% 1%
Black/ African American
Native American
5%
0% 0.15%
Native Hawaiian/ Pacific Islander
■ Experiencing Homelessness (2024 PIT) • In Poverty (2021 ACS) r_ Total Population (2021 ACS)
Northern Colorado Continuum of Care, 2024 State of Homelessness Report: 2024 Point In Time (PIT) Count, ACS 2021 5 -Year Estimates
According to 2021 American Community Survey (ACS) estimates, 32% of the population in Weld County identifies
as Hispanic. However, the Hispanic population is overrepresented in homelessness and poverty compared to its
share of the total population. Despite constituting 32% of the total population, they account for 47% of those
experiencing homelessness and 50% of those in poverty. This snapshot is illustrated in Figure 85.
80%
70%
60%
50%
40%
30%
20%
10%
0%
Figure 85. Weld County Ethnic Disparities
68%
68%
47%
50%
32%
50%
Hispanic Non -Hispanic
• Experiencing Homelessness (2024 PIT) • In Poverty (2021 ACS) Total Population (2021 ACS)
Northern Colorado Continuum of Care, 2024 State of Homelessness Report: 2024 Point In Time (PIT) Count, ACS 2021 5 -Year Estimates
Figure 86 provides a breakdown of beds by type offered through the CoC Homeless Assistance Programs (which
includes Fort Collins, Greeley, Loveland/Larimer, and Weld Counties). There is an emphasis on providing
permanent housing solutions, with many of those beds offering year-round housing. There is also a considerable
allocation of resources to emergency shelters and transitional housing to address immediate and short-term needs.
Seasonal and overflow/voucher beds play a crucial role in accommodating fluctuations in demand.
COUNTY, CO
2025 Housing Needs Assessment
60
Figure 86. Continuum of Care Homeless Assistance Programs
Family
Units
79
Family
Beds
284
Adult-
Only
Beds
y
Child-
Only
Beds
Total
Year-
Round
Beds
Seasonal
130
Overflow/
Voucher
66
Emergency,
Transitional
Safe
Housing
Haven,
and
258
0
542
Emergency
Shelter
53
181
232
0
413
130
66
Transitional
Housing
26
103
26
0
129
-
-
Permanent Housing
85
271
605
0
876
-
-
Permanent
Supportive
Housing
39
120
484
0
604
-
-
Rapid
Re -Housing
46
151
93
0
244
-
-
Other Permanent Housing 0
0
28
0
28
-
-
Total
T 164
555
863
0
1,418
130
66
U.S Department of Housing and Urban Development, Continuum of Care Homeless Assistance Programs Housing Inventory Count Report,
2024
The Northern Colorado CoC 2024 State of Homelessness Report provides a list of New Projects in 2023 that began
serving people experiencing homelessness in Northern Colorado. Figure 87 focuses on Weld County -specific
projects that collectively address various aspects of needs, ensuring that vulnerable populations receive the support
and stability necessary. These housing programs provide critical support to individuals facing housing insecurity in
Weld County and Greeley. The A Woman's Place Rapid Re -Housing Program offers 25 beds for domestic violence
survivors, helping them transition to stable housing with the necessary resources to rebuild their lives. In Greeley,
the City of Greeley Motels for Outreach program provides 10 emergency shelter beds through motel vouchers,
offering temporary housing solutions for those experiencing homelessness. Additionally, the Greeley Foundations
Olmstead Program and Greeley Foundations SWSHE Program support long-term housing needs by providing 24
beds and 31 beds, respectively, through permanent supportive housing vouchers and services, assisting individuals
with disabilities and those in need of stable living arrangements. Meanwhile, the United Way of Weld County Bridge
Housing program allocates six emergency shelter beds via motel vouchers, serving as a short-term solution for
individuals in crisis as they work toward more permanent housing.
Figure 87. 2023 Projects in Weld County
Jurisdiction
Housin
• T • e
Number
of Beds
A Woman's
Re -Housing
Place
Program
Rapid
Weld
County
Program
Rapid
g
Violence
Re
for
-Housing
Victims
Domestic
25
Beds
City
Outreach
of
Greeley
Motels
for
Greeley
Emergency Shelter/Motel
Vouchers
10
Beds
Greele
Olmstead
y
Foundations
Program
Greeley
Permanent
Supportive
Housing Vouchers
Services
&
24
Beds
Greele
SWSHE
y
Foundations
Program
Greeley
Permanent
Housing
Services
Supportive
Vouchers
&
31
Beds
United
County
Way
Brame
of
Housing
Weld
Weld
County
Emergency Shelter/
Vouchers
Motel
6
Beds
Volunteers
COR3
PSH
of
America
Larimer & Weld
County
Permanent
Housing
Involved
for
Supportive
Justice-
2
Beds
The Northern Colorado Continuum of Care, 2024 State Homelessness Report
COUNTY, CO
2025 Housing Needs Assessment
61
Displacement Risk
Social vulnerability, as defined by the Center for Disease Control's Social Vulnerability Index (SVI), refers to
demographic and socioeconomic factors that adversely affect communities that encounter hazards and other
community -level stressors. The index itself uses 2018-2022 5 -year ACS data from the U.S. Census Bureau. A total
of 16 variables are considered, and each is normalized at the county level, with a score ranging from zero to one,
where zero represents the county with the lowest (least vulnerable) score and one represents the county with the
highest (most vulnerable) score. The variables are grouped into four categories: Socioeconomic Status, Household
Characteristics, Racial and Ethnic Minority Status, and Housing Type and Transportation.
The overall social vulnerability for Weld County, as estimated by the Centers for Disease Control and Prevention
(CDC), is 0.63. The adjacent Larimer and Boulder counties fall within the 0.25-0.5 index, indicating lower risk.
Broomfield County has a total score of 0.11, which is notably low compared to the surrounding counties. Adams
and Morgan counties both have higher vulnerability scores than Weld County, while Logan County closely
resembles Weld's score with a 0.6.
Figure 88 provides a snapshot of Weld County SVI compared to the surrounding counties, Larimer County, Boulder
County, Logan County, Morgan County, and Adams County.
Overall Social Vulnerability Index
0.9-1
0/5 - ?.9
0.5 - 0.75
Ilk 0.25-0.5
0- 0.25
Figure 88. Social Vulnerability Map Comparison
LARIMER
BOULDER
Social Vulnerability Index, Esri, 2018-2022 5 -year ACS data from the U.S. Census Bureau
WASHINGTON
The SVI uses various demographic and socioeconomic factors to identify populations that are most vulnerable to
severe housing challenges. According to the SVI, the data indicates significant socioeconomic vulnerabilities, with
14.30% of the population below 150% of the poverty line and a relatively high percentage of uninsured people
(11%). As mentioned in Figure 76 and Figure 77, 29% of all households in Weld County are cost -burdened. The
racial and ethnic minority status index highlights potential disparities, with a score of 0.73. Thirty percent of the
population identifies as Hispanic and may face higher risks of housing instability and displacement due to language
barriers and systemic inequalities. According to Census data, 4,083 households (3.4% of all households) have been
identified as limited English-speaking households, with 3,624 of these being Spanish-speaking. Vulnerable
populations (e.g., single -parent households) represent 5.7% of total households and are at higher risk of
displacement.
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2025 Housing Needs Assessment
62
Chapter 6. Current and Projected Housing Needs
Housing Gap Analysis
The total housing gap in Weld County is determined by subtracting the number of available affordable housing units
from the total number of cost -burdened households. Currently, 4,652 households are classified as affordable to
households earning under 100% of the AMI. This includes 605 modular, manufactured, and ADU residential units
permitted between 2020 and 2024, and the existing housing supply of 4,047 affordable and subsidized units.
Between the 2017-2021 survey years, the housing gap for cost -burdened households was 32,255 dwelling units,
representing approximately 29% of all owner -occupied and renter -occupied households in Weld County as of 2021.
When including the existing affordable housing stock and units permitted between 2020 and 2024, the projected
housing gap is 27,603 units. The most suitable housing types for unincorporated Weld County are modular,
manufactured, ADUs, and subsidized units. Other housing types that are typically affordable to households earning
under 100% of the AMI include multifamily (apartments, condos, attached housing types) and manufactured home
parks. Multifamily housing in Weld County is most suitable where urban services already exist to support it, which
is primarily within incorporated cities.
Figure 89 totals the housing programs in Weld County that contribute to assessing housing needs in the county,
including affordable units, number of beds for homeless support, assisted living centers, nursing home facilities,
and senior living facilities. Weld County has 1,418 beds dedicated to supporting the homeless. The county has
4,047 affordable housing units catering to low-income residents, including affordable, rent -subsidized, and rent -
restricted units. However, with 25 assisted living centers, nine nursing homes, and five senior living facilities, the
availability of specialized housing for seniors and individuals with disabilities may need to be expanded. As the
population increases and ages, the demand for these facilities will grow.
Figure 89. Weld County Housing Programs
Housing
Programs
Count
Total
Affordable
Units
4,047
Total
Number
of
Beds
for
Homeless
Support
1,418
Assisted
Living Centers
25
Nursing
Home
Facilities
9
Senior
Living
Facilities
5
Weld County Area Agency on Aging HelpSource Program & Resource Guide, CoStar, U.S. Department of Housing and Urban Development's
LIHTC Database, U.S Department of Housing and Urban Development, Continuum of Care Homeless Assistance Programs Housing
Inventory Count Report, 2024
There are currently 4,047 affordable, rent -subsidized, or rent -restricted housing units serving cost -burdened
households; therefore, the current need for affordable housing in the county is 28,208 units. This information is
based on the U.S. Department of Housing and Urban Development's LIHTC Database, which was last revised as
of April 2024.
