THE ST. GEORGE HOUSING AFFORDABILITY INITIATIVE

Affordable Housing • Responsible Growth • Stronger Families

Building practical, data-driven solutions that preserve opportunity, strengthen communities, and ensure Washington County remains a place where families can live, work, and thrive.

Prepared by Daniel J. Halacy IV

Housing Data & Research

Evidence Behind the Initiative

Reliable data is the foundation of informed public policy. This page brings together the charts, infographics, and key indicators developed for the St. George Housing Affordability Initiative, providing a visual overview of the trends shaping housing affordability in Washington County.

The information presented here is drawn from publicly available federal, state, regional, and local sources and is intended to help residents, community leaders, businesses, educators, and policymakers better understand the challenges and opportunities facing our growing community.

Housing by the Numbers

🏠 Median Home Price

The median home price in Washington County has risen to approximately $530,000, increasing much faster than household incomes over the past decade. This growing affordability gap has made homeownership increasingly difficult for first-time buyers and many middle-income families.

🏢 Median Rent

Median monthly rent has climbed to approximately $1,584, placing increasing financial pressure on renters. Higher housing costs make it more difficult for households to save for a down payment, build financial security, and transition into homeownership.

💰 Median Household Income

The median household income is approximately $78,800 per year. While wages have increased over time, they have not kept pace with the rapid rise in housing costs, leaving many working families struggling to afford housing.

Population Growth

Washington County's population has grown by approximately 54% since 2010, reaching an estimated 213,200 residents. Continued growth has strengthened the local economy while increasing demand for housing, infrastructure, schools, healthcare, and public services.

🏡 Housing Cost Burden

Thousands of households spend 30% or more of their income on housing, while many spend over 50%. High housing costs reduce financial flexibility and make it harder for families to save, invest, and prepare for future needs.

🍎 Average Teacher Salary

Teachers earn an average of approximately $63,000 annually, well below the estimated income needed to purchase a median-priced home. Housing affordability has become an important factor in attracting and retaining qualified educators.

🩺 Average Registered Nurse Salary

Registered nurses earn an average of approximately $87,000 annually. Although healthcare professionals generally earn higher wages, many still face affordability challenges as housing prices continue to outpace income growth.

🏘 Rental Vacancy Rate

Washington County's rental vacancy rate remains around 4–5%, indicating a competitive rental market with limited available housing. Tight inventory contributes to rising rents and fewer housing choices for prospective tenants.

🏗 Residential Building Permits

Approximately 1,600–1,900 residential building permits have been issued annually in recent years. While construction remains strong, new housing has generally not kept pace with sustained population growth and long-term demand.

❤️ Homelessness Indicators

Local homelessness indicators continue to reflect growing pressure on the housing system. Demand for emergency shelter, rapid rehousing, and supportive housing remains elevated, highlighting the need for expanded affordable housing and coordinated community support services.

Download Infograhic

Sources

U.S. Census Bureau, Decennial Census (2010 & 2020)
U.S. Census Bureau, American Community Survey (ACS) 5-Year Estimates (2019–2024)
U.S. Bureau of Labor Statistics (BLS), Occupational Employment and Wage Statistics (OEWS)
U.S. Department of Housing and Urban Development (HUD)
Utah Department of Workforce Services (DWS)
Utah Housing Corporation
Washington County and local municipal planning documents
Washington County Continuum of Care (CoC)
Regional housing market reports and Multiple Listing Service (MLS) data (2025–2026)

Key Findings

Home prices have grown significantly faster than household incomes.
Rental costs continue to consume an increasing share of household income.
Population growth has exceeded housing production.
Essential workers increasingly struggle to live where they work.
Housing affordability now affects low-, moderate-, and many middle-income households.
Housing instability creates broader impacts on employers, schools, healthcare providers, and families.

Affordability Challenge

🏠 Home Price Growth

Home prices have increased by approximately 188% since 2010, far outpacing household income growth. Rising demand, limited housing inventory, and sustained population growth have made homeownership increasingly difficult for many first-time buyers and working families.

🏢 Rent Growth

Median rents have risen by approximately 127% over the past decade. Increasing rental costs have reduced household purchasing power and made it more challenging for renters to save for homeownership or build long-term financial stability.

👥 Population Growth

Washington County's population has grown by approximately 54% since 2010, making it one of Utah's fastest-growing regions. Continued growth has increased demand for housing while placing additional pressure on transportation, schools, healthcare, and public infrastructure.

