Tag: tahoe housing hub

< Back to News

Placer Supervisors approve funding for housing, transportation programs

June 12, 2026

By Katelyn Welsh – Sierra Sun, June 12, 2026

AUBURN, Calif. – The Placer County Board of Supervisors approved transient occupancy tax funding for two projects and extended another project at their meeting on Tuesday in Auburn, Calif.

Through the board’s action, $500,000 of transient occupancy tax (TOT) will go to the Lease to Locals program, which incentivizes homeowners to lease their properties to local workers.

Another $869,992 will go towards the TART Connect Expanded Service hours, a free on-demand shuttle service.

The board also approved an extension of the Workforce Housing Preservation Program, a down-payment assistance and deed-restriction program aimed at securing housing for local workers.

The allocated funds come from TOT generated in eastern Placer County. A local TOT advisory committee, organized by the North Tahoe Community Alliance (NTCA), vets projects and makes funding recommendations to the NTCA board and county board for final consideration.

Last year, the board approved a new 10-year memorandum of understanding with the NTCA. A part of that agreement is the development of the economic health and catalyst initiatives roadmap, meant to guide future TOT and TBID dollar investments over the next 10 years.

However, as the roadmap is being prepared, county staff identified these housing and transportation programs that needed immediate funding to avoid disruption.

The Winter and Events Park and Ride was another identified program that will come before the board at a future date.

< Back to News

Tahoe City Affordable Housing Development Meets Funding Challenges

June 12, 2026

By Katelin Welsh – Sierra Sun, June 12, 2026

TAHOE CITY, Calif. – Placer County’s potential Dollar Creek Crossing Affordable Housing Development continues to meet funding challenges, according to an update at a county supervisors meeting on Tuesday.

In 2019, the county bought vacant parcels in Tahoe City across N Lake Blvd. from the 7-11 with the intention of developing housing there.

The county and a selected developer have explored potential mixed-use, mixed-income, and mixed-tenancy plans for the property over the last seven years.

In April of last year, the board directed county staff to pursue a development agreement for an affordable-only project with at least 80 lower-income units.A development agreement would mark the next step in the process; however, staff did not have one to present to the board due to funding challenges.

The developer, Related Norcal Development, LLC, is currently working with the county under a preliminary agreement (set to expire at the end of this month) and has conducted public outreach and provided a revised site plan, a milestone schedule and a financial report for an 80-unit low-income housing development.

The financial report indicates that, to make it feasible, the county would likely need to contribute $18.5 million.

Staff explained at the meeting that if the current developer’s agreement were allowed to expire, the county would be required to submit another request for proposals no later than July of next year.

While some residents during public comment questioned the project’s viability and whether to pull the plug, certain board members expressed support for allowing the project to continue on its current course.

Both Supervisor Cindy Gustafson and Bonnie Gore said obtaining funds may require creativity, with Gustafson mentioning a bond or some type of borrowing.

Additionally, staff mentioned the team is working closely with the county’s Ad Hoc Committee for Housing Funding and Fee Implementation, which may identify funding sources.

< Back to News

How are two of Placer County’s Tahoe housing programs doing?

June 12, 2026

By Katelyn Welsh – Sierra Sun, May 15, 2026

KINGS BEACH, Calif. – On Monday, the Placer County Board of Supervisors received annual updates on two programs tackling housing needs for local workers in the Tahoe region of Placer County.

Lease to Locals Program

Lease to Locals is a program launched in 2022, initially as a pilot, that has continued to incentivize homeowners to lease their properties to local workers. In exchange for renting their home that previously was not a full-time rental, homeowners can receive up to $4,500 per qualified tenant (max of four for 12-month lease).

Between July of last year and this April, the program has secured 24 properties, reflecting 56 bedrooms and housing 62 people. Of those, 48 are local workers, and 14 are children. Average rent per property was $2,725 and $1,168 per bedroom. The county committed $194,000 on incentives, averaging $8,083 per property.