Figure shows the number of affordable units, including rent -subsidized and rent -restricted, by cities in Weld County.
Greeley, with 3,060 affordable units, makes up 75% of the total affordable unit count in Weld County. A total of 422
of the affordable units in Greeley are manufactured housing or mobile home parks, and the rest consist of multi-
family apartments.
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2025 Housing Needs Assessment
63
Figure 90. Affordable Counts in Weld County
City
Unit Count
Ault
52
Dacono
20
Eaton
60
Evans
128
Fort
Lupton
368
Greeley
3,060
Kersey
52.
La Salle
6
Milliken
48
Platteville
16
Windsor
237
Total
4,047
CoStar, U.S. Department of Housing and Urban Development's LIHTC Database
The County's housing gap can also be examined by comparing household size and the number of bedrooms per
housing unit. This analysis assumes a baseline of 1 person per bedroom.
Figure 91 shows that there are approximately 25,357 households, but only 7,354 no -bedroom and one -bedroom
housing unit options are available. This creates a potential gap of 18,003 one -person households who may be living
in housing units that are too large for them. Larger housing units are typically more expensive than smaller units,
which suggests that 18,003+ households in Weld County may pay more than necessary for their housing unit due
to a lack of available smaller homes, which tend to cost less than larger homes. This contributes to the high rate of
cost -burdened households seen in Figures 76 and 77 and can help inform future partnerships and planning within
the County.
Assuming that 18,003 one -person households reside in two- to three -bedroom units, the remaining 51,287 units
would be available for two- to three -person households. When accounting for the overflow, this creates a gap of
8,702 housing units for two- to three -person households. These 8,702 households may have to size up and live in
homes with four or more units, and may also be paying more than necessary for housing.
Figure 92 also shows that a significant portion of households (75% of owner -occupied and 60% of renter -occupied
households) have an average of 0.5 or fewer occupants per room, indicating a shortage of smaller housing units
for those who need them.
COUNTY, CO
2025 Housing Needs Assessment
64
80,000
70, 000
60, 000
U) 50, 000
g 40, 000
0
(a) 30, 000
0
= 20, 000
10,000
0
Figure 91. Comparing Weld County Household and Unit Size
69,290
40,924
25,357
34,673
19,065
1,721
5,633
43,375
1 -person 2 -person 3 -person 4+ person No bedroom 1 bedroom 2-3 4 or more
household household household household bedrooms bedrooms
U.S. Census Bureau, ACS 2023 5 -Year Estimates Table S2501 and S2504
Overcrowding by Tenure
Overcrowding is generally defined as having more than one person per room, and severe overcrowding is having
more than 1.5 persons per room. Based on the Census estimates shown in Figure 92, overcrowding is not a
significant issue for most Weld County households.
• Owner -Occupied Units: 1,869 households (2% of households) are overcrowded, and 433 households
(less than 0.5% of households) are severely overcrowded.
• Renter -Occupied Units: 1,854 households (6.3% of households) are overcrowded, and 466 households
(1.6% of households) are considered severely overcrowded.
While overcrowding is generally minimal, it is slightly more prevalent among renters compared to owners. The
presence of even a small percentage of overcrowded and severely overcrowded households suggests there are
still gaps in housing adequacy.
p
0
a)
O
s
80, 000
70, 000
60, 000
50, 000
40, 000
30, 000
20, 000
10, 000
0
Figure 92. Weld County Overcrowded Households by Tenure
67,629
17,697
0.50 or less
21,176
9,794
0.51 to 1.00
occupants per room occupants per room
1,436 1,388
320 230
1.01 to 1.50 1.51 to 2.00
occupants per room occupants per room
■ Owner occupied: ■ Renter occupied:
U.S. Census Bureau, ACS 2023 5 -Year Estimates Table B25014
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Existing Housing Needs
Existing housing needs are determined by analyzing 30% cost -burdened households within each income bracket
(as defined by HUD).
There are 9,050 extremely low-income cost -burdened households (≤ 30% HAMFI), which means that 9,050 new
housing units affordable to households earning ≤ 30% HAMFI are required to support this group. The breakdown
of existing housing needs by cost -burdened households is shown in Figure 93.
Overall, 32,255 new housing units are needed across all income brackets, comprising 19,295 units for owners and
12,965 units for renters. Prioritizing support for extremely low- and very low-income households is essential to
mitigating the housing crisis. Simultaneously, ensuring a balanced approach across all income levels will foster
housing stability and enhance affordability for all residents.
Figure 93. Existing Housing Needs
Income
by
Cost
Burdened
Total
Needed
Units
Owner
Needed
Units
Renter
Units
Needed
9,050
4,185
4,870
Extremely
Low Income (<= 30% HAMFI)
Very
HAMFI)
Low
Income
(>30%
to <=50%
8,305
4,180
4,125
Low
Income
(>50%
to <=80%
HAMFI)
8, 765
5,895
2,870
Moderate
HAMFI)
Income
(>80% to <=100%
3,210
2,430
785
Middle
Income (>100%
HAMFI)
2,925
2,605
315
Total
32,355
19,295
12,965
HUD -CHAS Tabulations of ACS 2017-2021 Estimates
For one -person households, there are a total of 25,357 households, but only 7,354 studio and one -bedroom housing
units available. This creates a gap of 18,003 households that cannot access appropriately sized units. These one -
person households often occupy two -bedroom units, contributing to the overflow and exacerbating housing
challenges. There are 40,924 two -person households and 19,065 three -person households in Weld County, totaling
59,989 households that would typically require two- or three -bedroom units. In comparison, there are 69,290 two -
and three -bedroom housing units available. However, the overflow from 18,003 one -person households that may
occupy two- and three -bedroom units creates a housing gap of 8,702 units.
Figure 94. Weld County Housing Needs by Size
Household
Size
Count
Housing Unit
Size
Existing
Housing Unit
Count
Housing Units
Needed for Existing
Household Surplus/Need
Size
1
2
3
4+
25,357
40,924
19,065
34,673
0-1 bedrooms
2-3 bedrooms
4+ bedrooms
7,354
69,290
43,375
25,357
51,287
43,375
0
-8,702*
8,702
U.S. Census Bureau, ACS 2023 5 -Year Estimates Table S2501 and S2504
*Gap includes the 2 -3 -bedroom housing units occupied by "overflow" 1 -person households
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Projected Housing Needs
The overall projected housing needs for Weld County are determined by analyzing population growth, average
household size, and the county's vacancy rate. According to the Weld County Population Forecast, as seen in
Figure 3, the county is projected to grow by 91,812 residents between 2024 and 2034. Using the average household
size of 2.8 as seen in Figure 17, this growth is translated into projected household needs over the 10 -year period.
To estimate the total housing need considering vacancy, the county's 4% vacancy rate is applied to account for
turnover and availability in the housing market, resulting in a projected need of 34,104 housing units.
Projected housing needs by Area Median Income and tenure are determined by analyzing the distribution of cost -
burdened households within each income bracket, as defined by HUD.
The distribution across AMI categories reveals key priorities for future housing development. There are 3,796
projected housing units needed for extremely low-income households (≤ 30% HAMFI), which means that 3,796 new
housing units affordable to households earning ≤ 30% HAMFI are required to support this group over the next 10
years. The breakdown of existing housing needs by cost -burdened households is shown in Figure 95.
Overall, 34,103 new housing units are needed across all income brackets, comprising 25,507 units for owners and
8,598 units for renters.
Figure 95. 10 -Year Projected Housing Needs
Income by Cost Burdened
Total Units Owner Units
Renter Units
Extremely Low Income (<= 30% HAMFI)
Very Low Income (>30% to <=50%
HAMFI)
4,259
6,548
2,448
4,369
1,811
2,179
Low Income (>50% to <=80% HAMFI)
Moderate Income (>80% to <=100%
HAMFI)
4,381
18,914
3,191
16,682
1,190
2,233
Total Projected Housing Units 34,102
26,689 7,413
HUD -CHAS Tabulations of ACS 2017-2021 Estimates, U.S. Census Bureau, Population Division, 2016-2050
COUNTY, CO
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Chapter 7. Development Challenges and Opportunities
Understanding market limitations on housing development helps identify challenges and opportunities for housing
development within a community. In addition to reviewing local zoning and subdivision regulations, planning
processes, and infrastructure limitations, this section provides information on the costs of development, construction
labor, material supply challenges, and other factors that affect affordable housing production.
Development Costs
The cost of developing housing encompasses several key components, including materials, labor, infrastructure,
and land acquisition costs. Based on Colorado Averages, material costs for a single-family home range from $100
to $250 per square foot, depending on factors like size, design complexity, and material quality. For a 2,000 -square -
foot home, this translates to a cost of $200,000 to $500,000.
Figure 96 provides estimates of total fee costs for each unit type, including permitting fees, plan review fees,
drainage impact fees, county impact fees, road impact fees, planning fees, grading fees, and zoning fees. Permitting
costs vary by dwelling type, with single-family detached homes costing an estimated $12,128, multifamily units
costing $10,728, manufactured homes costing $9,185, and ADUs costing $3,164. These figures are based on the
Weld County Code and assume no subdivision is proposed. It is important to note that these costs do not include
utility hookup fees or connections to existing infrastructure.
