HomeMy WebLinkAbout5c_Attachment 2a- Housing Element Update Progress DocumentsPROGRESS DRAFT NOVEMBER 2020
City of Newport Beach
2021-2029 Housing Element – DRAFT Community Profile Page 2-1
City of Newport Beach
Housing Element
Community Profile
Fall 2020
DRAFT
Housing Element Update Advisory Committee - December 2, 2020
Item No. V(c) - Attachment 2a
Housing Element Update Progress Documents
PROGRESS DRAFT NOVEMBER 2020
City of Newport Beach
2021-2029 Housing Element – DRAFT Community Profile Page 2-2
City of Newport Beach Community Profile
The Community Profile for the City of Newport Beach provides an overview of the City’s housing and
population conditions. The community profile serves as the foundation for the Housing Elements policies
by describing and assessing the factors and characteristics that contribute to the supply and demand for
housing in Newport Beach. Specifically, the community profile describes the community’s population,
employment, economics and household characteristics. Special Needs groups and housing stock
characteristics are also described. The community profile develops context for the goals, programs, and
policies, established in the Housing Element.
The data used for this community profile has been collected using the most current available data from
the Southern California Association of Governments (SCAG), 2010 U.S. Census, 2010-2018 American
Community Survey, the California Department of Finance, the California Employment Development
Department, the California Department of Education and other currently available real estate market
data. Data has also been collected from the SCAG Local Housing report for Newport Beach, which provides
facts and figures pre-certified by the California Department of Housing and Community Development
(HCD) for use in the 6th Cycle Housing Elements.
A. Population Characteristics
Population characteristics affect current and future housing demands in a community. Population growth,
age compositions and race/ethnicity influence the type and extent of housing needed and the ability of
the local population to afford housing costs. The following section describes and analyzes the various
population characteristics and local trends in Newport Beach.
1. Population Growth
Table 2-1 below displays the forecasted population growth for Newport Beach, as it compares to the
County and other surrounding jurisdictions/cities. The U.S. Census reported a population of 85,186
individuals for Newport Beach in 2010. This is the second smallest population for this area after Laguna
Beach which has a population of 22,723. The 2010 population of Newport Beach represents about 3
percent of the Orange County total population.
The Southern California Association of Government (SCAG) Final Growth Reports calculates estimates for
future population counts and economic and housing trends through 2040. The SCAG data shown in Table
2-1 estimates a population growth for Newport Beach of 7,514 individuals, or an 8.6-percent increase,
between 2010 and 2040. The growth calculation is consistent with that expected in Costa Mesa and
Huntington Beach. In comparison, the City of Irvine anticipates a population surge of 50 percent through
2040, with 39.5 percent occurring between 2010 and 2020. Between 2020 and 2040, the City of Newport
Beach population is forecasted to grow by 2 percent less than Orange County.
Housing Element Update Advisory Committee - December 2, 2020
Item No. V(c) - Attachment 2a
Housing Element Update Progress Documents
PROGRESS DRAFT NOVEMBER 2020
City of Newport Beach
2021-2029 Housing Element – DRAFT Community Profile Page 2-3
2. Age Characteristics
The age composition of a community affects housing needs because housing demand within the market
is often determined by the preferences of certain age groups. For example, young adults generally favor
apartments, low to moderate-cost condominiums, and smaller or more affordable single-family units
because they tend to live on smaller incomes and have smaller households. As population moves through
different stages of life, housing is required to accommodate new or adjusted needs. In order to produce
a well-balanced and healthy community, a community must provide appropriate housing to
accommodate needs of all ages.
Figure 1: Age Distribution in Newport Beach, 2010-2018
Source: American Community Survey, 5-Year Estimates, 2010, 2014, and 2018.
Most of the Newport Beach population falls within the ages of 45 to 64, as shown in Figure 1. In 2018,
30.2 percent of the population was between the ages of 45 and 64. Children under 5 years of age make
up about 4 percent of the population, and 18.5 percent are 19 years or younger. Adults in the 35 to 44
age group have the second lowest population representation at 10.7 percent.
Under 5 5 to 19 20 to 34 35 to 44 45 to 64 65 and Above
2010 4.5%14.7%20.8%13.0%28.6%18.3%
2014 3.9%15.6%18.7%12.3%29.8%19.7%
2018 3.9%14.6%17.8%10.7%30.2%22.7%
0.0%
5.0%
10.0%
15.0%
20.0%
25.0%
30.0%
35.0%
Table 2-1: Population Growth Forecast, 2010-2040
Jurisdictions
Population Percent Change
2016
Actual
2045
Projected 2020-2040
Costa Mesa 113,900 123,700 8.6%
Newport Beach 84,900 92,000 8.4%
Huntington Beach 196,900 205,300 4.3%
Laguna Beach 23,400 23,500 0.4%
Irvine 261,600 327,700 25.3%
Orange County 3,180,000 3,535,000 11.2%
Represents an estimate from the SCAG Connect SoCal 2016-2045 Demographics and Growth Forecast.
Sources: SCAG Connect SoCal 2016-2045 Demographics and Growth Forecast.
Housing Element Update Advisory Committee - December 2, 2020
Item No. V(c) - Attachment 2a
Housing Element Update Progress Documents
PROGRESS DRAFT NOVEMBER 2020
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2021-2029 Housing Element – DRAFT Community Profile Page 2-4
From 2010 to 2018, Newport Beach shows an aging population trend. All age groups under 45 years have
consistently been decreasing. The 20 to 34 age group has experienced the greatest population loss at 3
percent between 2010 to 2018. In comparison, seniors over 65 years have increased by 4.4 percent during
the same time period. The middle-age and senior populations both make up the largest age groups and
can be expected to continue increasing given the decreasing distribution of young adults and children.
Table 2-2 compares the age distribution of Newport Beach to the rest of the county and surrounding
cities. Newport Beach has a below average age distribution for those ages 44 and under as compared to
Orange County. The City of Laguna Beach and Newport Beach both exceed 22 percent of senior
populations, while the surrounding cities and county range from 9 to 16 percent. All municipalities in Table
2-2 have lower distributions of individuals ages 15 to 17 and higher distributions of individuals 45 to 64
years of age.
Table 2-2: Age Distribution by Jurisdiction
Jurisdiction Under 5 5 to 14 15 to 17 18 to 24 25 to 44 45 to 64 65 years +
Costa Mesa 5.7% 11.4% 3.2% 9.6% 35.2% 24.3% 10.7%
Newport Beach 3.9% 10.0% 3.5% 6.3% 23.4% 30.2% 22.7%
Huntington Beach 5.2% 10.9% 3.5% 7.6% 27.0% 29.0% 16.9%
Laguna Beach 3.4% 8.5% 4.1% 5.9% 16.3% 38.4% 23.3%
Irvine 6.4% 12.4% 3.6% 13.0% 30.8% 23.9% 9.9%
Orange County 6.0% 12.5% 4.0% 9.5% 27.4% 26.6% 13.9%
Source: American Community Survey, 5-Year Estimates, 2018
3. Race/Ethnicity Characteristics
Racial and ethnic composition contribute to housing needs due to varying household characteristics,
income levels, and cultural backgrounds which may affect their housing needs, housing choice and
housing types. Cultural influences may reflect preference for a specific type of housing.
As summarized in Figure 2, Newport Beach is comprised mainly of White individuals at 85.3% of the
population in 2018. American Indian/Alaska Natives and Native Hawaiian/other Pacific Islanders comprise
the lowest percentage; both populations in Newport Beach and Orange County add up to less than one
percent of the population. The White population in Newport is 23.6 percent greater than the county and
the Hispanic or Latino population is 25.1 percent less than that of the county. The Black population
represents 0.8 percent of the Newport Beach population, which is half that of Orange County. The Asian
population of Newport Beach is 11.8 percent smaller than that of Orange County and there are 9.6 percent
less individuals in the City who identify as some other race than in the County.
Housing Element Update Advisory Committee - December 2, 2020
Item No. V(c) - Attachment 2a
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Figure 2: Racial and Ethnic Composition, 2018
Source: American Community Survey, 5-Year Estimates, 2018.
Table 2-3 shows that all cities around Newport Beach and Orange County have a majority White
population. The second largest population group in this area are those who identify as Hispanic or Latino.
The Black population in Newport Beach and Laguna Beach are both the smallest of the area at 0.8 percent
and both cities are below the county percentage by just under one percent. Both American Indian/Alaska
Native and Native Hawaiian/other Pacific Islanders represent the smallest population groups with neither
exceeding one percent in any of the listed cities.
Table 2-3: Racial and Ethnic Composition, 2018
Jurisdiction White Black
American
Indian
and
Alaska
Native
Asian
Native
Hawaiian
or Other
Pacific
Islander
Some
Other
Race
Two or
More
Races
Hispanic
or Latino
Origin (1)
Costa Mesa 71.6% 1.9% 0.4% 8.4% 0.7% 13.0% 4.0% 36.1%
Newport
Beach 85.3% 0.8% 0.3% 8.3% 0.2% 2.1% 3.1% 9.0%
Huntington
Beach 72.4% 1.4% 0.6% 12.1% 0.4% 7.3% 5.4% 20.0%
White
Black or
African
American
American
Indian and
Alaska
Native
Asian
Native
Hawaiian
and Other
Pacific
Islander
Some
Other Race
Two or
more Race
Hispanic or
Latino
Newport Beach 85.3%0.8%0.3%8.3%0.2%2.1%3.1%9.0%
Orange County 61.7%1.7%0.5%20.1%0.3%11.7%4.1%34.1%
0%
10%
20%
30%
40%
50%
60%
70%
80%
90%
Housing Element Update Advisory Committee - December 2, 2020
Item No. V(c) - Attachment 2a
Housing Element Update Progress Documents
PROGRESS DRAFT NOVEMBER 2020
City of Newport Beach
2021-2029 Housing Element – DRAFT Community Profile Page 2-6
Jurisdiction White Black
American
Indian
and
Alaska
Native
Asian
Native
Hawaiian
or Other
Pacific
Islander
Some
Other
Race
Two or
More
Races
Hispanic
or Latino
Origin (1)
Laguna
Beach 90.8% 0.8% 0.1% 3.7% 0.3% 1.5% 2.8% 7.4%
Irvine 47.6% 1.9% 0.2% 42.3% 0.2% 2.8% 5.2% 10.3%
Orange
County 61.7% 1.7% 0.5% 20.1% 0.3% 11.7% 4.1% 34.1%
Source: American Community Survey, 5-Year Estimates, 2018.