Since the program’s start, 147 properties have participated, providing 335 bedrooms. It has housed 357 people, including 286 local workers and 55 children. Over that time, the average rent per property was $2,617 and $1,148 per bedroom. The average income of adults housed has been $64,631. In the four years, the county has committed $1.39 million in incentives. According to Placemate, Inc., the program facilitator, 77% of properties that have graduated the program continue to rent long-term, indicating a positive long-term impact on unlocking housing for local workers.

Launchpad Program

In April of last year, the board approved the Launchpad program to support the creation of new housing through either new construction or the renovation of previously nonresidential or non-code-compliant spaces.

Upon the completion of the project and recording of a deed restriction, applicants receive their previously reserved monetary incentive. The deed restriction requires the property to be occupied by a household with at least one member of the local workforce.

Funding is reserved for projects during development through the program’s Notice of Funding Availability (NOFA) process.

A pilot $1 million NOFA was issued last year and received eight applications. Four were deemed eligible. Of the four, two ADU projects declined due to the deed restriction requirements.

The following funding reservations were made for the other two:

  • $600,000 for Steelhead Cottage Court, a project in Kings Beach replacing an uninhabitable unit with three tiny homes (completion expected late 2026)
  • $125,000 for an ADA-Accessible ADU on Brook Avenue in Kings Beach that will offer a wheelchair-accessible unit above a garage (completion expected summer 2027)

In February, the board approved $3 million for the next NOFA round. The county received 12 applicants and expects to use a lottery system following eligibility checks.

< Back to Stories

Housing 101: Decoding Affordable Housing What Do “Big A” and “Little a” Really Mean?

June 12, 2026

When you hear the term “affordable housing,” what comes to mind? For many, it conjures an image of government complexes. For others, it simply means finding a place that doesn’t eat up an entire paycheck. For the North Lake Tahoe Truckee community ‘affordable’ has two meanings and understanding the difference between ‘Big A’ and ‘little a’ housing can inform innovative housing ideas and solution.

The Housing Breakdown: “Big A” vs. “little a”

Housing experts divide affordability into two distinct buckets:

  • “Big A” Affordable Housing (subsidized): This housing is built or preserved using government subsidies, tax credits, and other financial incentives. Because public funds are involved, the units are regulated and reserved for households that qualify based on their income. How low income limits go depends on the program funding the unit.
  • “Little a” affordable housing: This is housing that’s attainable because of how it’s built — its smaller size, efficient construction, or modest design — not because of a subsidy. Often called “affordable by design” (think studios, micro-units, accessory dwelling units, and small cottages), these homes usually carry no income qualification; they’re affordable on the open market because they were built and priced to be.

Not all “little a” housing is built that way on purpose, though. A large share is naturally occurring affordable housing (NOAH) — older, unsubsidized homes that rent for less simply because of their age and condition. It’s market-rate like other “little a” housing, but affordable by circumstance rather than by design.

How “Big A” Eligibility Is Measured: Understanding AMI

In California, the income parameters for “Big A” housing are set using AMI — Area Median Income.

Each year the U.S. Department of Housing and Urban Development (HUD) estimates the median family income for every region, and the California Department of Housing and Community Development (HCD) publishes the official state limits built from it, adjusted for household size. HCD sorts those limits into six income bands. In order, lowest to highest:

  • Acutely Low: up to 15% of AMI
  • Extremely Low: 16–30% of AMI
  • Very Low: 31–50% of AMI
  • Low: 51–80% of AMI
  • Median: 81–100% of AMI
  • Moderate: 101–120% of AMI

There’s no single income cutoff for “Big A” housing because eligibility depends on the program. The most common tool, federal Low-Income Housing Tax Credits, typically serves households up to 60% of AMI (and up to 80% with “income averaging”). But deed-restricted workforce housing, especially in resort regions like ours, often serves households between 80% and 120% of AMI and sometimes higher.

The Latest Local Updates: What Changed in 2026?

HCD released the official 2026 income limits, and the local numbers moved unevenly compared to the year before:

  • Placer & El Dorado Counties: a modest, steady increase.
  • Nevada County: a much larger jump — roughly 12.7% — in its median income figure.