With median home values and incomes in Weld County, many residents may struggle to afford homes built at these
costs. Weld County offers programs like private activity bonds (PABs) for affordable housing projects and rental
assistance funding to support low-income residents.
Figure 96. Weld County Total Costs by Dwelling Type
Dwelling Type
Total Costs
Single -Family Detached
Multifamily
Manufactured
ADU
$12,128
$10,728
$9,185
$3,164
Weld County Code (Appendices 5-K, 5-J, and 5-N), Oct. 10, 2024, Zillow 2016 to 2023, ZHVI All Homes Time Series, Smoothed, Seasonally
Adjusted ($)
Regulatory Barriers
The Weld County Code outlines zoning regulations specifying the residential housing types permitted or restricted
in each district, guiding land development decisions. This information is detailed in the Weld County Charter and
County Code, Chapter 23, Article 3 - Zone Districts.
Agricultural (A) Zone District
The Agricultural (A) Zone District in Weld County is designed to protect and promote agriculture as a vital
resource while minimizing the impact of incompatible land uses.
According to the Weld County Code, zoning allows one single-family dwelling or group home per legal lot as a
matter of right, outside of subdivisions and historic townsites. An accessory dwelling unit tied to a single-family
home is also permitted, subject to specific provisions outlined in the code. Manufactured homes and structures are
allowed with a permit under designated regulations, while multi -family dwellings are permissible through special
review, provided they accommodate individuals primarily employed in farming. Similar rules apply within
subdivisions and historic townsites, allowing one single-family dwelling or group home per legal lot, with provisions
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for accessory dwelling units and the potential for manufactured homes and structures through permitting. The district
emphasizes agricultural activities, natural resource extraction, and energy development, ensuring that these uses
are prioritized and safeguarded from interference by other incompatible activities.
Residential Zone Districts (R-1 through R-5)
The Weld County Residential Zone Districts (R-1 through R-5) offer a range of housing options and establish
clear guidelines for permitted uses.
In the R-1 (Low -Density Residential) Zone District, only single-family dwellings or group homes are allowed by
right on each legal lot, with one accessory dwelling unit option, provided it complies with specific code provisions.
The R-2 (Duplex Residential) Zone District accommodates single-family homes, duplexes, and group homes by
right. Accessory dwelling units are allowed for single-family homes, but are not permitted for duplexes.
The R-3 (Medium -Density Residential) Zone District permits duplexes by right and allows multifamily dwellings
with up to six units per structure, subject to a site plan review.
The R-4 (High -Density Residential) Zone District, which no longer allows rezoning to this classification after
2019, supports duplexes by right and multifamily dwellings with site plan approval.
The R-5 (Manufactured Home Residential) Zone District permits single-family homes, duplexes, and group
homes by right. At the same time, accessory dwelling units are restricted to lots with single-family homes and not
duplexes.
Commercial Zone Districts (C-1 through C-4)
The Commercial Zone Districts (C-1 through C-4) in Weld County serve distinct purposes and provide specific
guidelines for allowable uses.
The C-1 (Neighborhood Commercial) Zone District is intended for activities that provide convenient goods and
services primarily to nearby neighborhoods. It allows a single-family dwelling unit for caretakers, employees, or
security personnel if it is located within the principal building and meets screening requirements. Manufactured
homes used as living quarters for caretakers are permitted only with a land use permit.
The C-2 (General Commercial) Zone District is designated for more intense and higher -traffic commercial uses
than C-1. It permits single-family dwelling units under the same conditions as C-1 and manufactured homes for
caretakers with a land use permit. This district supports uses that meet community needs, such as medical, cultural,
and civic services.
The C-3 (Business Commercial) Zone District focuses on large-scale commerce and regional services, including
shopping centers and entertainment areas, typically near high -traffic corridors. Similar to C-1 and C-2, a single-
family dwelling unit is allowed under specific conditions, and manufactured homes for caretakers are permitted with
a land use permit.
The C-4 (Highway Commercial) Zone District, which ceased rezoning after July 25, 2019, allows manufactured
homes as living quarters for caretakers, subject to a land use permit. These districts ensure that residential uses
within commercial zones remain accessory to the primary commercial purpose and follow strict guidelines to
maintain compatibility with surrounding uses.
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Industrial Zone Districts (I-1 through I-3)
The Industrial Zone Districts (I-1 through 1-3) in Weld County cater to varying degrees of industrial use, ensuring
compatibility with their surroundings and proper land use planning.
The I-1 (Light Industrial) Zone District is designed for light industrial and compatible commercial activities with
minimal environmental impact conducted primarily within enclosed buildings. These properties are less resource -
intensive than heavier industrial uses, can be near residential areas if properly designed, and aim to support
economic development. Manufactured homes used as living quarters for caretakers or security personnel are
allowed with a land use permit.
The 1-2 (Medium Industrial) Zone District accommodates more intense industrial uses than I-1, with higher traffic
and larger -scale activities. Similar to the I-1 district, manufactured homes for caretakers or security personnel are
allowed with a land use permit.
The 1-3 (Heavy Industrial) Zone District is intended for large-scale, resource -intensive industrial operations
requiring substantial space and limited public access. These properties are typically located near major
transportation infrastructure, such as highways, railroads, or airports, to support their operational needs. As with
the other industrial zones, manufactured homes for caretakers are permitted with a land use permit.
E (Estate) Zone District
The E (Estate) Zone District in Weld County is designed to accommodate rural, large -lot residential uses while
maintaining compatibility with very low -density residential areas. It serves as a transitional zone between agricultural
regions and R-1 residential zones, emphasizing careful placement on low -traffic, local public or private streets and
roads.
By right, this zone permits one single-family dwelling or group home facility per legal lot. Additionally, accessory
uses, such as one accessory dwelling unit per legal lot, are allowed, provided it is incidental to the primary residential
use and complies with specific code requirements.
The PUD section of the Code was revised in 2023. As a result, only PUDs located on properties with an approved
and recorded PUD zoning plat, where a complete PUD final plan application was submitted before July 26, 2024,
and previously zoned phased PUDs, can still be approved through the PUD process. New PUDs are no longer
permitted under the current Code.
ARTICLE III - Zone Districts I Charter and County Code I Weld County, CO I Municode Library
Infrastructure Limitations
The availability and condition of infrastructure, such as roads, water, and sewer systems, play a critical role in
determining the feasibility of housing construction in Weld County. According to Section 23-3-105 of the Weld
County Code, residential uses in Residential Zone Districts require evidence of an adequate water source and
sewage disposal system before a building permit can be issued. For lots created prior to August 25, 1981, water
and sewage systems must either comply with On -Site Wastewater Treatment System regulations or connect to
public sewer services, while newer lots must connect to public water from a district or municipality and public sewer
service.
Similarly, in the Estate Zoning District, all uses requiring water must be connected to a public water system and an
adequate sewage disposal system, which must either meet the On -Site Wastewater Treatment System regulations
or connect to public sewer services. Evidence of these utilities being available is mandatory prior to obtaining a
building permit. Even if zoning permits residential construction, housing development may face barriers if these
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essential utilities are unavailable, highlighting the need for investments in infrastructure to support growth in certain
areas.
Sec. 23-3-105. - Water and sewer requirements. I Charter and County Code I Weld County, CO I Municode Library
Estimated Water Supply Needs for Dwelling Units
Water usage in Weld County plays a crucial role in identifying potential development limitations and planning for
sustainable growth. Water infrastructure expenses, such as utility connection fees and impact fees, can make
constructing affordable housing increasingly challenging, particularly in areas with limited infrastructure.
Figure 97 provides a detailed breakdown of the local water districts serving unincorporated Weld County, along
with residential water use per capita (gallons per capita per day, or gpcd). The average residential water use per
capita is estimated to be 162 (gpcd) according to local water efficiency plans.
The county's population is projected to grow rapidly, but this trend is not expected to extend to the unincorporated
areas. Instead, much of the anticipated growth is likely to occur in incorporated cities like Greeley, which are
expected to account for the majority of the population increase.
Figure 97. Residential Water Supply Needs*
District
Year
Residential
Water
Residential
Water
Use
Per
(gpcd)
Capita
Population
Demand
Central Weld
Count4
Y
2019
0
9
152
8,766
1
32 2
,3 3
East
County
Larimer
2020
124
23,100
2,864,400
Left
Hand
2021
135
21,452
2,896,020
Little
Thompson
2018
180
21,000
3,780,000
North Weld
County
2017
219
37,500
8,212,500
Longs Peak
District
Water
2024
193
1,286**
6 7 0
9 '3 8
*This data is based on the most recent water districts' efficiency plans, which span various years. The Local
Water District Plans can be accessed in the section below. The Longs Peak Water District data was collected
through direct coordination with the Water District.
** Number of residential taps
Local Water Efficiency Plans
Central Weld County 2022 Water Efficiency Plan
East Larimer County 2024 Water Efficiency Plan
Left Hand Water District 2023 Municipal Water Efficiency Plan Update
Little Thompson Water District 2019 Water Efficiency Management Plan
North Weld County 2018 Water Efficiency Plan
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Chapter 8. Housing Resources
This section identifies and evaluates resources available to support the development, maintenance, and
accessibility of affordable housing for resident and employee households. Assessing housing resources includes
understanding the financial, institutional, and community assets that can help address the housing needs identified
in the HNA. This information will help inform housing action planning and strategy development.