Note: (1) Persons of Hispanic or Latino Origin is an ethnicity that may be included in other racial groups.
Table 2-4 identifies the change in composition of Newport Beach between 2010 to 2018. The population
who reported White experienced the greatest population loss between 2010 and 2015 (4 percent), but
then increased by just under a percent point between 2015 and 2018. The Newport Beach population
who identify as Hispanic or Latino increased by a total of 1.6 percent; this was the greatest population
increase between these three survey years. Overall, majority of the different racial and ethnic populations
within the City of Newport Beach remained stable in population from 2010 to 2018.
Table 2-4: Changes in Racial and Ethnic Composition, 2010-2018
Race/Ethnicity 2010 2015 2018
Percent
Change 2010
to 2015
Percent
Change 2015
to 2018
White 88.4% 84.4% 85.3% -4.0% 0.9%
Black 0.6% 0.4% 0.8% -0.2% 0.4%
American Indian and
Alaska Native 0.1% 0.2% 0.3% 0.1% 0.0%
Asian 7.2% 8.2% 8.3% 1.0% 0.1%
Native Hawaiian or Other
Pacific Islander 0.0% 0.2% 0.2% 0.2% 0.0%
Some Other Race 1.9% 3.1% 2.1% 1.2% -1.1%
Two or More Races 1.7% 3.4% 3.1% 1.7% -0.3%
Hispanic or Latino 7.4% 8.3% 9.0% 0.9% 0.7%
Source: American Community Survey, 5-Year Estimates, 2010, 2015, and 2018.
B. Economic Characteristics
Reporting and analyzing economic characteristics of a community provides valuable information on the
community’s ability to access the housing market. Incomes associated with different types of employment
and the number of workers in a household affect housing affordability and choice. Therefore, to consider
a healthy balance between jobs and housing, the employment characteristics of a community must be
considered. Local employment growth is linked to local housing demand, and the reverse is true with
employment contracts.
Housing Element Update Advisory Committee - December 2, 2020
Item No. V(c) - Attachment 2a
Housing Element Update Progress Documents
PROGRESS DRAFT NOVEMBER 2020
City of Newport Beach
2021-2029 Housing Element – DRAFT Community Profile Page 2-7
1. Employment and Wage Scale
Employment directly affects housing needs as employment and income informs a population’s ability to
purchase housing and the types of housing they would be inclined to purchase. Table 2-5 summarizes
projected employment growth for Newport Beach and its surrounding cities and Orange County between
2012 to 2040. These projections are provided by the Southern California Association of Government’s
(SCAG) Regional Transportation Plan/Sustainable Communities Strategy (RTP/SCS). The report is a long-
range plan that considers future mobility and housing needs with economic, environmental and public
health goals and was adopted on April 7, 2016.
Table 2-5 shows that Newport Beach is estimated to have experienced an employment growth of 2.5
percent between 2012 to 2020 and will experience a total growth of 4.1 percent through 2040. The total
employment growth in Newport Beach is significantly less in percentage than the forecast for the
surrounding cities. City of Irvine is estimated to experience a 43 percent increase through 2040, which is
about 20 percent more than the percentage projected for the whole county. While Newport Beach is
projected to experience the least employment growth as a percent, the growth represents an increase in
3,100 new employees; this is a greater numeric change than Laguna Beach. The number of new employees
projected for Newport Beach represent 0.8 percent of employment growth for the county.
Table 2-5: Employment Growth Trends, 2010-2050
Jurisdiction 2016 2045 % Change
2016-2045
Numeric Change
2016-2045
Costa Mesa 95,700 104,000 8.7% 8,300
Newport Beach 83,400 84,900 1.8% 1,500
Huntington Beach 83,400 90,800 8.9% 7,400
Laguna Beach 5,800 6,100 5.2% 300
Irvine 265,300 330,200 24.5% 64,900
Orange County 1,710,000 1,980,000 15.8% 270,000
Source: SCAG Connect SoCal 2016-2045 Demographics and Growth Forecast.
Based on data from the United States Census Bureau American Community Survey (ACS) 5-Year Estimates,
the number of employed people in Newport Beach reached 43,892 in 2018. This value is less than the
amount projected by the SCAG RTP/SCS. A contributing factor for this may be the increasing amount of
the population over the retirement age, as shown in Figure 1.
Table 2-6 identifies employment sectors in Newport Beach and the changes in employment for each
sector between 2010 and 2018. Most employed people in Newport Beach work in professional, scientific,
management, and administrative services (19.4 percent). The sector with the least amount of residents
employed was agriculture, forestry, fishing and hunting, and mining, with only 0.2 percent in 2018. Two
other popular sectors in the City in 2018 were finance and insurance, and real estate and rental leasing at
18.7 percent as well as education services, health care, and social assistance at 17.1 percent. None of the
employment sectors in Newport Beach have experienced changes in employment greater than one
percent between the two survey years. This has resulted in a decrease of 0.5 percent in total employment,
rather than in an increase as forecasted in Table 2-5.
Housing Element Update Advisory Committee - December 2, 2020
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Table 2-6: Employment in Newport Beach by Sector, 2018
Industry Sector
2010 2018
Percent
Change
2010-2018 # of people
employed
% of City
Employment
# of people
employed
% of City
Employment
Agriculture, forestry, fishing and
hunting, and mining 1,324 0.3% 92 0.2% 0.1%
Construction 2,118 4.8% 1741 4.0% 0.8%
Manufacturing 3,529 8.0% 3929 9.0% -1.0%
Wholesale trade 2,074 4.7% 2165 4.9% -0.3%
Retail trade 4,411 10.0% 4149 9.5% 0.6%
Transportation and warehousing,
and utilities 839 1.9% 1020 2.3% -0.4%
Information 1,059 2.4% 991 2.3% 0.2%
Finance and insurance, and real
estate and rental leasing 8,072 18.3% 8196 18.7% -0.4%
Professional, scientific,
management, and administrative
services 8,999 20.4% 8517 19.4% 1.0%
Education services, health care,
and social assistance 7,234 16.4% 7507 17.1% -0.7%
Arts, entertainment, recreation,
accommodation, and food
services 3,353 7.6% 3425 7.8% -0.2%
Other services (except public
administration) 1,324 3.0% 1472 3.4% -0.4%
Public Administration 971 2.2% 688 1.6% 0.7%
Total 44,109 100% 43,892 100% -0.5%
Source: American Community Survey, 5-Year Estimates, 2010 and 2018.
Table 2-6 shows that employment decreased slightly from 2010 to 2018 despite a projected growth and
estimated employment amount much larger than that reached. Nonetheless, unemployment rates
displayed in Table 2-7 show a drop by one percent during the same period. Unemployment factors into
housing needs as the lack of income necessitates the availability of affordable housing. Newport Beach
has maintained an unemployment rate of 3.4 percent in 2018 – the lowest unemployment rate for this
area, and 1.7 percent below Orange County.
Housing Element Update Advisory Committee - December 2, 2020
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Table 2-7: Unemployment Rate, 2018
Jurisdiction
Unemployment Rate* Percent Change
2010-2018 2010 2018
Costa Mesa 7.3% 4.8% -2.5%
Newport Beach 4.4% 3.4% -1%
Huntington Beach 7% 4.3% -2.7%
Laguna Beach 4.4% 6.8% 2.4%
Irvine 5.5% 4.9% -0.6%
Orange County 7.4% 5.1% -2.3%
Source: American Community Survey, 5-Year Estimates, 2010 and 2018.
*Population 16 years and over
Based on the data in Table 2-7, approximately 2,492 Newport Beach residents were without work in 2018
and would therefore be more likely to require more affordable housing options. For those that are
employed, income level further identifies housing types that may need to be provided within Newport
Beach. According to the SCAG Draft Regional Housing Needs Assessment (RHNA) Methodology, housing
needs by income are broken down into four income levels:
• Very Low-Income (50 percent or less of the county’s median family income)
• Low-Income (50-80 percent of the county median family income)
• Moderate-Income (80-120 percent of the county median family income)
• Above Moderate-Income (120 and above of the county median family income)
Orange County’s median family income is $85,398 according to the 2018 ACS estimates. The occupations
that fall below 50 percent of this amount are Protective Services; Sales; Office and Administration Support;
Production; Transportation and Material Moving; Healthcare Support; Building, Grounds Cleaning, and
Maintenance; Personal Care and Service; Farming, Fishing and Forestry; and Food Preparation and Serving
Related. Most occupations in Orange County have an average income that is either low or very low.