Why the difference? AMI is an income estimate that HUD rebuilds each year from updated census data, so a jump like in Nevada County could come from several directions. Local incomes may have genuinely risen. The mix of residents may have shifted if lower-income households get priced out and move away. The median climbs even when no individual earns more. Or, since these are survey-based estimates, a smaller county’s figure can swing from year to year as the data refreshes. It could be any of these, or a combination.

The Bottom Line: Moving the Needle in Tahoe-Truckee

Affordability isn’t one-size-fits-all. Tracking these AMI shifts matters, because they’re the lines that decide who qualifies for subsidized “Big A” housing. But here’s the hopeful part: not every solution depends on that system.

“Big A” housing takes public capital, tax credits, income-qualified waitlists, and years to assemble. “little a,” affordable-by-design housing doesn’t. A homeowner can add an accessory dwelling unit and rent it to a local worker, attainable housing produced without a single tax-credit deal. That’s exactly what the Tahoe Housing Hub’s ADU Accelerator helps people do, alongside our work advocating for the codes and policies that let more of this housing get built. It’s how we move the needle now, while the bigger pieces come together.

To explore the data behind our local housing need and see exactly what kinds of housing our community is missing read the 2025 Tahoe-Truckee Regional Housing Needs Assessment.

2026 State Income Limits – Area Median Income (AMI) per Number of Persons in Household

Number of Persons in Household12345678
Adjustment Factor70%80%90%Base108%116%124%132%

Nevada County Area Median Income: $140,400

Income Category12345678
Acutely Low14,75016,85018,95021,05022,75024,40026,10027,800
Extremely Low26,30030,05033,80037,55040,60044,36050,04055,720
Very Low Income43,80050,05056,30062,55067,55072,60077,60082,600
Low Income70,05080,05090,050100,100108,100116,150124,100132,150
Median Income98,300112,300126,350140,400151,650162,850174,100185,350
Moderate Income117,950134,800151,650168,500182,000195,450208,950222,400

Placer County Area Median Income: $124,000

Income Category12345678
Acutely Low13,00014,90016,75018,60020,10021,60023,05024,550
Extremely Low27,60031,55035,50039,40042,60045,75050,04055,720
Very Low Income46,00052,60059,15065,70071,00076,25081,50086,750
Low Income73,60084,10094,600105,100113,550121,950130,350138,750
Median Income86,80099,200111,600124,000133,900143,850153,750163,700
Moderate Income104,150119,050133,900148,800160,700172,600184,500196,400

El Dorado County Area Median Income: $124,000

Income Category12345678
Acutely Low13,00014,90016,75018,60020,10021,60023,05024,550
Extremely Low27,60031,55035,50039,40042,60045,75050,04055,720
Very Low Income46,00052,60059,15065,70071,00076,25081,50086,750
Low Income73,60084,10094,600105,100113,550121,950130,350138,750
Median Income86,80099,200111,600124,000133,900143,850153,750163,700
Moderate Income104,150119,050133,900148,800160,700172,600184,500196,400
< Back to Stories

ADU Accelerator: Lessons Learned

May 20, 2026

ADU Accelerator: Harder than Expected, Better than we’d Hoped

When the Tahoe Housing Hub launched our ADU Accelerator Pilot Program in the fall of 2024, the community response was incredible. We received over 100 inquiries and registered more than 80 interested participants. We were poised to help homeowners build backyard Accessory Dwelling Units (ADUs) to house our local workforce.

What followed was nearly two years of hard lessons. As individual projects progressed, the realities of building in North Lake Tahoe came into clear focus — and we had to adapt. We found new products, built out our consultant team, and learned what it actually takes to move housing projects across the finish line in this region. It took time. But here we are.

The Reality of the Basin: High Costs and Complexities

Many of our participants quickly ran into a major roadblock: the extreme complexity and high cost of traditional construction in our region. For a significant number of property owners, the math simply didn’t add up, forcing them to put their ADU dreams on hold.

Determined to find a solution, we dove deep into researching alternative construction methods to cut costs and speed up build times. This search led us directly to factory-built housing, including prefabricated, modular, panelized, and Tiny Homes on Wheels (THOWs).