Housing Assistance Programs
Rental Assistance Programs
• Greeley -Weld Housing Authorities: Promotes adequate and affordable housing, economic opportunity,
and a suitable living environment free from discrimination. The Greeley and Weld County Housing
Authorities provide rental assistance through Section 8 Housing and Public Housing programs. Section 8
Housing, as defined by the Greeley Housing Authority, is a program designed to assist low-income families
with the cost of renting housing. The families pay 30% of their income to their landlord, and the Housing
Authority pays the remaining rent. The Greeley Housing Authority owns and manages 86 units of federal
Public Housing, consisting of 80 apartments and six single-family houses.
• United Way of Weld County: Offers the community rental assistance and support services. The Board of
Directors has identified and is resourcing five initiative areas that aim to solve Weld County's long-term
challenges. One of their initiated programs, Weld's Way Home, aims to prevent and end homelessness in
the county. Supported programs include NoCo CoC, Collective Impact Fund, Coordinated Assessment and
Housing Placement System (CAHPS), Emergency Food and Shelter Program, Greeley -Evans Transit Bus
Pass Program, and Housing Navigation Center.
• Catholic Charities Guadalupe: One of Colorado's largest social service organizations. Catholic Charities
offers shelter services, women's services, and other support programs.
Homebuyer Support Programs
• Colorado Housing and Finance Authority (CHFA): Down payment assistance programs can provide
grants and loans to help buyers cover out-of-pocket expenses, including down payments and closing costs.
These programs offer purchase loans for grants and second mortgage loans for down payment and/or
closing cost assistance. Additionally, CHFA provides many resources to homebuyer education and support
for prospective homebuyers.
• Greeley Home Ownership Program for Employees (G -HOPE): The Greeley Home Ownership Program
for Employees is a pilot program to promote home ownership in Greeley's Redevelopment District and
around the University of Northern Colorado campus. Down payment assistance is available to full-time
employees of certain employers in Greeley. This includes the City of Greeley, the University of Northern
Colorado, Weld School District 6, Banner Health/NCMC, JBS, Frontier Academy Charter School, Sunrise
Community Health, and North Range Behavioral Health.
• Colorado Down Payment Assistance (CDOH): Down payment assistance of up to $25,000 for
households of up to 80% AMI in urban areas, 100% AMI in non -urban areas, in Weld County and other
counties in Colorado. The 80% limit for a four -person family is $91,600, and the 100% limit for a four -person
family is $114,500.
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Homeowner Assistance Programs
• Emergency Mortgage Assistance Program (EMAP): The Emergency Mortgage Assistance Program was
created as a temporary response due to the COVID-19 pandemic and the economic hardships it created
for many families. Although it is temporary, the EMAP is currently open and will continue to accept
applications until funds are exhausted (or September 2026).
• Neighbor to Neighbor (N2N): Neighbor to Neighbor is a housing opportunity resource for Northern
Colorado. Services are designed to support homeless and low-income individuals seeking a place to live,
families needing assistance to secure their prospective homes, and prospective buyers to explore the
homebuying process.
Local Funding Resources
• Colorado Housing Investment Fund (CHIF): Established with $36 million from the Attorney General's
custodial funds, CHIF supports affordable rental housing development across Colorado.
• Community Development Block Grant (CDBG) Program: Administered by the Division of Housing, CDBG
provides competitive funding for local governments to support affordable housing initiatives, including
acquisition and rehabilitation.
• Home Investment Partnership Program (HOME): HOME funds help local governments, nonprofits, and
developers build, purchase, or rehabilitate affordable housing and offer rental assistance to low-income
individuals.
• Housing Development Grant Funds (HDG): A competitive grant program that finances new construction,
rehabilitation, and acquisition projects. HDG aims to expand and improve the availability of affordable
housin
g
• Housing Development Local Funds (HDLF): Created to meet federal matching fund requirements, HDLF
offers collateral -backed loans for affordable housing development and rehabilitation.
• National Housing Trust Fund (HTF): Administered federally and funded through Fannie Mae and Freddie
Mac, HTF focuses on increasing safe and affordable housing for extremely low-income households.
• Neighborhood Stabilization Program (NSP): NSP funds help mitigate the impacts of foreclosure by
stabilizing property values in affected neighborhoods, prioritizing aid for households with incomes at or below
120% of the area median income (AMI).
• Colorado State Affordable Housing Fund - Proposition 123: Managed by the Division of Housing,
Proposition 123 directs funds toward homeownership projects for community partners, local governments,
and nonprofit developers. Proposition 123, passed by voters in 2022, allocates $173.5 million in fiscal year
2024 toward the development and preservation of over 8,000 housing units in Colorado.
• Transformational Housing Loan Fund: This fund provides grants and low -interest loans to affordable
housing investment groups, promoting housing accessibility for individuals and families across income levels.
For more information about these programs, please visit DOLA's Funding Sources webpage.
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Resources for Homelessness Prevention
Weld County United Way: Weld's Way Home (WWH)
The United Way of Weld County's Weld's Way Home 2.0 Strategic Plan (WWH 2.0) was created as a response to
a rising number of households seeking shelter in Weld County in 2011. Figure 98 highlights the key successes and
advancements made by the Weld's Way Home 1.0 Plan (WWH 1.0). This was a 5 -year process that took place
from 2015 to 2020, driven by community feedback and engagement.
Figure 98. Weld's
Way
Home
1.0
Accomplishments
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•
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weather
support
shelter
staff,
as a
and
service
funding
of
plan
the
Housing
to
increase
Navigation
shelter
stability.
Center
to
COUNTY, CO
2025 Housing Needs Assessment
74
Figure 98. Weld's
Way
Home
1.0
Accomplishments
•
Increased
emergency
community
shelter,
but
partnerships
also
on -site
at
health,
the
cold
housing,
weather
and
shelter
case
management
to
provide
not
services.
only
Expanded
Case
Management
Services
•
•
•
•
improve
•
Expanded
and
Closed
coordinate
Developed
bring
Leveraged
vulnerable
Began
barriers
homelessness.
the
services
to
communication
Housing
care
shift
and
homelessness
case
individuals
proactive
existing
to
coordination,
case
increase
Navigator
management
individuals
resources
management
case
in
gaps
case
Weld
housing
program.
management
living
reduce
by
management
services.
and
County.
establishing
outdoors.
philosophies
opportunity
partnerships,
911
calls,
strategies
and
weekly
and
toward
and
wrap
such
provide
success
CAHPS
through
-around
as
Housing
Squad
ongoing
case
services
street
for
First
1
conferencing
and
support
people
outreach
principles
through
co
-response,
for
experiencing
efforts
to
the
CAHPS
calls
reduce
most
to
to
to
Affordable
Housing
with
Management
Case
•
•
•
launch
Revitalized
dedicated
units
Increased
using
Collaborated
update
development.
in
Community
the
zoning
Weld
to
the
the
Housing
developing
County.
with
availability
and
High
Development
the
land
Plains
and
Weld
Land
use
affordable,
of
Housing
codes
funding
County
Use
Block
Project
to
Development
low-income,
Department
for
Grant
create
the
to
(CDBG)
development
foster
more
Corporation,
of
and
opportunities
policy
funding.
Public
permanent
and
of
Health
a
affordable
system
501(c)(3)
for
and
supportive
affordable
-level
Environment
housing
organization
changes
housing
units
housing
to
to
Weld's Way Home strategic plan 2.0 was released in 2023, following the original strategic plan in 2016. The plan
outlines it priorities to end homelessness and increase prevention strategies. The Weld's Way Home 2.0 priorities
are referenced in Figure 99.
Figure 99. Weld's
Way
Home 2.0
Priorities
Advocacy
•
Increase
Home
change.
initiatives
local
government
to increase
and
household
broader
community
stability
resources
support
through
for Weld's
policy
Way
Coordinated
Household
Stabilization
•
Establish
homelessness
and
implement
prevention
a shared
services.
coordinated
entry
system
for
Information
Sharing
•
•
Improve
of
household
community
stability
access and awareness.
resources.
Landlord
Partnership
•
inclusive
Facilitate
landlord
and
affordable
-tenant
relationships
housing
options.
to
prevent
evictions
and
to
foster
Police
Criminal
System
Partnerships
Justice
&
•
Engage with
new ways
law
of
policing
enforcement
housing
entities
vulnerable
to
reduce
populations.
legal
barriers and explore
COUNTY, CO
2025 Housing Needs Assessment
75
Figure 99. Weld's
Way
Home 2.0
Priorities
Diversity,
Inclusion
Equity &
•
Ensure
representation
that
historically
and
access
underrepresented
to information,
communities
resources,
and
have
opportunities.
equitable
Transportation
•
Improve
community
-wide
access
to affordable
and
reliable
transportation.
Community
Education
•
Increase
causes of
community
household
awareness
instability,
of
and
the
where
realities
to find
of
homelessness,
resources.
root
Housing
Center
Weather
with
Navigation
Shelter
Cold
•
Find
weather
a long-term
shelter
to
location
ensure
for
stability
the
Housing
of
services.
Navigation
Center
and
cold
Expanded
Management
Case
Services
•
Close
better
gaps
housing
in case
outcomes.
management
services and
improve
current
practices
for
Affordable
Housing
Move
-In
Retention
O
Housing,
pp
&
ortunities
•
Increase
opportunities
the
amount
and
keep
of
available
people
housed.
housing
resources
to expand
move -in
Faith
Engagement
• Work
engage
with
volunteers,
the Weld
County
and
identify
faith
community
new ways
to
to coordinate
increase
household
resources,
stability.