Table 2-8: Mean Salary by Occupation in Orange County, 2020
Occupation Salary
Management $120,871
Legal $105,406
Healthcare Practitioners and Technical $79,755
Architecture and Engineering $87,635
Computer and Mathematical $92,631
Life, Physical and Social Sciences $67,488
Business and Financial Operations $73,913
Education, Training and Library $52,043
Arts, Design, Entertainment, Sports and Media $47,351
Construction and Extraction $52,684
Protective Services $37,236
Community and Social Service $48,834
Housing Element Update Advisory Committee - December 2, 2020
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Table 2-8: Mean Salary by Occupation in Orange County, 2020
Occupation Salary
Installation, Maintenance and Repair $48,928
Sales $32,262
Office and Administration Support $38,845
Production $31,669
Transportation and Material Moving $29,254
Healthcare Support $34,397
Building, Grounds Cleaning, and Maintenance $27,824
Personal Care and Service $24,666
Farming, Fishing and Forestry $25,487
Food Preparation and Serving Related $24,841
Source: California Employment Development Division, Occupational Wage
data, 2020.
C. Household Characteristics
A household includes all persons who occupy a housing unit, as defined by the Census. This may include
single persons living alone, families related through marriage, blood or adoption, domestic partnerships
and unrelated individuals living together. Nursing facilities, residential care facilities, dormitories, and
other group living, as well as, the persons living with them are not considered a housing unit.
Income and affordability are best measured at the household level, as well as the special needs of certain
groups, such as large families, single parent households, or low and extremely low-income households.
For example, if a city has a prominent aging population who are homeowners but live on fixed incomes,
it may consider implementing a home beautification assistance program.
1. Household Type and Size
The City of Newport Beach contains 37,870 total households, which is the second smallest household
amount behind Laguna Beach with 10,542 total households. Female households with no spouse present
represent the lowest amount at 4.9 percent and is 6.9 percent below the regional percentage. Orange
County has 28.2 percent non-family households, but all cities in this area, including Newport Beach, have
a percentage that exceeds 33 percent. Newport Beach non-family households account for the second
largest percentage at 42.5 percent. When combined with senior households over the age of 65 and living
alone, as shown in Figure 3, it amounts to 56 percent of households in Newport Beach. These two groups
of people tend to occupy apartments or smaller age centric living areas and would also be considered in
determining housing needs.
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Table 2-9: Household Characteristics
Jurisdiction
Married-
couple
Family
Households
% of Total
Households
Female
Householder,
No Spouse
Present
% of Total
Households
Non-
Family
Household
% of Total
Households
Total
Households
Costa Mesa 17,568 42.8% 4,191 10.2% 16,509 40.2% 41,019
Newport
Beach 18,965 50.1% 1,870 4.9% 16,088 42.5% 37,870
Huntington
Beach 37,588 48.9% 8,263 10.8% 26,961 35.1% 76,821
Laguna
Beach 5,116 48.5% 539 5.1% 4,537 43% 10,542
Irvine 51,682 54.2% 8,418 8.8% 31,636 33.2% 95,371
Orange
County 564,685 54.7% 121,753 11.8% 290,652 28.2% 1,032,373
Source: American Community Survey, 5-Year Estimates, 2018
Figure 3: Newport Beach Household Characteristics in Percent, 2018
Source: American Community Survey, 5-Year Estimates, 2018.
Married-Couple
Family Household
Male Householder,
No Spouse Present
Female
Householder, No
Spouse Present
Non-Family
Household
Householder Age
65 or Above
Newport Beach 50.1%2.5%4.9%42.5%13.5%
0%
10%
20%
30%
40%
50%
60%
Housing Element Update Advisory Committee - December 2, 2020
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Table 2-10 below illustrates the changes in household types between 2010 and 2018. During these years,
Newport Beach experienced a growth in population of married-couple family households (5.3 percent)
and of householders 65 years and over who live alone (5.5 percent). Non-family households dropped by
4.2 percent in the same time period, with 3.8 percent occurring between 2010 and 2015. In 2010, non-
family households were the largest household type in Newport Beach at 46.7 percent, but in 2018 the
married-couple family households became the largest with 47.6 percent of the population.
Table 2-10: Changes in Household Types, 2010-2018
2010 Percent 2015 Percent 2018 Percent
Married-couple
Family
Households
16,936 44.8% 18,122 47.6% 18,965 50.1%
Female
Household, No
Spouse Present
2,155 5.7% 2,665 7.0% 1,870 4.9%
Male
Household, No
Spouse Present
1,058 2.8% 990 2.6% 947 2.5%
Non-Family
Household 17,654 46.7% 16,332 42.9% 16,088 42.5%
Householder 65
Years and Over 3,024 8.0% 4,797 12.6% 5,112 13.5%
Total
Households 37,803 100% 38,071 100% 37,870 100%
Source: American Community Survey, 5-Year Estimates, 2010, 2015 and 2018.
Newport Beach represents one of the smallest average household sizes in the area, as shown in Table 2-
11. The average household size for the region is 3 persons and the average household size for Newport
Beach is 2.3 persons per home. All the neighboring cities have comparable household sizes under the
regional amount.
Table 2-11: Average Household Size
Jurisdiction Average Persons
per Household
Costa Mesa 2.7
Newport Beach 2.3
Huntington Beach 2.6
Laguna Beach 2.2
Irvine 2.7
Orange County 3
Source: American Community Survey, 5-Year
Estimates, 2018.
Housing Element Update Advisory Committee - December 2, 2020
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2. Household Income
Household income is an indicator of housing needs in a community because household income is directly
connected to affordability. As household income increases, it is more likely that the household can afford
market rate housing units, larger units and/or pursue ownership opportunities. However, as household
income decreases, households tend to pay a disproportionate amount of their income for housing. This
may influence increased incidences of overcrowding and substandard living conditions.
The California State Department of Housing and Community Development (HCD) has identified the
following income categories based on the Area Median Family Income (AMFI) of Orange County;
▪ Extremely Low-income: households earning up to 30 percent of the AMFI
▪ Very Low-income: households earning between 31 and 50 percent of the AMFI
▪ Low-income: households earning between 51 percent and 80 percent of the AMFI
▪ Moderate Income: households earning between 81 percent and 120 percent of the AMFI
▪ Above Moderate Income: households earning over 120 percent of the AMFI
Combined, the extremely low, very low, and low-income groups are referred to as lower income.1
Comprehensive Housing Affordability Strategy (CHAS) estimates based on 2006-2017 American
Community Survey (ACS) data is used below. Table 2-12 shows a greater percentage of homeowners (57
percent) than renters (43 percent) in Newport Beach. Just under 70 percent of households are estimated
to have a moderate or above income and 21.6 percent earn a lower income. A greater number of renters
are estimated to earn a lower income than of homeowners. About 60 percent of households in the
extremely low-income category identified as renters, as for very low- and low-income households.
Homeownership was more likely for households in the moderate or above moderate-income groups.
Table 2-12: Households by Income Category, 2013-2017
Income Category
(% of County AMI)
Owner Renter Households
Total Percent Total Percent Total Percent
Extremely Low
(30% AMFI or less) 1,575 40.8% 2,280 59.2% 3,855 10.15%
Very Low (31 to 50% AMFI) 1,310 40.1% 1,960 59.9% 3,270 8.61%
Low (51 to 80% AMFI) 1,920 42.9% 2,550 57.1% 4,470 11.77%
Moderate or Above
(over 80% AMFI) 16,840 63.8% 9,540 36.2% 26,380 69.5%
Total 21,645 57.0% 16,325 43.0% 37,970 100%
Source: Department of Housing and Urban Development (HUD) Comprehensive Housing Affordability St rategy (CHAS), 2013-
2017.
The ACS 2018 data shown in Figure 4 below depicts median household income for Newport Beach,
surrounding jurisdictions and the County of Orange. The Figure shows a much higher median household
income in Newport Beach that exceeds the regional median by $37,311 annually. At $122,709, Newport
Beach has the highest median household income than any of the neighboring cities. Laguna Beach is in
close second with an annual median household income of $121,474. Costa Mesa is the only nearby city
1 Federal housing and community development programs typically assist households with incomes up to 80 percent of the AMFI and use
different terminology. For example, the Federal Community Development Block Grant (CDBG) program refers households with incomes
between 51 and 80 percent AMFI as moderate income (compared to low-income based on State definition).
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with a median household income below the regional median and $43,502 below Newport Beach. Table
2-13 also compares median household incomes by percent points above or below the regional amount.
All cities around Newport Beach, except for Costa Mesa, exceed the Orange County median household
income of $85,398.
Figure 4: Median Household Income by City, 2018
Source: American Community Survey, 5-Year Estimates, 2018.
Table 2-13: Median Household Income
Jurisdiction Median Income
Percent
Above/Below
Regional Median
Costa Mesa $79,207 -7.2%
Newport Beach $122,709 43.7%
Huntington Beach $91,318 6.9%
Laguna Beach $121,474 42.2%
Irvine $95,371 11.7%
Orange County $85,398 100%
Source: American Community Survey, 5-Year Estimates, 2018.
$79,207
$122,709
$91,318
$121,474
$100,969
$85,398
$-
$20,000
$40,000
$60,000
$80,000
$100,000
$120,000
$140,000
Costa Mesa Newport Beach Huntington Beach Laguna Beach Irvine
Median Income Orange County Median Income
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Further explaining the income gap between Orange County and Newport Beach is an income breakdown
for the City in Figure 5. Most employed Newport Beach residents fall in the high-income category as about
31 percent of residents earn $200,000 per year and 60 percent earn over $100,000. About 15 percent of
the Newport Beach population earns under $35,000 annually.
Figure 5: Newport Beach Income Breakdown by Income Category
Source: American Community Survey, 5-Year Estimates, 2018.