Exploring Factory-Built Solutions

Prefab and modular homes offer distinct advantages over traditional stick-built construction. Because most of the building happens inside a climate-controlled factory, weather delays disappear. Builders do not need to worry about working through our harsh winters; instead, delivery and installation can be scheduled seamlessly during the summer months.

As we worked with participants, it became clear that different situations called for different solutions. For some, factory-built or traditional construction was the right path. For others — particularly organizations with underutilized land who needed something simpler and faster to deploy — Tiny Homes on Wheels turned out to be the answer.

A Growing Portfolio: Stick-Built, Conversions, and Tiny Homes on Wheel

After months of rigorous research, we found a manufacturer capable of producing THOWs that meet our strict local snow load requirements at an affordable price point. With this new tool in hand, we expanded our outreach. We looked beyond individual homeowners to partner with:

  • Churches
  • Special districts
  • Local businesses
  • Organizations with underutilized land and a vital need for workforce housing

We now have seven organizational clients in the pipeline, on track to add up to 20 THOWs within the next year.

And that’s not all — traditional projects are moving forward too. We currently have two detached ADUs and six conversion units under construction this summer, proving that conventional ADU pathways remain viable in the North Tahoe/Truckee region.

There is No “One Size Fits All” Solution

The biggest lesson we learned from our pilot program is that there is no single way to build an ADU in the North Tahoe/Truckee region.

As the very first units facilitated by the ADU Accelerator Program hit the construction phase, we are incredibly excited for the future. Whether it is a tiny home on wheels, a garage conversion, or a traditional stick-built detached unit, the lessons we have learned have shown us exactly what is possible. We look forward to helping many more property owners become a tangible part of our local housing solution.

To learn more about the free technical services offered through our ADU Accelerator program – please reach out! You can contact us at info@tahoehousinghub.org or by visiting our website HERE.

< Back to Stories

Voices for Housing Episode 4: Alison Part 2

May 20, 2026

This is part 2 of Alison’s story. After years of moving from one rental to another, she and her family reached a tipping point – move out of the area or stay and find a forever home. Alison shares more about the difficulty of first-time home ownership in the Tahoe region and how they made it work.

The Voices for Housing campaign is made possible thanks to a generous grant from the North Tahoe Community Alliance’s TOT-TBID Dollars at Work Program.

< Back to Stories

Voices for Housing Episode 3: Alison Part 1

April 14, 2026

In this episode of Voices for Housing, we introduce you to Alison. Her work is critical to the environmental protection of Lake Tahoe. Alison explains how difficult it is to hire and retain quality workers simply because they cannot find affordable housing. This impacts not just the workers themselves, but the businesses who want to hire them. Building a thriving local economy is tied directly to having safe, dignified, affordable housing for local workers. This is Part 1 of Alison’s story.

The Voices for Housing campaign is made possible thanks to a generous grant from the North Tahoe Community Alliance’s TOT-TBID Dollars at Work Program.

< Back to Stories

Voices for Housing Episode 2: Xander

March 18, 2026

This week we introduce you to Xander Guldman, a professional skier raised in Truckee who has come back after college to build his life here. For Xander, Tahoe/Truckee isn’t just where he skis. The mountains he grew up on, the community he’s built his life around, and the access to the outdoors make everything else in his life possible. But it all depends on the availability of affordable housing. Listen to Xander’s take on what makes this place so special and also so hard to hold onto.

The Voices for Housing campaign is made possible thanks to a generous grant from the North Tahoe Community Alliance’s TOT-TBID Dollars at Work Program.

< Back to Stories

Voices for Housing Episode 1: Mary

February 23, 2026

We are thrilled to launch Voices for Housing, a new campaign dedicated to sharing Tahoe Truckee housing stories from our community. Over the next several months, we will introduce you to local residents from diverse personal and professional backgrounds who all have a unique housing story to share.

We start with Mary, a local artist and retiree who explains her deep connection to Kings Beach. Her story is a perfect example of why housing for all matters for the creative heart of our community.

The Voices for Housing campaign is made possible thanks to a generous grant from the North Tahoe Community Alliance’s TOT-TBID Dollars at Work Program.