Greeley Homelessness and Housing Services Assessment and Recommendations
The City of Greeley is taking strides to confront the homelessness issue, creating a complete assessment and
recommendations for homelessness and housing services in the city.
• Utilize the Collective Impact Framework to coordinate cross -organizational collaboration.
• Conduct a housing needs assessment.
• Pursue pre -development research for a service -based campus model approach.
• Establish a clear understanding of the risk & protective factors of homelessness (with collective impact).
• Establish a user-friendly resource guide for organizations, housed and un-housed community members
(with collective impact).
• Explore creative temporary solutions.
COUNTY, CO
2025 Housing Needs Assessment
76
Chapter 9. Policy Recommendations
This chapter provides policy recommendations based on the HNA's findings to guide the Housing Action Plan and
other County CDBG and planning efforts relating to housing.
Key Findings
Note — the U.S. Census does not provide unincorporated county data. As such, data relies on county -wide
information, unless provided by another source, and it is explicitly indicated in this analysis as such. This means
that the HNA analysis throughout includes both incorporated and unincorporated Weld County data.
Community Profile
• Weld County is experiencing rapid population growth. Between 2000 and 2024, the county welcomed
184,379 new residents, making it the fastest -growing county in Colorado from 2021 to 2022.
• Housing needs are under increasing pressure. Weld County's expected population growth rate between
2024 and 2050 is 60.2%, more than double Colorado's overall growth rate of 25.3% during the same period.
• The county's renter -to -owner ratio is shifting toward homeownership. Over the past decade, owner -
occupied housing has grown by 42.9%, while renter -occupied housing increased by only 8.6%, shifting the
county's renter -to -owner ratio toward homeownership.
• An aging population is reshaping housing needs. As the county's median age is projected to reach 40.3
by 2050, up from 35.3 in 2024, the need for senior living, downsized homes, and accessible housing will
rise.
Economics
• Greeley is a key employment hub. Five of Weld County's top employers are based in Greeley.
• Essential workers struggle with housing costs. Construction, Education, and Health Care workers, who
make up a significant share of Weld County's workforce, on average, spend more than 30% of their income
on housing costs.
• Homeownership is out of reach for many workers. Employees in Education, Public Administration, and
Agriculture would need to spend between 80% and 110% of their income on homeownership costs.
• Housing costs far exceed worker wages. To avoid being housing cost -burdened, Weld County
homeowner households need an annual income of $180,720 to afford a median -priced home, more than
the county's highest -paying job sector (Mining: $175,136).
• Renters face affordability challenges. Renter households need an annual income of $69,160 to avoid
being cost -burdened for a median -rent unit, higher than the average income in four of the five essential
workforce sectors.
• Most workers commute outside the county for jobs. Nearly 119,428 Weld County residents (66.8%)
work outside the county.
Housing Inventory
• Weld County's homes are aging. 67.5% of the county's housing stock is over 30 years old.
• New housing development has declined in Unincorporated Weld County. Residential construction
permits peaked at 318 in 2021 but dropped to 73 in 2024.
COUNTY, CO
2025 Housing Needs Assessment
77
Housing Market
• Median Household Income is rising, but median home prices are rising faster. Despite wage
increases, affordability remains a challenge as home prices continue to outpace income growth.
• Home values have skyrocketed. From 2016 to 2023, median home prices increased by 81.1% to
$497,183, far exceeding the 42.4% rise in median homeowner income.
Fair Housing and Housing Gap Analysis
• Many homeowners are struggling with housing costs. Nearly 23% of owner -occupied households in
Weld County are cost -burdened, meaning they spend more than 30% of their income on housing.
Additionally, approximately 7,140 households (9% of owner -occupied households) spend more than half of
their income on housing.
• Renters have a higher cost -burden rate than homeowners. Nearly half (46%) of renters in Weld County
are cost -burdened.
• Senior -friendly housing is increasingly essential. Nearly 49.3% of residents aged 75+ have a disability,
highlighting the need for accessible units and assisted living facilities.
• Economic disparities among racial and ethnic groups. Hispanic or Latino individuals experience a
14.1% poverty rate, double the 6.6% poverty rate for White non -Hispanic residents.
Current and Projected Housing Needs
• Affordable housing is concentrated in Greeley. 75% of the county's affordable units are located in
Greeley.
• Small -unit shortages force households into larger, costlier homes. There are 25,357 one -person
households, but only 7,354 studio and one -bedroom units available; 18,003 residents may be occupying
larger units that may not fit their needs or budgets.
• Smaller, more affordable units are the most significant housing gap in the County. The percentage
of cost -burdened homeowners and renters, combined with the unit size analysis, indicates that many
smaller households (1-2 person households) may be living in larger households. This suggests a current
and future need for smaller housing units and more housing options in Weld County.
Development Challenges and Opportunities
• Land and infrastructure costs may be a driver of affordability challenges. Development costs are high,
with materials alone ranging from $100 to $250 per square foot, leading to total construction costs between
$200,000 and $500,000 for a 2,000 -square -foot home.
• Utilities are a challenge in Unincorporated Weld County. Water supply limitations in the County are a
significant barrier to housing developments in Unincorporated Weld County, which creates a situation where
denser housing and housing solutions may be best coordinated with incorporated cities.
COUNTY, CO
2025 Housing Needs Assessment
78
Policy Recommendations
This section outlines strategic policy recommendations designed to address the key housing challenges identified
in this HNA. With Weld County experiencing rapid population growth, projected to increase by over 60% by 2050,
and facing rising housing costs that far outpace income growth, these recommendations aim to guide local decision -
makers in addressing affordability, accessibility, and infrastructure constraints. Drawing on quantitative data,
community input, and best practices from comparable communities, these recommendations aim to guide local
decision -makers in fostering a housing landscape that addresses the community's needs. Each policy proposal is
tailored to the unique demographic, economic, and geographic context of the area, with an emphasis on actionable
steps that can be implemented as part of the County's future Housing Action Plan, the Comprehensive Plan, and
other CDBG and planning efforts. The goal is to prevent displacement and ensure that all residents have access to
safe and stable housing.
The policy recommendations are organized into three categories:
• Strengthening Regional Collaboration • Monitoring and Policy Evaluation
• Enhancing Funding and Resource Areas
Strengthening Regional Collaboration
1. Collaborate with existing local and regional housing assistance programs to increase awareness
and coverage of assistance.
Nearly half (46%) of renters in Weld County are cost -burdened, and 23% of homeowners spend more than
30% of their income on housing. Despite the availability of assistance programs, many households,
especially underserved groups, may not be aware of or able to access these resources. Strengthening
collaboration and outreach can help bridge this gap and ensure broader coverage and utilization of existing
support systems.
This effort may include awareness campaigns for resources available through the County, as well as
through other agencies, groups, and organizations.
Advantages
Disadvantages
it
strategy
leverages
outreach
without
the
requires
infrastructure.
incurring
existing
County
minimal
housing
can expand
significant
By
financial
assistance
utilizing
awareness
new
investment,
current
expenses.
programs
and
Establishing
and
require
staff.
relevant
and
investment
term
regional
coordinate
a
programs,
dedicated
is
must
effective
housing
temporary,
challenges.
outreach
be
initial
allocated
build
partnerships
assistance
trust,
strategies.
it
effort
may
to
from
align
identify
pose
with
providers
While
County
short
local
this
-
will
This
as
and
resources,
access
goals,
Time
capacity
Existing
social
social
efficiently.
engagement
from
the
service
media)
relationships
ground
without
providers,
can
approach
up.
be
the
with
used
and
need
community
enhances
to
digital
disseminate
to
build
platforms
visibility
organizations,
new
information
systems
(e.g.,
and
This
Based
cost
Hispanic
poverty
housing
programs
groups,
-burdened
on
rates,
improving
or
challenges.
HNA
allows
Latino
renters,
are
findings,
the
disproportionately
households
equity
Collaboration
County
essential
certain
and
to
housing
experiencing
focus
populations,
workers,
with
affected
efforts
stability.
assistance
and
higher
on
such
by
these
as
COUNTY, CO
2025 Housing Needs Assessment
79
2. Collaborate with municipalities to better advocate for the use of housing assistance programs by
all households, prioritizing underserved households.
Economic disparities persist across racial and ethnic groups, with Hispanic or Latino residents
experiencing a poverty rate more than double that of White non -Hispanic residents. Targeted advocacy
and collaboration with cities can help ensure housing assistance programs reach those most in need,
promoting equity and inclusion in housing access.
This may include:
➢ Joint Outreach Campaigns: Weld County, local municipalities, and Housing Authorities could
co -host informational workshops or town halls to educate residents about available housing
assistance programs like Section 8, ERAP, or home repair grants.
➢ Shared Resource Hubs: Municipalities could partner with the county to create centralized online
portals or physical resource centers where residents can access housing program applications,
eligibility tools, and bilingual support.
➢ Targeted Communications: Collaborate on mailers, social media posts, and local radio ads that
specifically reach underserved populations, such as seniors, farmworkers, or non -English-
speaking households, with clear guidance on how to apply for assistance.
➢ Cross -Training Staff: County and municipal staff could receive joint training to ensure consistent
messaging and better referral pathways for residents seeking housing help.
➢ Data Sharing Agreements: Establish agreements to share anonymized data between
municipalities and the county to identify gaps in program usage and target outreach where it's
most needed.
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.
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Coordinating
advocacy
efforts
across municipalities
Effective
implementation
will
require
allows
for consistent
messaging and
broader
reach.