D. Housing Problems
The Comprehensive Housing Affordability Strategy (CHAS) developed by the Census Bureau for the
Department of Housing and Urban Development (HUD) provides detailed information on housing needs
by income level for different types of households in Newport Beach. The most recent available CHAS data
for Newport Beach was published in August 2020 and was based on 2006-2017 ACS data. Housing
problems considered by CHAS included:
▪ Units with physical defects (lacking complete kitchen or bathroom);
▪ Overcrowded conditions (housing units with more than one person per room);
▪ Housing cost burdens, including utilities, exceeding 30 percent of gross income; or
▪ Severe housing cost burdens, including utilities, exceeding 50 percent of gross income.
As is the case with many cities, there is strong variation between homeowners and renters who
experience housing problems in the City, as shown in Table 2-14. Of all homeowners in the City, 35.3
percent experience at least one housing problem, while 45.1 percent of renters experience one these
problems. Over half of all households in the City have at least one housing problem (58.5 percent).
Severe housing problems are comprised of incomplete kitchen facilities, incomplete plumbing facilities,
more than 1.5 persons per room, and a cost burden greater than 50 percent. The CHAS reports that just
under a quarter of Newport Beach households experience at least one of these problems (23 percent).
Similarly to general housing problems, renters here are also more likely to be affected; in the City, 27.2
Less than
$10,000
$10,000
to
$14,999
$15,000
to
$24,999
$25,000
to
$34,999
$35,000
to
$49,999
$50,000
to
$74,999
$75,000
to
$99,999
$100,000
to
$149,999
$150,000
to
$199,999
$200,000
or more
Newport Beach 4.0%2.6%4.2%4.5%6.0%9.9%9.3%17.6%11.1%30.8%
0%
5%
10%
15%
20%
25%
30%
35%
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percent of renter-occupied units are subject to at least one severe housing problem. A lower – yet
substantial – percentage of homeowners live with at least one severe housing problem (19.8 percent).
Table 2-14: Housing Problems Overview, 2013-2017
Housing Problem
Overview*
Owner Renter Total
Count
Percent of
owner
households
Count
Percent of
renter
households
Count
Percent of
total
households
Household has at least 1 of
4 Housing Problems 7,635 35.3% 7,355 45.1% 14,990 39.5%
Household has none of 4
Housing Problems 13,835 63.9% 8,365 51.2% 22,200 58.5%
Cost Burden not available,
no other problems 175 0.8% 610 3.7% 785 2.1%
Total 21,645 57.0% 16,325 43.0% 37,970 100.0%
Severe Housing Problem
Overview**
Owner Renter Total
Count
Percent
owner
households
Count
Percent of
renter
households
Count
Percent of
total
households
Household has at least 1 of
4 Severe Housing
Problems
4,285 19.8% 4,435 27.2% 8,720 23.0%
Household has none of 4
Severe Housing Problems 17,180 79.4% 11,285 69.1% 28,465 75.0%
Cost Burden not available,
no other problems 175 0.8% 610 3.7% 785 2.1%
Total 21,645 57.0% 16,325 43.0% 37,970 100%
Source: U.S. Department of Housing and Urban Development (HUD), Comprehensive Housing Affordability Strategy (CHAS)
2013-2017.
* The four housing problems are: incomplete kitchen facilities, incomplete plumbing facilities, more than 1 person per room, and
cost burden greater than 30%.
** The four severe housing problems are: incomplete kitchen facilities, incomplete plumbing facilities, mor e than 1.5 persons
per room, and cost burden greater than 50%.
1. Overcrowding
“Overcrowding” is generally defined as a housing unit occupied by more than one person per room in
house (including living room and dining rooms, but excluding hallways, kitchen, and bathrooms). An
overcrowded household results from either a lack of affordable housing (which forces more than one
household to live together) and/or a lack of available housing units of adequate size. Overcrowding can
indicate that a community does not have an adequate supply of affordable housing, especially for large
families. However, overcrowding can also be a result of different cultural or demographic housing
preferences. For example, the option to live with an existing family member in a new country may be a
an opportunity for an immigrant family or person to transition from an old home to a new one securely
and help maintain cultural values.
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Overcrowded and severely overcrowded households can lead to neighborhood deterioration due to the
intensive use of individual housing units leading to excessive wear and tear, and the potential cumulative
overburdening of community infrastructure and service capacity. Overcrowding in neighborhoods can
lead to an overall decline in social cohesion and environmental quality. Such decline can often spread
geographically and impact the quality of life and the economic value of property and the vitality of
commerce within a city. The combination of lower incomes and high housing costs result in many
households living in overcrowded housing conditions.
Table 2-15: Overcrowding by Tenure, 2018
Tenure Overcrowded Housing Units
(1.0 to 1.50 persons/room)
Severely Overcrowded Housing
Units
(>1.51 persons/room)
Total Overcrowded Occupied
Housing Units
Number of
Units
Percent of
Total Occupied
Housing Units
Number of
Units
Percent of
Total Occupied
Housing Units
Number of
Units
Percent of
Total Occupied
Housing Units
Owner
Occupied 65 units 0.2% 0 units 0% 65 units 0.2%
Renter
Occupied 252 units 0.7% 253 units 0.7% 505 units 1.3%
Total 317 units 0.8% 253 units 0.7% 570 units 1.5%
Source: American Community Survey, 5-Year Estimates, 2018.
Table 2-15 breaks down the severity of overcrowding in Newport Beach by household tenure. As the table
shows, there is a very low percentage of units that are overcrowded (1.5 percent). About 80 percent of
those overcrowded units are renter-occupied, with 1.3 percent of households being overcrowded and
severely overcrowded. Only 0.2 percent of owner-occupied units exceed 1 person per bedroom. In
comparison to the surrounding cities, as outlined in Table 2-16, Newport Beach has kept the lowest
percentages of overcrowding for both renters and homeowners. Costa Mesa reported the largest total
percentage of overcrowded cities (9 percent), which is 7.5 percent over that of Newport Beach. Orange
County reported 21,800 overcrowded units and 8.9 percent of total households.
Table 2-16: Overcrowded Housing Units by Tenure, 2018
Jurisdiction
Owner Occupied Overcrowded Units
(>1.0 persons/room)
Renter Occupied Overcrowded Units
(>1.0 persons/room)
Number of Units Percent of Total
Occupied Units Number of Units Percent of Total
Occupied Units
Costa Mesa 435 units 1.1% 3,251 units 7.9%
Newport Beach 65 units 0.2% 505 units 1.3%
Huntington Beach 557 units 0.7% 2,291 units 3.0%
Laguna Beach 62 units 0.6% 127 units 1.2%
Irvine 958 units 1.0% 4,921 units 5.2%
Orange County 21,800 units 2.1% 69,713 units 6.8%
Source: American Community Survey, 5-Year Estimates, 2018.
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2. Overpayment (Cost Burden) In Relationship to Income
State and federal standards indicate that a household paying more than 30 percent of its income for
housing is overpaying. Overpayment for housing can cause an imbalance on the remainder of a
household’s budget.
As reported by the CHAS and presented in Table 2-18, a large portion of households are subject to some
form of overpayment in Newport Beach. Renters in the City represent a greater portion of the community
that is overpaying for housing, but homeowners are 12 percent behind and exceed renters in total count
– there are 11,810 homeowners overpaying and 10,880 renters overpaying for housing. Homeowners who
earn over 100 percent of the HUD area median family income (AMFI), and are considered high income,
make up the largest group experiencing cost burdens greater than 30 percent and 50 percent. For renters,
those who experience housing burdens are those who earn a moderate to low income.
Table 2-17: Summary of Housing Overpayment, 2013-2017
Income by Cost
Burden*
Owner Renter
Cost
Burden >
30%
% of
Owner HH
Cost
Burden >
50%
% of
Owner HH
Cost
Burden >
30%
% of
Renter HH
Cost
Burden >
50%
% of
Renter HH
Household
Income is less-
than or = 30%
1,335 6.2% 1,225 5.7% 1,485 9.1% 1,455 8.9%
Household
Income >30%
to less-than or
= 50% AMFI
1,010 4.7% 820 3.8% 1,696 10.4% 1,350 8.3%
Household
Income >50%
to less-than or
= 80% AMFI
1,210 5.6% 815 3.8% 1,980 12.1% 910 5.6%
Household
Income >80%
to less-than or
= 100% AMFI
615 2.8% 450 2.1% 815 5.0% 170 1.0%
Household
Income >100%
AMFI
3,420 15.8% 910 4.2% 965 5.9% 55 0.3%
Total 7,590 35.1% 4,220 19.5% 6,940 42.5% 3,940 24.1%
Source: Source: U.S. Department of Housing and Urban Development (HUD), Comprehensive Housing Affordability Strategy (CHAS) 2 013-
2017.
• * Cost burden is the ratio of housing costs to household income. For renters, housing cost is gross rent (contract rent plus utilities). For
owners, housing cost is "select monthly owner costs", which includes mortgage payment, utilities, association fees, insurance, and real
estate taxes.
Note: AMFI = Area Median Family Income, this is the median family income calculated by HUD for each jurisdiction, to determin e Fair Market
Rents (FMRs) and income limits for HUD programs. AMFI will not necessarily be the same as other calculations of median incomes (such as
a simple Census number), due to a series of adjustments that are made.
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E. Special Needs Groups
State law recognizes that certain households may have more difficulty in finding adequate and affordable
housing due to special circumstances. Special needs populations include seniors, persons with disabilities,
female-headed households, large households, and farm workers.
Special circumstances may be related to one’s employment and income, family characteristics, disability
and household characteristics, or other factors. Consequently, certain residents in Newport Beach may
experience higher incidences of housing overpayment (cost burden), overcrowding, or other housing
problems. The special needs groups analyzed in the Housing Element include the elderly, persons with
disabilities (including persons with developmental disabilities), people experiencing homelessness, single
parents, large households, and farmworkers (Table 2-18). These groups may overlap, for example elderly
people may also have a disability of some type. The majority of these special needs groups could be
assisted by an increase in affordable housing.