< Back to Stories

2026 Federal Housing Policy Review

January 27, 2026

Article by David Garcia, Terner Center for Housing Innovation, January 21, 2026

Link to article here.

After a surprising year of housing policy bipartisanship, lawmakers in Washington, DC are poised to continue pushing for housing supply and affordability solutions in 2026. At the same time, ongoing actions by the administration will continue to pose challenges to housing providers, developers, and the most housing insecure, while new and potentially forthcoming orders demonstrate a willingness to use executive power to address affordability concerns. As we head into an election year, there are several developments worth following in federal housing policy. This commentary previews the year ahead in Washington, DC.

Housing packages are poised to move forward in 2026.

By the end of 2025, both the House and Senate had advanced their own bipartisan bills to increase housing supply and promote affordability. And while the two packages (The ROAD to Housing Act in the Senate, and the Housing for the 21st Century Act in the House) have several unique and novel components, they also feature many overlapping and/or complementary features. Both packages have an opportunity to progress in the first half of this year before lawmakers turn their attention to the November election.

The ROAD to Housing Act, which passed out of the Senate Banking and Insurance Committee unanimously and was nearly passed into law as an amendment to the National Defense Authorization Act (NDAA),[1] contains several provisions that would have a positive impact on housing supply. These provisions include an expansion of the Rental Assistance Demonstration program (RAD) to preserve existing public housing,[2] reforms to existing federal loan products to support Accessory Dwelling Unit (ADU) financing,[3] and new programs leveraging existing federal dollars to promote more homebuilding in supply-constrained markets. As noted in a Terner Center commentary, the negotiation and advancement of ROAD to Housing represent a shift in how policymakers are approaching federal engagement on housing supply issues.

The Housing for the 21st Century Act advanced from the House Financial Services Committee on a vote of 50-to-1 just before the end of 2025. The Act includes provisions that are similar or identical to ROAD to Housing—for example, the Housing Supply Frameworks Act, reforms to the National Environmental Protection Act, and increases to Federal Housing Administration (FHA) mortgage insurance for residential multifamily construction. However, the proposed House legislation also includes a number of unique ideas that would support increases in housing supply and affordability. These include changes to the application of Build America, Buy America requirements for new homes using HOME Investment Partnerships Program (HOME) funding,[4] requirements that cities report on their progress toward reducing barriers to housing production as part of federal funding reporting, and an examination of how building code reforms could reduce the cost and complexity of homebuilding.

Lawmakers have limited time to move each package forward before members turn their attention to their respective 2026 election campaigns. In the Senate, ROAD to Housing must now be brought back to a vote of the full chamber. The next step for the Housing for the 21st Century Act will be a vote on the floor of the full House. Both could be advanced in the earlier part of the year, setting up a conference committee between the two chambers to send legislation to the president’s desk for signature into law.

The budget deal is poised to maintain funding for critical housing programs.

Senate and House members released their FY 2026 budget agreement on Tuesday, which generally maintains and even increases some funding for affordable housing and infrastructure programs, while increasing resources to vulnerable residents—despite earlier indications that those programs would face steep reductions. For example, lawmakers have proposed that the Community Development Block Grant (CDBG) Program and HOME both maintain the same funding levels as FY2025 after earlier facing nearly $1 billion less in last year’s budget proposal. In addition, $50 million is included for another round of the CDBG PRO HOME program, which provides support for localities pursuing land use and zoning reforms. Legislators have also proposed a funding increase over FY2025 levels for Housing Choice Vouchers (HCV), Project Based Rental Assistance, and Homeless Assistance Grants. Congress, which has been operating on a continuing resolution since November of last year, has until January 30 to vote on the full budget.

The budget deal also appears to include a solution for the Emergency Housing Voucher (EHV) program, which provides rental assistance to people experiencing or at risk of homelessness. EHV program funding was set to run out before the end of 2026. In the budget, $600 million is allocated to Tenant Protection Vouchers, which can be used to support current EHV holders. This is significant as our recent analysis notes that over 50,000 households nationwide are served through the program and would be at risk of losing that assistance.