A
County
staff
to
invest
time in identifying
unified
regional
approach
can improve
public
awareness
underserved
households
and
of
available
housing assistance
programs, reduce
communities
across diverse
geographic
confusion
among residents,
and
strengthen
the overall
and
demographic
areas.
includes
This
impact
of
outreach
campaigns.
analyzing
housing data,
coordinating
with
By
leveraging
local
knowledge
and
data,
the
County
and
local
organizations,
and
developing
its municipal
partners can more effectively
identify
and
tailored
outreach
strategies
to ensure
prioritize
outreach
to underserved
populations,
such
as
comprehensive
coverage and
equitable
cost
-burdened
renters,
essential
workers,
and
racial
or
access
to assistance
programs.
ethnic
groups
experiencing
higher
poverty
rates.
This
targeted
approach
ensures
that
housing assistance
reaches
those
most
in need,
promoting
equity
and
inclusiveness
in
program access.
COUNTY, CO
2025 Housing Needs Assessment
80
Enhancing Funding and Resource Areas
3. Assist existing County housing assistance programs by proactively applying for state and federal
grants.
With housing costs exceeding worker wages, homeowners needing $180,720 annually to afford a median -
priced home, local programs require additional funding to meet rising demand. Proactively pursuing
external grants can help expand the reach and impact of county -level assistance, especially for essential
workers and low-income households.
This may contribute to the County's ability to implement existing programs (the list below serves as
examples and is not a comprehensive list of all County housing resources):
➢ Award Private Activity Bonds (PABs) for affordable housing developments.
➢ Award Home Rehabilitation Grants to municipalities for minor repairs (costing less than $25,000)
of low- and moderate -income owner -occupied homes.
➢ Assist with Day of Service Programs, which provide minor exterior home improvements for low -
and moderate -income households.
➢ Funding Weld Way Home, a homeless prevention program.
Additionally, this may further programs that need additional funds to better serve the population. For
example, as noted in the 2021-2025 Consolidated Plan, A Woman's Place is currently only able to assist
50% of the requests it receives. The program provides affordable housing for households impacted by
domestic violence. The Consolidated Plan also recommends a Landlord Assurance Fund to "help
landlords feel more confident about renting to survivors (this would help the many nonprofits seeking to
support low-income families - Guadalupe, Greeley Family House, the Cold Weather Shelter, SAVA, Hope
at Miracle House, and A Woman's Place)."
Proactive pursuit of state and federal grants can
significantly expand the financial capacity of Weld
County's housing assistance programs.
Additional funding can support a broader range of
initiatives, including rental assistance, affordable
housing development, and services for cost -
burdened households, thereby addressing critical
gaps identified in the HNA.
Many state and federal grants come with specific
eligibility criteria and limitations on how funds can
be used. These restrictions may limit flexibility, as
some grants are designated for particular
populations (e.g., veterans, seniors, low-income
households) or housing types, which may not
align perfectly with the County's most pressing
needs.
Weld County may already possess internal staff
expertise and established relationships with state
and federal agencies, which can streamline the
grant application process. Utilizing these existing
resources can improve the efficiency and
success rate of funding applications, reducing the
need for external consultants or new
administrative structures.
Maintaining an active and competitive grant -
seeking strategy requires dedicated staff time to
monitor funding opportunities, prepare
applications, and ensure compliance with
reporting requirements. This ongoing commitment
may strain existing administrative capacity,
particularly if new positions or reassignments are
not made to support these efforts.
COUNTY, CO
2025 Housing Needs Assessment
81
Monitoring and Policy Evaluation
4. Review and revise (as needed) current housing policies and their effectiveness yearly.
Given the rapid changes in population, housing costs, and development patterns, ongoing evaluation of
housing policies is critical. Regular reviews will help ensure policies remain responsive to emerging needs,
such as the aging population, affordability challenges, and infrastructure constraints, and allow for timely
adjustments to improve outcomes.
This may include future policies and strategies included in the County's Comprehensive Plan and other
future planning efforts. The Comprehensive Plan should consider the inclusion of a progress report to
facilitate implementation reviews.
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policies
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needs,
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benefits
that
process
or
or
are
proactive
and
generating
toward
retired
allows
underperforming,
that
outdated
in
approach
strategies
a
unintended
timely
Weld
County
ensures
that
or
manner.
misaligned
inefficient
deliver
to
identify
that
Maintaining
process
collect
engage
recommendations.
additional
departments,
are
and
already
administrative
data,
requires
stakeholders,
demands
a
assess
managing
structured
particularly
dedicated
responsibilities.
policy
and
annual
may
County
if
multiple
outcomes,
prepare
staff
existing
place
planning
review
time
staff
to
This
This
on
Given
demographics,
regular
agile
strategies
infrastructure
the
and
policy
responsive.
County's
continue
evaluation
capacity,
and
rapid
evolving
to
and
enables
population
ensures
community
housing
the
the
realities
growth,
market
County
that
needs.
housing
of
affordability,
shifting
dynamics,
to
remain
This
reflect
COUNTY, CO
2025 Housing Needs Assessment
82
Appendix A. Glossary and Acronyms
Glossary
Accessory Dwelling Unit (ADU): A secondary housing unit located on the same lot as a main home, designated
as a second dwelling unit.
Affordable Housing: Housing where total costs, including utilities, do not exceed 30% of a household's income,
ensuring financial stability and accessibility for lower -income residents.
Americans with Disabilities Act (ADA): A federal law prohibiting discrimination against individuals with disabilities
in all areas of public life and also influences housing design through its Standards for Accessible Design.
Area Median Family Income (AMFI): Specifically measures the median income of families (households with two
or more related individuals) in a given area.
Area Median Income (AMI): The median income of all households in a specific geographic area, including both
families and individuals.
Attached Housing: Residential units that share a wall, floor, or ceiling with at least one other unit. Attached housing
options include townhomes, duplexes, row houses, and condos.
Co -Housing: A housing model where residents share common spaces, amenities, and facilities while maintaining
private living quarters.
Census Designated Places (CDP): Geographic areas defined by the U.S. Census Bureau for statistical purposes.
Community Development Block Grant (CDBG) Program: A federally funded initiative that supports local
community development and housing programs, primarily benefiting low -to -moderate -income (LMI) households and
special needs groups.
Consolidated Plan: A strategic plan required every five years for entitlement grantees to receive CDBG funding. It
provides a long-term framework for assessing affordable housing and community development needs, making data -
driven decisions, and prioritizing investments.
Cost -Burdened: Households spending more than 30% of their income on housing costs.
Detached Housing: Standalone residential units that do not share walls with other homes.
Development in the Pipeline: Housing projects that are planned or under construction but not yet completed.
Dwelling: A house, apartment, and all other places of residence.
Emergency Shelter: Temporary housing for individuals experiencing homelessness or crisis situations.
Employment Efficiency: OnTheMap, a U.S Census Bureau too, uses this metric to describe the relationship
between where people work and where people live in a specific geographic area.
Essential Workers: Individuals whose jobs are critical to maintaining the essential functions and services of
society, especially during emergencies or crises such as the COVID-19 pandemic. Essential workers typically fall
into several key categories, including Construction, Educational Services, Health Care and Social Assistance,
Public Administration, and Agriculture, Forestry, Fishing, and Hunting
Extremely Low -Income: Households earning below 30% of the Area Median Income.
COUNTY, CO
2025 Housing Needs Assessment
83
Fair Housing: A section of the HNA that provides an analysis of housing problems including cost burden,
overcrowding, housing instability, and homelessness.
Fair Housing Act (FHA): A federal law prohibiting housing discrimination based on race, color, religion, sex,
disability, familial status, or national origin.
Greeley Home Ownership Program for Employees (G -HOPE): A local initiative supporting homeownership for
employees in Greeley, Colorado.
Home Investment Partnership Program (HOME): A federal program that provides funds to help local
governments, nonprofits, and developers build, purchase, or rehabilitate affordable housing and offer rental
assistance to low-income individuals.
Housing Development Grant Funds (HDG): A competitive grant program that finances new construction,
rehabilitation, and acquisition projects, HDG aims to expand and improve affordable housing availability.
Housing Development Local Funds (HDLF): Collateral -backed loans for affordable housing development and
rehabilitation.
Housing Gap: The difference between the number of available affordable housing units and the total number
needed to house residents without cost burdens. This metric helps assess the demand for affordable housing in a
given area and guides policy decisions to address shortages.
Housing Insecurity: A condition where individuals or families face unstable housing situations, including risk of
eviction, unaffordable rent, or frequent moves.
Housing Tenure: The legal arrangements under which a household occupies a dwelling, most often categorized
as owner or renter.
HUD -Adjusted Median Family Income (HAMFI): A variation of the Area Median Family Income (AMFI) adjusted
by the U.S. Department of Housing and Urban Development (HUD) to reflect local cost -of -living differences.
Income Limit Area: A specific geographic area where income thresholds are established based on the AMI, to
determine eligibility for housing assistance programs. This could determine eligibility for subsidized housing
programs like Section 8 or the HOME Investment Partnership Act.
Industry Clusters: Groups of related businesses and industries that will continue to be a part of regional
communities' other economic development programming and activities.
Jurisdictions: Governmental entities, such as cities, counties, or states responsible for housing policies and
regulations.
Land Use Planning: The process of assessing and designating land and resources to ensure their suitability for
current and future generations.