Table 2-18: Special Needs Groups in Newport Beach
Special Needs Groups # of People or
Households
Percent of Total
Population
Percent of Total
Households
Senior Headed
Households (65 years
and over)
12,187
households -- 32.2%
Seniors 19,574 persons 22.7% --
Seniors Living Alone 5,119 households -- 13.5%
Persons with
Disabilities 6,943 persons 8.1% --
Large Households (5
or more persons per
household)
1,945 households -- 5.1%
Single-Parent
Households 1,358 households -- 3.6%
Single-Parent, Female
Headed Households
with Children (under
18 years)
936 households -- 2.5%
People Living in
Poverty 5,670 persons 6.6% --
Farmworkers* 92 persons 0.2% --
Homeless** 64 persons 0.09% --
Student 5,273 persons 6.1% --
Source: American Community Survey, 5-Year Estimates, 2018 and Orange County Point in Time
Count, Everyone Counts Report 2019.
*Farmworker data is taken of the population 16 years and over, not total population.
** The Everyone Counts report is updated annually, therefore the most recent data is from 2019,
and there is no percentage of total population available.
1. Seniors
The senior population, which is generally defined as those over 65 years of age, has several concerns:
limited and fixed incomes, high health care costs, higher incidence of mobility and self-care limitations,
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transit dependency, and living alone. Specific housing needs of the senior population include affordable
housing, supportive housing (such as intermediate care facilities), group homes, and other housing that
includes a planned service component.
Newport Beach has the second largest population of seniors over the age of 65 at 22.7 percent, as shown
in Table 2-19. This is 8.8 percent above the percentage for the County. Laguna Beach is reported to have
the largest senior population of the area (23.3 percent) and Irvine has the lowest at 9.9 percent of its
population.
Table 2-19: Persons Age 65 and Over, 2018
Jurisdiction Population
Count Percent
Costa Mesa 12,138 10.7%
Newport Beach 19,574 22.7%
Huntington Beach 34,002 16.9%
Laguna Beach 5,398 23.3%
Irvine 26,228 9.9%
Orange County 440,488 13.9%
Source: American Community Survey, 5-Year Estimates, 2018.
In addition to overpayment problems faced by seniors due to their relatively fixed incomes, many seniors
are faced with various disabilities. In 2018, the American Community Survey (ACS) reported 4,134 seniors
with disabilities. Among these disabilities, the most common were ambulatory disabilities, independent
living disabilities and hearing disabilities.
2. Persons with Physical and Developmental Disabilities
Physical and developmental disabilities can hinder access to traditionally designed housing units as well
as potentially limit the ability to earn adequate income. Physical, mental, and/or developmental
disabilities may deprive a person from earning income, restrict one’s mobility, or make self-care difficult.
Thus, persons with disabilities often have special housing needs related to limited earning capacity, a lack
of accessible and affordable housing, and higher health costs associated with a disability. Some residents
suffer from disabilities that require living in a supportive or institutional setting.
Although no current comparisons of disability with income, household size, or race/ethnicity are available,
it is reasonable to assume that a substantial portion of persons with disabilities would have annual
incomes within Federal and State income limits. Furthermore, many lower income persons with
disabilities are likely to require housing assistance and services. Housing needs for disabled persons are
further compounded by design issues and location factors, which can often be costly. For example, special
needs of households with wheelchair-bound or semi-ambulatory individuals may require ramps, holding
bars, special bathroom designs, wider doorways, lower cabinets, elevators, and other interior and exterior
design features.
Housing opportunities for persons with disabilities can be addressed through the provision of affordable,
barrier-free housing. Rehabilitation assistance can be targeted toward renters and homeowners with
disabilities for unit modification to improve accessibility.
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The 2018 ACS identifies six disability types: hearing disability, vision disability, cognitive disability,
ambulatory disability, self-care disability and independent living disability. The Census and the ACS
provide clarifying questions to determine persons with disabilities and differentiate disabilities within the
population. The ACS defines a disability as a report of one of the six disabilities identified by the following
questions:
• Hearing Disability: Is this person deaf or does he/she have serious difficulty hearing?
• Visual Disability: Is this person blind or do they have serious difficulty seeing even when wearing
glasses?
• Cognitive Difficulty: Because of a physical, mental, or emotional condition, does this person have
serious difficulty concentrating, remembering, or making decisions?
• Ambulatory Difficulty: Does this person have serious difficulty walking or climbing stairs?
• Independent Living Difficulty: Because of a physical, mental, or emotional condition, does this
person have difficulty doing errands alone such as visiting a doctor’s office or shopping?
Table 2-20: Disability Status, 2018
Disability Type
Under 18
with a
Disability
18 to 64
with a
Disability
65 years
and Over
with a
Disability
Total
Percent of
Population
with
Disability
Percent of
Total
Population
Population
with a Hearing
Difficulty
96 402 1,832 2,330 33.6% 2.7%
Population
with a Vision
Difficulty
60 561 909 1,530 22% 1.8%
Population
with a
Cognitive
Difficulty
398 962 1,155 2,515 36.2% 2.9%
Population
with an
Ambulatory
Difficulty
72 705 2,411 3,188 45.9% 3.7%
Population
with a Self-care
Difficulty
112 406 894 1,412 20.3% 1.6%
Population
with an
independent
Living Difficulty
-- 714 1,885 2,599 37.4% 3%
Total 480 2,329 4,134 6,943 100% 86,015
Source: American Community Survey, 5-Year Estimates, 2018.
*This number may double count as some persons report having one or more disabilities, therefore this total
number differs from the total number of persons with a disability in Table 2-18.
State law requires that the Housing Element discuss the housing needs of persons with developmental
disabilities. As defined by federal law, “developmental disability” means a severe, chronic disability of an
individual that:
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▪ Is attributable to a mental or physical impairment or combination of mental and physical
impairments;
▪ Is manifested before the individual attains age 22;
▪ Is likely to continue indefinitely;
▪ Results in substantial functional limitations in three or more of the following areas of major life
activity: a) self-care; b) receptive and expressive language; c) learning; d) mobility; e) self-
direction; f) capacity for independent living; or g) economic self- sufficiency; and
▪ Reflects the individual’s need for a combination and sequence of special, interdisciplinary, or
generic services, individualized supports, or other forms of assistance that are of lifelong or
extended duration and are individually planned and coordinated.
According to the U.S. Administration on Developmental Disabilities, an accepted estimate of the
percentage of the population that can be defined as developmentally disabled is 1.5 percent. This equates
to 1,290 persons in the City of Newport Beach with developmental disabilities, based on the 2018 America
Community Survey.
Per Section 4512 of the Welfare and Institutions Code a "developmental disability" means a disability that
originates before an individual attains age 18 years, continues, or can be expected to continue,
indefinitely, and constitutes a substantial disability for that individual which includes intellectual disability,
cerebral palsy, epilepsy, and autism. This term also includes disabling conditions found to be closely
related to intellectual disability or to require treatment like that required for individuals with intellectual
disability but shall not include other handicapping conditions that are solely physical in nature.
As of November 2019, The State Department of Developmental Services (DDS) provides community-based
services to approximately 331,999 persons with developmental disabilities and their families through a
statewide system of 21 regional centers, four developmental centers, and two community-based facilities.
According to DDS, for fiscal year 2017 to 2018, the Regional County of Orange offere d five Home and
Community -Based Service centers including, the Anaheim Adult Day Cat Inc., Goodwill of Orange County,
Hi Hopes Identity Discovery Foundation, Inc., Mayfair Adult Day Care, and Vocational Visions. As of June
2018, the Orange County Regional Center served 22,352 persons with developmental disabilities. Sixty-
five percent of the persons served by the OCRC were male. Persons from 0-2 years of age compromised
22 percent of OCRC’s clients, 41 percent of persons served were 3-21 years the largest age group served.
Majority of the persons served (about 35percent) were White, about 32 percent reported Hispanic, 15
percent reported Other, 14 percent reported Asian and persons who reported Black, Filipino, Native
American and Polynesian each totaled under four percent.
Many people with developmental disabilities can live and work independently within a conventional
housing environment. Individuals with more severe developmental disabilities may require a group living
environment where supervision is provided. The most severely affected individuals may require an
institutional environment where medical attention and physical therapy are provided. Because
developmental disabilities exist before adulthood, the first issue in supportive housing for persons with
developmental disabilities is the transition from the person’s living situation as a child to an appropriate
level of independence as an adult.
There are several housing types appropriate for people living with a development disability: rent
subsidized homes, licensed and unlicensed single-family homes, inclusionary housing, Section 8 vouchers,
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special programs for home purchase, HUD housing, and SB 962 (veterans) homes. The design of housing-
accessibility modifications, the proximity to services and transit, and the availability of group living
opportunities represent some of the types of considerations that are important in serving the needs of
this group. Incorporating ‘barrier-free’ design in all, new multi-family housing (as required by California
and Federal Fair Housing laws) is especially important to provide the widest range of choices for residents
with disabilities. Special consideration should also be given to the affordability of housing, as people with
disabilities may be living on a fixed income.
3. Large Households
Large households are defined as those consisting of five or more members. These households comprise
a special need group because many communities have a limited supply of adequately sized and affordable
housing units. To save for other necessities such as food, clothing and medical care, it is common for
lower income large households to reside in smaller units with inadequate number of bedrooms, which
frequently results in overcrowding and can contribute to fast rates of deterioration.
Securing housing large enough to accommodate all members of a household is more challenging for
renters because multi-family rental units are typically physically smaller than single-family ownership
units. While apartment complexes offering two and three bedrooms are common, apartments with four
or more bedrooms are rare. It is more likely that large households will experience overcrowding in
comparison to smaller households. Additionally, throughout the region, single-family homes with higher
bedroom counts, whether rental or ownership units, are rarely affordable to lower income households.