The funding bill also includes language that would amend the U.S. Department of Housing and Urban Development (HUD’s) newly proposed guidelines for its largest homelessness program, the Continuum of Care (CoC) Program, which are currently suspended by a court order. HUD’s proposed funding criteria would have changed the CoC Program in many ways that would shift funding away from current permanent housing programs, potentially jeopardizing housing for 32,000 people in California. The bill would limit the extent to which HUD can make these shifts. It would also ensure funding continuity for current program awards that are scheduled to end prior to the next funding application process.

Executive Actions will continue to impact housing markets.

In addition to Congressional activity, the administration has signaled for several months that it has been working on Executive Actions to address housing supply and affordability, with President Trump saying in December that actions will include “some of the most aggressive housing reform plans in American history.”[5]

Statements from other administration officials signal that such actions could include the creation of new mortgage products and rule changes to allow for potential homebuyers to tap their 401(k) for down payments, as well as conditioning federal funds for states and cities on the adoption of policies to make it easier to build new homes. On January 20, President Trump also signed an Executive Order, which he alluded to in his remarks at the World Economic Summit, directing agencies to pursue initiatives aimed at curbing large institutional investor activity in the single-family home market. The Order would have the attorney general and the Federal Trade Commission review large acquisitions for anti-competitive practices and order other departments to promote sales to owner-occupants.

In addition, continued action on tariffs and immigration are likely to have a substantial impact on new supply. For example, multiple analyses by researchers and industry groups note that tariffs imposed or proposed in 2025 have the potential to increase the cost and uncertainty of new homebuilding. Increased deportation activity has also put a chill on residential construction labor supply, where immigrants comprise roughly a quarter of the labor force.[6] In California, more than two-thirds of California contractors cite skilled worker shortages as their top concern, and the state has faced a net loss of construction workers just in the last year.[7]

This year is likely to be consequential for housing affordability.

Polling going into this election year suggests that housing affordability will continue to be a consequential issue, and during campaign season, members of both parties are likely to want to showcase their efforts to advance meaningful legislation. Moreover, success on housing this year could set the table for even greater reforms in the next Congress and beyond. But for this momentum to continue into the next Congress, maintaining bipartisan support for housing solutions during what is likely to be a highly polarizing campaign will be critical.

Endnotes

[1] Lawmakers in Congress will often leverage “must-pass” bills to advance other priorities that are not relevant to the “must-pass” legislative vehicle. The NDAA is considered a “must-pass” bill to ensure funding for national defense.

[2] The RAD program allows public housing providers to rehabilitate existing units by leveraging private debt. We explored the potential of this program in a 2023 paper.

[3] A 2022 Terner Center paper explored the creation of loan products through existing federal programs specifically to provide homeowners with a broader selection of financing options.

[4] The Build America, Buy America Act (BABA) requires that all iron and steel, construction materials, and manufactured products used in federally funded infrastructure projects are produced in the United States. Affordable housing organizations have raised concerns that requiring affordable housing projects to adhere to BABA raises the cost of development.

[5] Samuels, B., & Manchester, J. (17 December, 2025). “Trump touts ‘warrior dividend’ checks, housing reform in address to nation.” The Hill. Retrieved from: https://thehill.com/homenews/administration/5654365-trump-primetime-address-housing-checks/

[6] National Association of Homebuilders. Concentration of Immigration in Construction Trades. Retrieved from: https://www.nahb.org/advocacy/industry-issues/labor-and-employment/immigration-reform-is-key-to-building-a-skilled-workforce/concentration-of-immigration-in-construction-trades

[7] The Home Builders Institute (HBI) Construction Labor Market Report. (2025). Home Builders Institute. https://hbi.org/wp-content/uploads/2025/10/Fall-2025-Final-Construction-Labor-Market-Report-Update.pdf; California Construction Workforce Trends 2025. (2025). ABLEMKR. https://ablemkr.com/california-construction-workforce-trends-2025/

STAY INFORMED AND STAY CONNECTED

Get important updates and timely information about workforce housing in our region.