Labor Force Efficiency: OnTheMap, a U.S Census Bureau too, uses this metric to analyze workforce employment
patterns, identifying whether workers are employed within a specific geographic area or commuting outside it.
Low -Income: Households earning below 80% of the Area Median Income (AMI), often qualifying for housing
assistance.
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2025 Housing Needs Assessment
84
Low -Income Housing Tax Credit (LIHTC): A federal program that provides tax incentives to developers for
building affordable rental housing.
Market Trends: Patterns and changes in housing demand, pricing, and availability over time.
Middle Income: Households earning between 80% and 120% of the Area Median Income (AMI).
Mixed -Use Units: Residential properties that incorporate commercial or retail spaces within the same development.
Mobile Homes / Mobile Parks: Factory -built residential dwelling(s) that can be relocated or placed in designated
communities.
Moderate Income: Households earning between 50% and 80% of the Area Median Income (AM l).
Modular Units: Prefabricated housing sections assembled on -site to create a complete home.
Multi -County Place (MCP): A designated area spanning multiple counties.
N ational Housing Trust Fund (HTF): Administered federally and funded through Fannie Mae and Freddie Mac,
HTF focuses on increasing safe and affordable housing for extremely low-income households.
Neighborhood Stabilization Program (NSP): Provides funds that help mitigate foreclosure impacts by stabilizing
property values in affected neighborhoods, prioritizing aid for households with incomes at or below 120% of the
area median income (AMI).
N orthern Colorado Continuum of Care (NoCO CoC): A regional organization coordinating housing and
homelessness services in Northern Colorado.
Overcrowding: A housing condition where there is more than one person per room in a housing unit. Rooms
include bedrooms, living rooms, and dining rooms, but do not include kitchens or bathrooms.
Permanent Supportive Housing (PSH): Long-term housing combined with supportive services for individuals
experiencing chronic homelessness.
P lanned Unit Developments (PUDs): Residential communities designed with integrated land use planning, often
including mixed housing types and amenities.
Point -in -Time (PIT) Count: A survey conducted to estimate the number of individuals experiencing homelessness
on a specific date.
Rapid Re -Housing: A housing assistance program that provides short-term rental support to help individuals
transition out of homelessness.
Rent Burdened: Households spending more than 30% of their income on rent alone.
Rent Restricted: Housing units with rent limits set by government programs to ensure affordability.
Rent Subsidized: Housing where a portion of the rent is covered by government assistance programs.
Rural Land Divisions: The process of subdividing land in rural areas for residential or agricultural use.
Severely Cost -Burdened: Households spending more than 50% of their income on housing and utility costs.
S ingle -Family Residential (SFR): Housing designed for one family per unit, typically detached homes.
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Social Vulnerability: The degree to which a community or population is at risk due to economic, health, or
environmental factors.
Social Vulnerability Index (SVI): A tool that assesses demographic and socioeconomic factors that adversely
affect communities that encounter hazards and other community -level stressors. The index itself uses 2018-2022
5 -year ACS data from the U.S. Census Bureau.
Subsidized Housing: Housing where government assistance helps reduce costs for eligible residents.
Tenure: The legal status of housing occupancy, distinguishing between renters and homeowners.
Transitional Housing: Temporary housing designed to help individuals move from homelessness to permanent
housing.
Urban Sprawl: An uncontrolled expansion of urban areas into surrounding rural land, often characterized by low -
density residential housing, single -use zoning, and auto -dependency.
Vacancy: The percentage of unoccupied housing units within a given area.
Very Low Income: Households earning below 50% of the Area Median Income (AMI).
Weld County United Way: Weld's Way Home (WWH): A local initiative focused on addressing homelessness and
housing stability in Weld County, Colorado.
Zillow Home Value Index (ZHVI): A metric produced by Zillow, used to track changes in home values across
different regions.
Zoning Regulations: Local laws governing land use, including residential, commercial, and industrial development.
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Acronyms
AAP: Annual Action Plan
ACS: American Community Survey
ADA: Americans with Disabilities Act
ADU: Accessory Dwelling Unit
AMI: Area Median Income
BoS CoC: Colorado Balance of State Continuum of
Care
CAHPS: Coordinated Assessment and Housing
Placement System
CAPER: Consolidated Annual Performance
Evaluation Report
CDC: Center for Disease Control and Prevention
CDBG: Community Development Block Grant
CDOH: Colorado Down Payment Assistance
CHFA: Colorado Housing and Finance Authority
CHIF: Colorado Housing Investment Fund
CoC: Continuum of Care
DV: Domestic Violence
EMAP: Emergency Mortgage Assistance Program
FHA: Fair Housing Act
GPCD: Gallons Per Capita Per Day
HAMFI: HUD -Adjusted Median Family Income
HDG: Housing Development Grant Funds
HDLF: Housing Development Local Funds
HNA: Housing Needs Assessment
HOME: Home Investment Partnership Program
HTF: National Housing Trust Fund
HUD: U.S. Department of Housing and Urban
Development
LEHD: Longitudinal Employer -Household Dynamics
Program
LIHTC: Low -Income Housing Tax Credit
LMI: Low -to -Moderate -Income
MFI: Median Family Income
MCP: Multi -County Place
MSA: Metropolitan Statistical Area
NCCOC: Northern Colorado Continuum of Care
N oCO CoC: Northern Colorado Continuum of Care
N SP: Neighborhood Stabilization Program
PIT: Point -in -Time Count
PSH: Permanent Supportive Housing
S B24-174: Colorado Senate Bill 24-174
S FR: Single Family Residential
S NAP: Supplemental Nutrition Assistance Program
SSA: Social Security Administration
SSI: Supplemental Security Income
SVI: Social Vulnerability Index
WWH: Weld's Way Home
COUNTY, CO
Appendix B. Community Survey Results
1. What is your connection to Weld County?
Responses: 99
I receive weld county newsletter I 1
I live in Weld and own a business in Weld I 1
I work/own business in Weld County 4
I live in a neighboring community not in Weld County I 1
I live in a City/Town in Weld County
I live in unincorporated Weld County (outside city...
26
66
0 10 20 30 40 50 60 70
2. How many people are in your household (including yourself)
Responses: 98
5-4 7
3-4
1-2
41
1
0
50
60
3. What are your Living arrangements?
Responses: 99
I do not have a permanent residence 2
I share a unit with others who are not family I 1
I live alone
I am NOT a dependent and live with family 4
I live with a partner and/or children
11
81
0 10 20 30 40 50 60 70 80 90
4. What is your total household annual income?
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Responses: 97
$114,501 or more
$91,601-114,500
$68,701-91,600
$57,251-68,700 3
$34,351-57,250
$34,350 or less
0
11
15
12
11
10 15 20
45
30 35 40 45 50
5. Are you a renter or homeowner?
Responses: 97
Right now I live in a hotel room I 1
I live with family I 1
Renter
Homeowner
18
77
0 10 20 30 40 50 60 70 80 90
6. Approximately how much do you pay per month for housing? (including utilities, HOA, and
any related housing fees, if applicable)
Responses: 97
More than $2,400
$2,201-2,400 7
$2,001-2,200 5
$1,801-2,000 10
$1,601-1,800 10
$1,401-1,600
$1,201-1,400 6
$1,001-1,200
$800-1,000 II 8
Less than $800
4
3
0
12
10 15 20
/
32
f
7. What housing unit type do you live in?
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Responses: 99
Hotel Room 1 1
Temporary Housing (i.e. RVs) I 1
3+ bedroom apartment/condo ■ 2
1-2 bedroom apartment/condo
Mobile Home 3
ADU ■ 2
Townhome ■ 2
Duplex/triplex/fourplex I 1
Single-family home
7
80
10 20 30 40 50 60 70 80 90
8. What is your housing preference? (select all that apply)
Responses: 99
Write-in responses le 13
"I am interested in senior living" 8
"I would like more community amenities (rec. center,
pool, gym, park, trails, etc.)":
"I would like to live in a housing unit where I don't
need to maintain a yard"
"I would like to live closer to essential necessities
(grocery store, medical offices, etc.)"
"I would like to decrease my commute and live closer
to work"
"I would like a larger home (more bedrooms)"
"I would like a smaller home (less bedrooms)"
"I would like a more affordable rent/mortgage"
"I am happy where I live"
6
7
13
17
17
16
27
IN
47
0 5 10 15 20 25 30 35 40 45 50
Overall, approximately 50% of respondents said they were happy where they live. A recurring theme across responses
is the desire for more affordable housing and more community amenities. Living preferences tend to favor more space
(either through larger homes, acreage, or land) or the ability to live closer to essential services like grocery stores and
medical offices. Several respondents also expressed a desire for housing that requires less maintenance, especially
in the context of yard work.
Write-in responses:
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Supportive and senior housing (2)
• "55+ Community would be nice"
• "Due to having Parkinson's, I will need an accessible living unit soon."
Rural vs Urban preferences (4)
• "Smaller rural community"
• "Acreage and able to have farm animals"
• "More land"
• "I would like land instead of living in a neighborhood"
Other preferences (7)
• "Open space is a priority for us especially since so much is being developed without the proper road
infrastructure."