🏗 Housing Supply

Residential construction remains active, with approximately 1,600–1,900 new housing permits issued annually. Despite continued development, housing production has generally not kept pace with long-term population growth, contributing to ongoing affordability challenges.

💵 Mortgage Affordability

Higher home prices and rising interest rates have significantly reduced purchasing power. Today, buying a median-priced home typically requires an annual household income well above the county median, placing homeownership beyond the reach of many first-time buyers and essential workers.

🏡 Housing Cost Burden

Thousands of households spend 30% or more of their income on housing, while many spend over 50%. Rising housing costs leave less income available for healthcare, education, childcare, transportation, savings, and other essential needs.

Download Infograhic

Sources

U.S. Census Bureau, Decennial Census (2010 & 2020)
U.S. Census Bureau, American Community Survey (ACS) 5-Year Estimates (2010–2024)
U.S. Bureau of Labor Statistics (BLS), Occupational Employment and Wage Statistics (OEWS)
U.S. Department of Housing and Urban Development (HUD)
Federal Reserve Economic Data (FRED), Mortgage Market Data
Utah Department of Workforce Services (DWS)
Utah Housing Corporation
Washington County and local municipal planning departments
Washington County Continuum of Care (CoC)
Regional housing market reports and Multiple Listing Service (MLS) data (2025–2026)

Key Findings

Home prices have increased approximately 188% since 2010, substantially outpacing the approximately 67% growth in median household income, resulting in a widening affordability gap for prospective homebuyers.
Median rents have increased approximately 127% since 2010, placing increasing financial pressure on renters and reducing opportunities for households to save toward homeownership.
Washington County's population has grown by approximately 54% since 2010, significantly increasing demand for housing, infrastructure, schools, healthcare, and public services.
Residential construction has remained strong, averaging approximately 1,600–1,900 housing permits annually in recent years; however, housing production has generally not kept pace with long-term population growth and demand.
Purchasing a median-priced home now requires an estimated annual household income that exceeds the earnings of many essential workers, including teachers, first responders, healthcare professionals, and numerous skilled trades and service occupations.
Housing cost burden continues to affect thousands of households, with many spending 30% or more of gross household income on housing, and a significant number experiencing severe cost burden by spending 50% or more.
The combined effects of rapid population growth, rising housing costs, and limited attainable housing options have expanded affordability challenges beyond traditionally low-income households to include many workforce and middle-income families.
Addressing these trends will require coordinated efforts to expand housing supply, increase housing diversity, support workforce housing, preserve existing affordable housing, and promote responsible, sustainable community growth.

Economic & Workforce Impact

👷 Workforce Shortages

Housing affordability is increasingly affecting employers' ability to recruit and retain qualified workers. As housing costs rise, many essential employees—including teachers, healthcare professionals, first responders, and service workers—face greater challenges living near their jobs, contributing to workforce shortages and higher turnover.

🏢 Business Recruitment

A strong housing market is essential to economic growth. Businesses considering expansion or relocation evaluate whether employees can afford to live in the community. Expanding attainable housing can strengthen Washington County's ability to attract investment, support local employers, and remain economically competitive.

🍎 Teacher Retention

Many educators earn salaries that fall well below the income needed to purchase a median-priced home. Housing affordability has become an increasingly important factor in recruiting and retaining qualified teachers, supporting educational continuity, and maintaining a strong public school system.

🩺 Healthcare Recruitment

Healthcare providers depend on a stable workforce to meet the needs of a growing population. Rising housing costs can make it more difficult to recruit and retain nurses, technicians, therapists, and other healthcare professionals, particularly those early in their careers.

🛡 Public Safety Staffing

Police officers, firefighters, emergency medical personnel, and other first responders are essential to community safety. Expanding attainable housing opportunities can help ensure these professionals have the opportunity to live in the communities they protect, strengthening recruitment, retention, and emergency response capabilities.

🚗 Commuting

As housing near employment centers becomes less affordable, more workers are forced to live farther from their jobs. Longer commutes increase transportation costs, traffic congestion, and infrastructure demands while reducing time available for family, recreation, and community involvement.

📈 Economic Competitiveness

Housing affordability plays a vital role in long-term economic success. Communities with diverse and attainable housing options are generally better positioned to attract businesses, support entrepreneurship, retain a skilled workforce, and sustain economic growth while preserving a high quality of life.