Table 2-21 outlines the number of large households in the City by tenure and household size. As is shown,
the vast majority of large households are owner-occupied rather than rented (71.3 percent and 28.7
percent respectively). There are very few households with 7 or more persons in owner-occupied homes
and none in rentals. Amongst all rental homes, 2.5 percent are 5-person households and amongst owned
homes 4.4 percent are 5-person households.
Table 2-21: Large Households by Tenure, 2017
Household Size
Owner Renter Total
Count
Percent of
Total Owner
HHs
Count
Percent of
Total Renter
HHs
Count Percent of
Total HHs
5-Person
Household 933 4.4% 417 2.5% 1,350 3.6%
6-person
household 398 1.9% 93 0.6% 491 1.3%
7-or-more person
Households 56 0.3% 48 0.3% 104 0.3%
Total 1,387 71.3% 558 28.7% 1,945 100%
Source: American Community Survey, 5-Year Estimates, 2018.
4. Single-Parent Households
Single-parent households often require special consideration and assistance due to their greater need for
affordable and accessible day care, health care, and other supportive services. Many female-headed
households with children are susceptible to having lower incomes than similar two-parent households.
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Single, female mothers often face social marginalization pressures that often limit their occupational
choices and income earning potential, housing options and access to supportive services.
Table 2-22 shows there are few single parent households in Newport Beach (3.6 percent) as compared to
7.4 percent in Orange County. Most single-parent households in both Newport Beach and Orange County
are headed by females without a spouse present – 68.9 percent in Newport Beach and 70.5 percent in
Orange County. The percentage of single parents living in poverty in Newport Beach is half that of the
regional percentage.
Table 2-22: Single Parent Households
Jurisdiction
Single Parent-
Male, No Spouse
Present
Single Parent-
Female, No
Spouse Present
Single Parent
Households Living
in Poverty
Single Parent Households
Count
% of
Single
Parent
HH
Count
% of
Single
Parent
HH
Count
% of
Single
Parent
HH
Count % of Total
Households
Newport Beach 422 31.1% 936 68.9% 183 13.5% 1,358 3.6%
Orange County 22,456 29.5% 53,659 70.5% 22,999 30.2% 76,115 7.4%
Source: American Community Survey, 5-Year Estimates, 2018.
5. Farmworkers
Farm workers are traditionally defined as persons whose primary incomes are earned through seasonal
agricultural work. Farm workers have special housing needs because they earn lower incomes than many
other workers and move throughout the year from one harvest location to the next.
The 2018 ACS data reported that there were 82 persons employed in the farming, fishing, and forestry
industries. Because of the low percentage of persons employed in the agriculture and farming industries,
the City of Newport Beach does not provide specific housing for this population.
6. Extremely Low-income Households and Poverty Status
The 2013-2017 Comprehensive Housing Affordability Strategy (CHAS) indicates that there are 3,270 low-
income households living in Newport Beach. Very low-income households earn 50 percent of less of the
area median family income (AMFI) for Orange County. Extremely low-income households earn less than
30 percent of the AMFI. There are approximately 3,855 extremely low-income households in Newport
Beach, including both renters and homeowners. Table 2-23 below shows a breakdown of housing
problems for Newport Beach households by income category.
Table 2-23 shows that about 10 percent more renters live with at least one housing problem. More lower
income renters report a housing problem – 9.2 percent with extremely low income, 10.6 percent with
very low income, and 12.5 percent with low income. About 45 percent of renters experience one or more
housing problems. Homeowners typically report less of a cost burden than renters. In Newport Beach,
35.3 percent of homeowners have at least one housing problem. The majority of those are in above-
moderate income households (15.9 percent). In total, for both renters and homeowners, 39.5 percent of
households have at least one housing problem.
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Table 2-23: Housing Problems for All Households by Income Category, 2013-2017
Income Category
Owner
Household has at
least 1 of 4 Housing
Problems
% of
Owner
HH
Household has none
of 4 Housing
Problems
% of
Owner
HH
Cost Burden not
available, no other
Housing Problem
% of
Owner
HH
Household Income is
less-than or = 30% 1,335 6.2% 65 0.3% 175 0.8%
Household Income
>30% to less-than or
= 50% AMFI
1,020 4.7% 290 1.3% 0 0.0%
Household Income
>50% to less-than or
= 80% AMFI
1,215 5.6% 705 3.3% 0 0.0%
Household Income
>80% to less-than or
= 100% AMFI
615 2.8% 370 1.7% 0 0.0%
Household Income
>100% AMFI 3,450 15.9% 12,405 57.3% 0 0.0%
Total 7,635 35.3% 13,835 63.9% 175 0.8%
Income Category
Renter
Household has at
least 1 of 4 Housing
Problems
% of
Renter
HH
Household has none
of 4 Housing
Problems
% of
Renter
HH
Cost Burden not
available, no other
Housing Problem
% of
Renter
HH
Household Income is
less-than or = 30% 1,500 9.2% 170 1.0% 610 3.7%
Household Income
>30% to less-than or
= 50% AMFI
1,725 10.6% 235 1.4% 0 0.0%
Household Income
>50% to less-than or
= 80% AMFI
2,040 12.5% 510 3.1% 0 0.0%
Household Income
>80% to less-than or
= 100% AMFI
885 5.4% 425 2.6% 0 0.0%
Household Income
>100% AMFI 1,205 7.4% 7,025 43.0% 0 0.0%
Total 7,355 45.1% 8,365 51.2% 610 3.7%
Total Households
(Owner and Renter) 14,990 39.5% 22,200 58.5% 785 2.1%
Source: Source: U.S. Department of Housing and Urban Development (HUD), Comprehensive Housing Affordability Strategy (CHAS) 2013-
2017.
* The four housing problems are: incomplete kitchen facilities, incomplete plumbing facilities, more than 1 person per room, and cost burden
greater than 30%.
** The four severe housing problems are: incomplete kitchen facilities, incomplete plumbing facilities, more than 1.5 persons per room, and
cost burden greater than 50%.
Note: AMFI = Area Median Family Income, this is the median family income calculated by HUD for each jurisdiction, to determine Fair Market
Rents (FMRs) and income limits for HUD programs. AMFI will not necessarily be the same as other calculations of median incomes (such as
a simple Census number), due to a series of adjustments that are made.
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While representing only 0.8 percent of the Newport Beach population, people who identify as Black
have the highest rates of poverty in the City, as illustrated in Figure 6. Similarly, American Indian/Alaska
Natives and Native Hawaiian/other Pacific Islanders make up the smallest population percentages (0.3
percent and 0.2 percent, respectively) and together account for over 20 percent of those living below
the poverty line. Values in the bar graph below contrasted to racial and ethnic composition of the City
illustrate critical differences in housing needs.
Figure 6: Percent below Poverty Level, by Race and Hispanic or Latino Origin
Source: American Community Survey, 5-Year Estimates, 2018.
Note: The chart reports percentage of own population who are reported to have incomes below poverty level.
7. Homeless
Throughout the country and Orange County region, homelessness has become an increasingly important
issue. Factors contributing to the rise in homelessness include, increased unemployment and
underemployment, a lack of housing affordable to lower and moderate-income persons (especially
extremely low-income households), reductions in public subsidies to the poor, and the de-
institutionalization of the mentally ill.
State law mandates that cities address the special needs of persons experiencing homelessness within
their jurisdictional boundaries. “Homelessness” as defined by the U.S. Department of Housing and Urban
Development (HUD) has recently been updated, the following lists the updated descriptions and the
changes in the definition from HUD:
▪ People who are living in a place not meant for human habitation, in emergency shelter, in
transitional housing, or are exiting an institution where they temporarily resided. The only
significant change from existing practice is that people will be considered homeless if they are
exiting an institution where they resided for up to 90 days (it was previously 30 days) and were in
shelter or a place not meant for human habitation immediately prior to entering that institution.
0%
5%
10%
15%
20%
25%
White Black American
Indian and
Alaska Native
Asian Native
Hawaiian and
Other Pacific
Islander
Some Other
Race
Two or More
Races
Hispanic or
Latino
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▪ People who are losing their primary nighttime residence, which may include a motel or hotel or a
doubled-up situation, within 14 days and lack resources or support networks to remain in housing.
HUD had previously allowed people who were being displaced within 7 days to be considered
homeless. The proposed regulation also describes specific documentation requirements for this
category.
▪ Families with children or unaccompanied youth who are unstably housed and likely to continue
in that state. This is a new category of homelessness, and it applies to families with children or
unaccompanied youth who have not had a lease or ownership interest in a housing unit in the last
60 or more days, have had two or more moves in the last 60 days, and who are likely to continue
to be unstably housed because of disability or multiple barriers to employment.
▪ People who are fleeing or attempting to flee domestic violence, have no other residence, and lack
the resources or support networks to obtain other permanent housing. This category is similar to
the current practice regarding people who are fleeing domestic violence.
This definition does not include persons living in substandard housing (unless it has been officially
condemned); persons living in overcrowded housing (for example, doubled up with others); persons being
discharged from mental health facilities (unless the person was homeless when entering and is considered
to be homeless at discharge); or persons who may be at risk of homelessness (for example, living
temporarily with family or friends.)
