Harvard citizens seeking smaller, easier-to-maintain homes probably don’t need to be told that downsizing here is difficult. Even though about 29% of Harvard’s population is 60 or older—and many want to stay in town, but in more compact homes—the supply of right-sized, market rate homes is limited. And those who qualify for one of Harvard’s affordable rental apartments will find themselves on a long waiting list.
As explained at a recent public forum by Chris Ryan, director of community and economic development, a combination of large-lot zoning and costly land, material, and labor makes building new homes an expensive proposition, even for those selling large homes. To buy one of Harvard’s relatively scarce smaller homes can also be expensive, especially after renovating for “aging in place” requirements.
In response, town officials are evaluating a new bylaw that could ease the shortage, while realtors look to several new developments that feature some smaller homes that for the aspiring downsizer could fit the bill. The Press took a look around, to see what’s available for people of some means, and for lower-income people. Our survey shows there are only two rental apartment complexes in Harvard—both with substantial waiting lists—for lower-income older people. A new apartment complex in nearby Shirley, however, has vacancies. And the Press found three condominium housing developments underway that might appeal to the older crowd.
For more information:
Trail Ridge, market rate: jennifershenk@kw.com
Trail Ridge, affordable: Sudbury Housing Trust, housingtrust@sudbury.ma.us or 978-639-3387
Pine Hill Village, market rate: expertrealty@ymail.com or 978-869-0472
Pine Hill Village, affordable: Sudbury Housing Trust, housingtrust@sudbury.ma.us or 978-639-3387
CraftsmanVillage: westondevgroup.com/developer or mark@craftsmanvillagehomes.com
Will a new senior residential bylaw help?
A complex new bylaw, introduced last week by Ryan and the Planning Board, is meant to increase the kind of housing the older population says it wants. It could open opportunities for downsizers of both lower and higher incomes by allowing increased density, thereby lowering prices to levels more reasonable than is possible under current zoning.
But right now, finding a place conducive to aging in place is challenging, according to real estate agent Steve Nigzus of Harvard Realty, who spoke briefly at Ryan’s bylaw presentation, and emailed with the Press this week.
“The lack of stock is the biggest obstacle for downsizing in Harvard,” he said, noting that people also object to high taxes, even though they are comparable to taxes in nearby towns. When well-maintained smaller places appear on the market, they go fast, such as the four condos that were built into a sprawling old house that was, long ago, the town’s poor farm. Nigzus said he quickly sold a 2,000-square-foot unit there “in the $520,000 price range” to a Harvard homeowner who was downsizing from a large home and grounds. “I think that if we repurposed larger properties into condominiums, we would get traction with people who may want to stay in town,” he said.
Another challenge, Nigzus said, is that market-rate housing units cannot be limited to Harvard residents. They are “open to all buyers, and if someone is not ready to downsize at the time [the units are offered], they would be out of luck.” Although capes and ranches sometimes hit the market, “they never seem to fit the profile of what someone would want to stay in town.” Reflecting on the many customers who said they wanted to downsize, but ultimately moved to Maine or the Carolinas, Nigzus said, “I think in theory people would think [downsizing is] a good idea, but then when they look at housing costs, they see that they can get a very fine house for $300,000 in a different state than Massachusetts.”
Both Ryan and Nigzus noted two developments—either under or near to construction—that could meet some demand. Craftsman Village on Ayer Road (permitted but not yet under construction) will be a 20-unit development of two-bedroom homes, described by its developer, Mark O’Hagan, as cottages. Pine Hill Village on Stow Road (under construction) will consist of 23 homes in assorted styles, including ranch, detached townhouse, and farmhouse. A third option, Trail Ridge, on Littleton County Road at the Littleton line, is an established community, where half the homes are reserved for those over 55 years of age; several townhouses are available there.
Still, the homes are not a cure-all for Harvard’s lack of housing for the older set. “Harvard needs more [homes] targeted to seniors with specific design standards for them, such as age-friendly characteristics like zero-step entrances,” Ryan told the Press in an email.
Shirley Meadows: Newly built rentals for those on fixed incomes
Shirley Meadows is a three-story building with 58 one- and two-bedroom apartments; all residents must be 62 or older. Rental applications are being accepted, with immediate occupancy for eligible renters. Anyone can apply, but residents of Middlesex County are given preference, according to regulations established by the state and federal programs instrumental in funding the apartments. The dwellings are for those with lower incomes, but assets are allowed as long as income from the assets does not push an applicant’s income over the limit. Rents range from $1,111 to $1,333 for one-bedroom apartments, and $1,333 to $1,600 for two-bedroom units; however, lower rents are in effect for the 24 apartments set aside for either very low income people or those at risk of becoming homeless.
Sitting within the bounds of Devens, the apartments are near Shirley’s small business district, and a stone’s throw from the town’s library, middle school, town hall, and police department.
The mostly one-bedroom apartments (there are only three two-bedroom units) are decorated in shades of taupe, grey, and white, while the public spaces—including a kitchen-equipped community room and seating areas on each floor—are finished in shades of blue, green, and gold and incorporate varied materials including fieldstone, wood, tile, and carpet. Windows, especially those in the hallways, let lots of light into the building’s community seating areas and can be opened to let in fresh air. On a recent visit, the outdoor patio was furnished with umbrella tables and chairs, while benches were positioned beneath trees.
The building includes an office for medical visits, with a comprehensive medical care program available to those who qualify for it. The building is geared to aging in place, with zero-step thresholds, handrails, and on-site supportive services, which are provided by CHOICE, (Choice Housing Opportunities for Intergenerational and Community Endeavors), an arm of the Chelmsford Housing Authority.
A 2015 Super Town Meeting of the Devens stakeholders (Harvard, Shirley, and Ayer) approved the zoning change needed to build the apartments. The project was developed by the Women’s Institute for Housing and Economic Development; MassDevelopment was the permitting authority.
For more information: www.chelmsfordha.com or info@chelmsfordha.com or 978-256-7425.
The lobby at Shirley Meadows. (Photos by Lisa Aciukewicz)
The community room at Shirley Meadows.