• "I would like to live alone"
• "We'd like more land for a shop and to grow food, possibly community development with shared facilities"
• "It's a roof over my kids' head, but it's difficult living in a hotel room"
• "More multifamily, mixed -use, and higher -density housing is needed due to the cost of land"
• "I would like for there to be less fast food and chain options and more individually owned restaurants and
stores"
• "I would like to live further away from others and essential necessities"
9. What are your thoughts about housing choices, locations, and prices in unincorporated
Weld County? (write-in responses)
Responses: 79
Complaints
Negative
Inadequate
Preference
Impacts
About
Positive
No
Immigration
Infrastructure
Market
Opinion/Not
Housing
of
Metro
or
Need
for
High
Should
Neutral
Rural
Lack
Affordability
-Density
for
Districts/
and
of
Senior/55+
Lifestyle/Large
enough
Social
(Roads,
Lead
Views/No
Housing
Development
Infrastructure...
Development
information
Commentary
Amenities,...
Concerns
Options
Housing
Concern
Lots
0
50
43
25
24
30
35
40
45
16
20
10
15
17
14
I
7
10
4
I6
I5
I 1
5
Housing Affordability Concerns
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Count: 43
Key Themes: High prices, unaffordability for seniors/younger residents/single-income households, mortgage vs. rent
issues.
• "Prices are sky high — unaffordable for way too many people."
• "Prices too high."
• "Sadly, prices have gotten out of sight for seniors living on Social Security."
• "This town is way too expensive... can still barely manage to pay my bills."
• "There is limited safe, clean and affordable rental homes and apartments..."
• "It is sad when rent is more than a mortgage."
• "Cost of living is extremely high."
• "Housing options are okay, prices are pretty high."
• "Hard to find anything affordable... most single adults have to have a roommate."
Lack of Housing Options / Diversity
Count: 24
Key Themes: Lack of size/type variety, limited rural options, missing middle housing, poor choice in rentals.
• "There's a lack of choice in housing options in Weld County."
• "The housing choices for unincorporated Weld County are very limited..."
• "Too expensive and not enough options throughout Weld."
• "I feel like younger people don't have a lot of affordable options even if they are employed."
• "No enough options."
• "Slim and few choices mobile home communities are too expensive."
Responses against High -Density Development
Count: 16
Key Themes: Concerns over crowding, traffic, strain on infrastructure, loss of rural character.
• "I don't support high density development in unincorporated areas."
• "The increase in dense population is horrible!"
• "There are too many new developments."
• "We want the peaceful small town and farmland way of life!!"
• "There should not be an effort to bring high -density housing to Erie."
• "I think the developers are overbuilding new housing units, especially condo and apartments."
Need for Senior and 55+ Housing
Count: 7
Key Themes: More one -level homes, affordable senior communities, accessible options.
• "More affordable 55+ communities are needed."
• "We would like to see an affordable 55+ community..."
• "In unincorporated there are not many choices for elderly."
• "I'd like to see Senior housing mixed with multi -generational housing..."
Complaints About Metro Districts / Infrastructure Funding
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Count: 4
Key Themes: Metro districts drive up home ownership costs, lack of awareness among buyers.
• "Using metro districts to build infrastructure sucks and puts a huge burden on future homeowners."
• "I do not like the pervasiveness of Metro districts."
• "Most people don't realize metro district impacts until they have been in their house for a year."
Inadequate Infrastructure (Roads, Amenities, Services)
Count: 10
Key Themes: Poor roads, lack of services near homes, infrastructure lagging behind development.
• "County should worry more about roads and public safety."
• "Roads are absolutely terrible near Hill N Park."
• "Unincorporated Weld County is lacking in terms of amenities."
• "We need to build up services and road systems before more housing."
Preference for Rural Lifestyle / Large Lots
Count: 8
Key Themes: Desire to maintain rural character, enjoy space, avoid overdevelopment.
• "I enjoy the ability to have a larger piece of land in unincorporated southern Weld County."
• "We were able to find a home with land for our horses..."
• "I live in northeastern Weld County so the rural lifestyle is evident everywhere."
Market Should Lead
Count: 4
Key Themes: Let market dictate housing, no government interference in pricing or development.
• "Let the market dictate the type of housing built."
• "Supply and demand dictate prices. No need for government interference."
• "I think housing is best addressed by the market."
Positive or Neutral Views / No Concern
Count: 6
Key Themes: Housing is fine, region has variety, individual situation is good.
• "Housing affordability and access to housing is reasonable."
• "One of the best counties on the front range for varied options."
• "I am lucky where I live and rent from a close friend..."
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10. Have you experienced/seen any barriers to housing access in unincorporated Weld
County?
Responses: 72
No Issues/Not Applicable
Unclear/Unsure/Request for Info
Homelessness/Vulnerable Populations 2
Tax -Related Concerns ■ 1
Income Mismatch with benefits
Lack of Inventory and Housing Options
Public Transportation and Accessibility
Water Availability/Cost of Utilities
Government/Regulatory Barriers
Housing Affordability/High Prices
3
4
6
7
7
13
23
38
0 5 10 15 20 25 30 35 40
Responses:
Prices
Many of the metro districts abuse their power and siphon off tax revenue for developers pockets.
No
There are long waiting lists for the few units in senior housing.
Public transportation to unincorporated areas could be a barrier for some. But frankly, no i don't see
barriers. Maybe water price/quality.
Planning and zoning timelines
Very low inventory, largely due to the cost of land and access to water or utilities.
Nope
Government has been the biggest barrier. The endless regulation and requirements from all electrical
requirements, required fire suppression requirements, etc. These all add to the cost of housing.
no
Increase in land prices and home prices. Lack of acreage homes.
Property taxes are the biggest issue. By far. It drives cost for everything - renters pay, seniors can't afford it,
young people can't afford it. Eliminate property tax and go to a consumption/retail tax.
Lack of accessibility, ADA/disabled housing options
Potable water and scarcity of new developments.
No
Yes, see question 9.
Too expensive.
Metro districts
I have not experienced much
no
NA
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Yes - there is not enough affordable housing. There is not enough low income housing availability when
compared to the demand. It is a very serious issue in this town.
n o
High cost of housing relative to incomes
Water
NO
Yes, too many requirements to utilize the land that is privately owned.
No
Yes. Our children are in their 20s. They cannot afford to live here. My fixed income parents cannot find a one
level home to at is as affordable and comfortable as their current one.
N/a
No just keep PUTTING THEM UP
Affordability is a key problem.
Majority of the "affordable housing" is shitty apartments and bad townhomes. An apartment should not be
given a distinction of being an "affordable home" ITS NOT A HOME RIGHT IN THE NAME.
Cost
n o
n o
Yes. Price
Yes, i make too much for low income or assistance but can barely afford my rent
Trying to find a bigger place for my daughter and I has been extremely difficult as rents are so expensive.
I have not
I don't know enough to answer properly
No
I have not witnessed this first-hand as I have not sought to purchase a home in unincorporated Weld County.
My perception is that there are not that many homes, though, which would make them more expensive, and
that where there is affordability it is for homes that are quite old and perhaps even nearing the end of their
n seful life. Except for estate -size lots that bring their own infrastructure, Weld County government hasn't
prioritized building homes in the unincorporated areas for over 20 years.
No.
No
Not very many houses for sale that are what I am looking for and the ones that are available are out of my
price range.
n o
None except public housing seems to be limited.
I work with people who are homeless or facing homelessness. All I see...every single day, is a variety of
barriers to housing access within Weld County and surrounding areas. Weld has several smaller towns and
there are little to no rental options. If someone is unable to maintain their living situation in a small town,
they have to uproot the whole family. There are no shelters, no subsidized options specific to those areas, no
low-income options no apartments, minimal rentals.
Yes, the costs of water and construction materials make developing housing very costly.
No, I have not.
Not yet- but growth will create barriers and make hiring labor force barriers for business if you look at history
in other growth areas.
No
just hard to find affordable house with a minimum wage job.
Too expensive
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Weld County is difficult for people who need government services. Sometimes people move to the area in
which I live and they don't have reliable transportation. That becomes particularly difficult. While there is
lots of land, that doesn't mean it is the right place for everyone to live. Water is another issue. Companies
that put in homes do not tell people the truth about the availability of water. Now, people are sharing wells
which I do not think is a good thing. That will fall apart in the future. Also, without the agriculture
designation of a water well, people think that they can have animals, grow gardens, etc. which is not allowed
by law. Of course, everyone who owns any acreage wants to have a horse or other animals, and this is not
possible without water.
no
Yes, many of my clients cannot afford to fill their propane tanks to keep warm in the winter months. Many
individuals do not have transportation to and from business in weld county, due to not driving. I've also seen
many people turned down for housing in unincorporated and in town who have pets.
Incidentally, you don't need to make another assessment to assess housing needs, as the continuum of care in
Weld and Larimer already use the Homeless Management Information System (HMIS) and the VISPDAT
assessment to determine demographics, income, and housing needs. Reach out to me if you need more
information on these assessments.
Water rights
Like everywhere, it is pretty expensive for first time buyers/ renters and elderly.
no.
No
yes! cost by intentional size and complexity
I know of three generations living in one home. The middle generation is struggling to obtaining affordable
housing. The idea of affordable housing, such as townhomes and condos, should not be limited to low income
applicants only. There should be a step in the option for families that are one -wage-earner households that
are earning a middle -level income.
Yes, if one does not make 3 times the rent, they automatically turn you down. I also live in a condominium
that charge almost $600 a month... not a year - a month. I do not see the services I pay for and i cannot afford
to move.
Money home values are too high for retired persons to find a permanent living situation
The biggest barrier is the cost.
I'm not sure.
We have had wonderful experiences with Weld County. I feel lucky to live where I live
Water costs. Outside money coming in
I have not I would like to get more information regarding this program.
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COUNTY, CO
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