The Point in Time Count is conducted by the County of Orange in accordance with the U.S. Department of
Housing and Urban Development (HUD) guidelines to provide information on where individuals
experiencing homelessness are in the County. About 1,167 volunteers across the County counted 6,860
individuals experiencing homelessness. Of those, 2,899 were sheltered and 3,961 were unsheltered. The
2020 Count is not yet available online, therefore this data is based on the Count conducted in January
2019 – the individual city results are shown in Table 2-25. Of the nearby cities, Newport Beach had the
lowest count and percentage of people experiencing homelessness (64 individuals and 0.9 percent of the
County). Huntington Beach recorded the greatest percentage at 5.1 percent. Of all those reported in
Orange County, 5 percent were veterans, 4 percent were transitional youth ages 18 to 24, and 9 percent
were seniors over the age of 65.
Table 2-25: Homeless Count by Jurisdiction, 2019
Jurisdiction Unsheltered Sheltered Total % of County
Costa Mesa 187 6 193 2.8%
Newport Beach 64 0 64 0.9%
Huntington Beach 289 60 349 5.1%
Laguna Beach 71 76 147 2.1%
Irvine 127 3 130 1.9%
Orange County 3,961 2,899 6,860 100%
Source: Orange County Point in Time Count, Everyone Counts Report 2019.
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8. Students
Student housing often only produces a temporary housing need based on the duration of the educational
institution enrolled in. The impact upon housing demand is critical in areas that surround universities and
colleges. Located in Newport Beach is Coastline College, and colleges near the City include University of
California, Irvine; Concordia University; Orange Coast College; Vanguard University; Laguna College of Art
and Design; SOKA University; and Irvine Valley College. Students enrolled in undergraduate and graduate
programs, make up about six percent of the total population of Newport Beach. Typically, students are
low-income and are, therefore, affected by a lack of affordable housing, especially within easy commuting
distance from campus, therefore it is important for Cities to consider and accommodate the student
population within the community. They often seek shared housing situations to decrease expenses and
can be assisted through roommate referral services offered on and off campus. A lack of affordable
housing also influences choices students make after graduating.
F. Housing Stock Characteristics
The characteristics of the housing stock, including growth, type, availability and tenure, age and condition,
housing costs, and affordability contribute to the housing needs for the community. This section details
the housing characteristics of Newport Beach to identify how well the current housing stock meets the
needs of its current and future residents.
1. Housing Growth
According to the American Community Survey (ACS), the Newport Beach housing stock grew by 1,298
units between 2010 and 2018 (Table 2-26). This 2.9 percent increase was the second largest in this area,
behind the City of Irvine which had a dramatically larger gain of 31 percent. Orange County as a whole
experienced a 4.6 percent housing stock increase during this same time period, which is 1.7 percent more
than Newport Beach. The City of Costa Mesa had smaller percent change than Newport Beach by 2.3
percent.
Table 2-26: Housing Unit Growth Trends, 2010-2018
Jurisdiction 2010 2015 2018
Percent
Change 2010
to 2015
Percent
Change 2015
to 2018
Costa Mesa 42,867 43,030 43,100 0.4% 0.2%
Newport Beach 43,503 43,690 44,801 0.4% 2.5%
Huntington Beach 79,166 78,252 81,396 -1.2% 4.0%
Laguna Beach 13,243 13,433 13,487 1.4% 0.4%
Irvine 76,184 91,938 101,434 20.7% 10.3%
Orange County 1,042,254 1,064,642 1,091,376 2.1% 2.5%
Source: American Community Survey, 5-Year Estimates, 2010, 2015, and 2018.
2. Housing Type
Table 2-27 is a breakdown of housing units by type in Newport Beach in contrast to Orange County. A
large percentage of housing units in the City come from single-family detached units (47.8 percent).
Single-family attached units typically do not take up a large portion of the housing stock, but in Newport
Beach they account for 16.1 percent of all units. Another 34.5 percent is multi-family housing, which is
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the same for the County as well. Mobile homes are the smallest category of housing types with 1.5 percent
of all units. It is important to provide a wide variety of housing types throughout the City in order to ensure
all housing needs for the population are met.
Table 2-27: Total Housing Units by Type
Jurisdiction
Single-Family Detached Single-Family Attached Multi-Family Mobile Homes
Count Percent Count Percent Count Percent Count Percent
Newport Beach 21,399 47.8% 7,234 16.1% 15,437 34.5% 390 1.5%
Orange County 553,164 50.7% 133,326 12.2% 374,176 34.3% 30,227 2.8%
Source: American Community Survey, 5-Year Estimates, 2018.
3. Housing Availability and Tenure
Housing tenure and vacancy rates generally influence the supply and cost of housing. Housing tenure
defines if a unit is owner-occupied or renter-occupied. Tenure is an important market characteristic as it
relates to the availability of housing product types and length of tenure. The tenure characteristics in a
community can indicate several aspects of the housing market, such as affordability, household stability,
and availability of unit types, among others. In many communities, tenure distribution generally
correlates with household income, composition and age of the householder.
In 2018, owner-occupied units accounted for 56.5 percent of the Newport Beach housing stock and 43.5
percent were rentals (Table 2-28). Of the owner-occupied units, the large majority were single-family
detached units (71.6 percent) and the smallest percentage was of mobile homes (1.1 percent). As is often
the case, multi-family units accounted for over half of all rentals (67.9 percent) and only 17 percent of
rental units were single-family detached units. Mobile homes are more likely to be occupied by renters,
as the Table 2-shows.
Table 2-28: Occupied Housing Units by Type and Tenure
Tenure
Single-
Family
Detached
Single-
Family
Attached
Multi-
Family
Mobile
Homes
Total
Occupied
Units1
Owner
Occupied 71.6% 19.5% 7.8% 1.1% 56.5%
Renter
Occupied 17.1% 12.7% 67.9% 2.2% 43.5%
Total 47.9% 16.5% 34.1% 1.6% 100%
Source: American Community Survey, 5-Year Estimates, 2018.
1Note: The data shows the percent of total occupied units.
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Table 2-29: Average Household Size by Tenure, 2018
Jurisdiction
Owner Occupied
Households (% of
Total Households)
Average Owner
Household Size
Renter Occupied
Households (% of
Total Households)
Average Renter
Household Size
Costa Mesa 39.1% 2.8 60.9% 2.7
Newport Beach 56.5% 2.5 43.5% 2
Huntington Beach 57.8% 2.6 42.2% 2.6
Jurisdiction
Owner Occupied
Households (% of
Total Households)
Average Owner
Household Size
Renter Occupied
Households (% of
Total Households)
Average Renter
Household Size
Laguna Beach 60.7% 2.3 39.3% 2
Irvine 47.3% 2.8 52.7% 2.6
Orange County 57.4% 3 42.6% 3.1
Source: American Community Survey, 5-Year Estimates, 2018.
To identify housing trends and potential population needs, Table 2-29 compares average household sizes
and tenure amongst the cities surrounding Newport Beach. Renters in the City have one of the lowest
average household sizes at just 2 people per home. Homeowners in Newport Beach also have the second
smallest number of people per household after Laguna Beach with 2.3 people per home. The County
average is 3.1 persons for rentals and 3 persons for owner-occupied homes. Figure 7 illustrates vacancy
rates by jurisdiction and shows that Newport Beach has the second largest percentage of vacant homes
at 15.5 percent. The City’s vacancy rate is three times that of Orange County.
Vacancy rates indicate the degree of choice available. High vacancy rates usually indicate low demand
and/or high supply conditions in the housing market. Too high of a vacancy rate can be difficult for owners
trying to sell or rent. Low vacancy rates usually indicate high demand and/or low supply conditions in the
housing market. Too low of a vacancy rate can force prices up making it more difficult for lower and
moderate-income households to find housing. Vacancy rates of between two to three percent are usually
considered healthy for single-family or ownership housing, and rates of five to six percent are usually
considered healthy for multi-family or rental housing.
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Figure 7: Vacancy Rate by Jurisdiction, 2018
Source: American Community Survey, 5-Year Estimates, 2018.
The most common reason for vacancies in Newport Beach is due to homes being used seasonally, or for
recreation or occasional use (48.3 percent), as shown in Table 2-30. These 3,350 homes are not
permanent residences and remain empty for most of the year. Homes for rent are the second most
common reason for vacancies in the City at 22.4 percent.
Table 2-30: Type of Vacant Housing Units in Newport Beach
Type of Housing Estimate Percent
For rent 1,551 22.4%
Rented, not occupied 292 4.2%
For sale only 370 5.3%
Sold, not occupied 499 7.2%
For seasonal, recreational or occasional use 3,350 48.3%
Other vacant 869 12.5%
Total 6,931 100%
Source: American Community Survey, 5-Year Estimates, 2018.
4. Housing Age and Condition
Housing age can be an indicator of housing condition within a community. For example, housing that is
over 30 years old is typically in need of some major rehabilitation, such as a new roof, foundation,
plumbing, etc. Many federal and state programs also use the age of housing as one factor in determining
housing rehabilitation needs.
In Newport Beach, most homes were built over 30 years ago (Figure 8). About 22.3 percent of the housing
stock was built between 1970 and 1979, while only 2.7 percent was built after 2010. Another 8 percent of
homes were also built prior to 1950. This reflects an aging housing stock that may need certain updates.
Costa Mesa Newport
Beach
Huntington
Beach Laguna Beach Irvine Orange County
Vacancy Rate 4.8%15.5%5.6%21.8%6.0%5.4%
0.0%
5.0%
10.0%
15.0%
20.0%
25.0%
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Figure 8: Age Distribution of Housing Stock
Source: American Community Survey, 5-Year Estimates, 2018.
5. Housing Costs and Affordability
Housing costs reflect the supply and demand of housing in a community. This section summarizes the
cost and affordability of the housing stock to the City of Newport Beach’s residents.
Home values in Newport Beach are on median $1,787,300, as shown in Table 2-31. This total is 2.7 times
the median home value of Orange County and significantly larger than the nearby cities. Laguna Beach is
second behind Newport Beach in home value with a median amount of $1,700,400. Costa Mesa has the
lowest median home value of $707,600.
Table 2-31: Median Home Value by Jurisdiction
Jurisdiction Median Home Value
Costa Mesa $707,600
Newport Beach $1,787,300
Huntington Beach $728,200
Laguna Beach $1,700,400
Irvine $797,100
Orange County $652,900
Source: American Community Survey, 5-Year Estimates, 2018.
Table 2-32 outlines the average monthly price of rent in Newport Beach and how it has changed between
2017 and 2020 depending on the number of bedrooms. This data is provided by the Zillow Rent Index
Report for Newport Beach, and shows that all units experienced increases in rates in the last three years.
One-bedroom rentals rose by 5.1 percent and the most out of 1-3-bedroom units. Two-bedroom units
remained the most consistent with a slight increase of 1.4 percent. The price per square foot, however,
Built
2014 or
later
Built
2010 to
2013
Built
2000 to
2009
Built
1990 to
1999
Built
1980 to
1989
Built
1970 to
1979
Built
1960 to
1969
Built
1950 to
1959
Built
1940 to
1949
Built
1939 or
earlier
Newport Beach 1.1%1.6%10.8%14.2%11.2%22.3%19.0%11.7%3.7%4.3%
0%
5%
10%
15%
20%
25%
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saw a much greater increase for units with three or more bedrooms (9.8 percent). Zillow reports that one-
bedroom units decreased from $3.01 per square foot in 2017 to $3 per square foot in 2020.
Table 2-32: Change in Average Monthly Rental Rates, 2017-2020
Unit Type January 2017 January 2018 January 2019 January 2020 % Change
2017-2020
1 Bedroom $2,383 $2,425 $2,408 $2,504 5.1%
2 bedrooms $3,290 $3,291 $3,241 $3,337 1.4%
3 Bedrooms $4,191 $4,218 $4,095 $4,355 3.9%
Price per Square Foot
Unit Type January 2017 January 2018 January 2019 January 2020 % Change
2017-2020
1 Bedroom $3.01 $2.83 $2.93 $3 -0.3%
2 bedrooms $2.64 $2.65 $2.53 $2.87 8.7%
3+ Bedrooms $2.65 $2.8 $2.81 $2.91 9.8%
Source: Zillow Rent Index Report, January 2017-2020, accessed August 25, 2020.
Housing affordability can be inferred by comparing the cost of renting or owning a home in the City with
the maximum affordable housing costs for households at different income levels. Taken together, this
information can generally show who can afford what size and type of housing and indicate the type of
households most likely to experience overcrowding and overpayment.
The Federal Department of Housing and Urban Development (HUD) conducts annual household income
surveys nationwide to determine a household’s eligibility for federal housing assistance. Based on this
survey, the California Department of Housing and Community Development (HCD) developed income
limits, based on the Area Median Family Income (AMFI), which can be used to determine the maximum
price that could be affordable to households in the upper range of their respective income category.
Households in the lower end of each category can afford less by comparison than those at the upper end.
The maximum affordable home and rental prices for residents in Orange County are shown in Table 2-33
and Table 2-34.
The data shows the maximum amount that a household can pay for housing each month without incurring
a cost burden (overpayment). This amount can be compared to current housing asking prices (Table 2-31)
and market rental rates (Table 2-32) to determine what types of housing opportunities a household can
afford.
Extremely Low-income Households
Extremely low-income households earn less than 30 percent of the County AMFI – up to $26,950 for a
one-person household and up to $41,550 for a five-person household in 2020. Extremely low-income
households cannot afford market-rate rental or ownership housing in Newport Beach without assuming
a substantial cost burden.
Very Low-income Households
Very low-income households earn between 31 percent and 50 percent of the County AMFI – up to $44,850
for a one-person household and up to $69,200 for a five-person household in 2020. A very low-income
household cannot afford market-rate rental or ownership housing in Newport Beach without assuming a
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substantial cost burden. A very low-income household at the maximum income limit can afford to pay
approximately $1,121 to $1,730 in monthly rent, depending on household size. Given the high cost of
housing in Newport beach, persons or households of very low-income could not afford to rent or purchase
a home in the City.
Low-income Households
Low-income households earn between 51 percent and 80 percent of the County’s AMFI - up to $71,750
for a one-person household and up to $110,650 for a five-person household in 2020. The affordable home
price for a low-income household at the maximum income limit ranges from $308,500 to $454,000. Based
on the asking prices of homes for sale in 2020 (Table 2-31), ownership housing would not be affordable
to low-income households. A one-person low-income household could afford to pay up to $1,794 in rent
per month and a five-person low-income household could afford to pay as much as $2,766. Low-income
households in Newport Beach would not be able to find adequately sized affordable apartment units
(Table 2-32).
Moderate income Households
Persons and households of moderate income earn between 81 percent and 120 percent of the County’s
AMFI – up to $133,500, depending on household size in 2020. The maximum affordable home price for a
moderate-income household is $377,000 for a one-person household and $558,600 for a five-person
family. Moderate income households in Newport Beach would not be able to purchase a home in the City.
The maximum affordable rent payment for moderate income households is between $2,163 and $3,338
per month. A one-person moderate-income household may be able to find some adequately sized
affordable apartment units; larger households would not be able to afford to rent a unit in the City.
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Table 2-33: Affordable Housing Costs in Orange County, 2020
Annual Income Mortgage Utilities^1 Tax and
Insurance
Total
Affordable
Monthly
Housing Cost
Affordable
Purchase
Price
Extremely Low-income (30% of AMFI)
1-Person $26,950 $455 $118 $101 $674 $99,990
2-Person $30,800 $504 $151 $116 $770 $110,500
3-Person $34,650 $539 $197 $130 $866 $118,000
4-Person $38,450 $574 $243 $144 $961 $125,800
5-Person $41,550 $594 $289 $156 $1,039 $130,200
Very Low-Income (50% of AMFI)
1-Person $44,850 $835 $118 $168 $1,121 $183,000
2-Person $51,250 $938 $151 $192 $1,281 $205,500
3-Person $57,650 $1,028 $197 $216 $1,441 $225,400
4-Person $64,050 $1,118 $243 $240 $1,601 $245,000
5-Person $69,200 $1,182 $289 $260 $1,730 $259,000
Low-income (80% AMFI)
1-Person $71,750 $1,407 $118 $269 $1,794 $308,500
2-Person $82,000 $1,592 $151 $308 $2,050 $349,100
3-Person $92,250 $1,763 $197 $346 $2,306 $386,500
4-Person $102,450 $1,934 $243 $384 $2,561 $424,000
5-Person $110,650 $2,062 $289 $415 $2,766 $452,000
Moderate Income (120% AMFI)
1-Person $86,500 $1,720 $118 $324 $2,163 $377,000
2-Person $98,900 $1,951 $151 $371 $2,473 $427,800
3-Person $111,250 $2,167 $197 $417 $2,781 $475,000
4-Person $123,600 $2,384 $243 $464 $3,090 $522,700
5-Person $133,500 $2,548 $289 $501 $3,338 $558,600
Source: Orange County Housing Authority, 2020 Utility Allowance Schedule and California Department of Housing and
Community Development, 2020 Income Limits and Kimley Horn and Associates Assumptions: 2020 HCD income limits; 30% gross
household income as affordable housing cost; 15% of monthly affordable cost for taxes and insurance; 10% down payment; and
4.5% interest rate for a 30-year fixed-rate mortgage loan. Utilities based on Orange County Utility Allowance.
1. Utilities includes basic electric, water, sewer/trash, refrigerator, and stove.
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Table 2-34: Affordable Monthly Housing Cost for Renters in Orange County, 2020
Annual Income Rent Utilities^1
Total Affordable
Monthly Housing
Cost
Extremely Low-income (30% of AMFI)
1-Person $26,950 $556 $ 118.00 $674
2-Person $30,800 $619 $ 151.00 $770
3-Person $34,650 $669 $ 197.00 $866
4-Person $38,450 $718 $ 243.00 $961
5-Person $41,550 $750 $ 289.00 $1,039
Very Low-income (50% of AMFI)
1-Person $44,850 $1,003 $ 118.00 $1,121
2-Person $51,250 $1,130 $ 151.00 $1,281
3-Person $57,650 $1,244 $ 197.00 $1,441
4-Person $64,050 $1,358 $ 243.00 $1,601
5-Person $69,200 $1,441 $ 289.00 $1,730
Low-income (80% AMFI)
1-Person $71,750 $1,676 $ 118.00 $1,794
2-Person $82,000 $1,899 $ 151.00 $2,050
3-Person $92,250 $2,109 $ 197.00 $2,306
4-Person $102,450 $2,318 $ 243.00 $2,561
5-Person $110,650 $2,477 $ 289.00 $2,766
Moderate Income (120% AMFI)
1-Person $86,500 $2,045 $ 118.00 $2,163
2-Person $98,900 $2,322 $ 151.00 $2,473
3-Person $111,250 $2,584 $ 197.00 $2,781
4-Person $123,600 $2,847 $ 243.00 $3,090
5-Person $133,500 $3,049 $ 289.00 $3,338
Source: Orange County Housing Authority, 2020 Utility Allowance Schedule and California Department of
Housing and Community Development, 2020 Income Limits and Kimley Horn and Associates Assumptions:
2020 HCD income limits; 30% gross household income as affordable housing cost; Utilities based on
Orange County Utility Allowance.
1. Utilities includes basic electric, water, sewer/trash, refrigerator, and stove.
Housing Element Update Advisory Committee - December 2, 2020
Item No. V(c) - Attachment 2a
Housing Element Update Progress Documents