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Sources

U.S. Bureau of Labor Statistics (BLS), Occupational Employment and Wage Statistics (OEWS)
Utah Department of Workforce Services (DWS)
U.S. Census Bureau, American Community Survey (ACS)
U.S. Department of Housing and Urban Development (HUD)
Federal Reserve Economic Data (FRED) mortgage rate data
Utah Housing Corporation
Regional housing market reports and Multiple Listing Service (MLS) data (2025–2026)

U.S. Census Bureau, American Community Survey (ACS)
U.S. Department of Housing and Urban Development (HUD)
Federal Reserve Economic Data (FRED)
U.S. Bureau of Labor Statistics (BLS)
Utah Housing Corporation
Washington County housing market reports
Regional Multiple Listing Service (MLS) housing data (2025–2026)

Key Findings

The estimated annual household income required to purchase a median-priced home in Washington County exceeds the average earnings of many essential occupations.
Teachers, police officers, firefighters, construction workers, retail employees, and hospitality workers generally earn substantially less than the estimated income needed to afford a median-priced home.
Even occupations with comparatively higher wages, such as registered nurses, may experience affordability challenges due to rising home prices, mortgage interest rates, insurance costs, and property taxes.
The affordability gap may contribute to workforce shortages, increased employee turnover, recruitment challenges, and longer commuting distances as workers seek more affordable housing outside the immediate area.
Expanding attainable housing and workforce housing opportunities can strengthen employer recruitment efforts while supporting long-term economic stability and community resilience.

Purchasing a median-priced home in Washington County generally requires a household income that exceeds the county's current median household income.
As home prices increase, the income required for affordable homeownership rises significantly, reducing housing options for many moderate-income and first-time buyers.
Higher mortgage interest rates have further reduced purchasing power, making homeownership less attainable despite stable or modestly increasing household incomes.
Many households earning moderate or workforce-level incomes may qualify only for homes priced below the current median market price, limiting available inventory and increasing competition for attainable housing.
Expanding starter homes, attainable housing developments, workforce housing initiatives, and first-time homebuyer assistance programs can improve long-term homeownership opportunities while strengthening neighborhood stability.

Community Impact

💍 Marriage

Affordable, stable housing provides a strong foundation for long-term relationships and family formation. Rising housing costs can delay marriage by making it more difficult for young adults to achieve financial independence and establish permanent homes.

👨‍👩‍👧 Children

Children thrive in safe, stable housing that supports consistent routines, educational continuity, and healthy development. Reducing housing instability helps create stronger environments for children to grow, learn, and succeed.

❤️ Adoption

Stable housing is an important consideration for many prospective adoptive families. Expanding attainable housing opportunities can help remove financial barriers and enable more families to provide permanent, loving homes for children in need.

🎓 Education

Housing stability supports academic success by reducing student mobility and helping children remain in the same schools and communities. Affordable housing also strengthens teacher recruitment and retention, benefiting both students and school districts.

💵 Financial Stability

When housing costs consume too much of a household's income, families have fewer resources available for healthcare, childcare, education, transportation, savings, and emergencies. Attainable housing helps families build long-term financial security and resilience.

🤝 Civic Engagement

Residents who can establish long-term roots are more likely to volunteer, participate in local organizations, support schools, and engage in community life. Stable housing helps foster stronger social connections and a greater sense of belonging.

🌳 Neighborhood Health

Healthy neighborhoods are built on a diverse mix of housing opportunities that support families, workers, seniors, and young adults. Expanding attainable housing encourages community investment, supports local businesses, strengthens neighborhood cohesion, and promotes long-term economic and social vitality.

Sources

U.S. Census Bureau, American Community Survey (ACS) 5-Year Estimates (2022–2024)
U.S. Census Bureau, QuickFacts: Washington County, Utah
U.S. Department of Housing and Urban Development (HUD)
Utah Department of Workforce Services
Kem C. Gardner Policy Institute, Utah and U.S. Fertility Rates Continued Multi-Year Decline
Washington County Attainable Housing Plan
Utah Foundation housing and demographic reports
Peer-reviewed research examining the relationships between housing affordability, family formation, educational outcomes, health, and economic mobility.

Key Findings

More than half of renter households (54.5%) in Washington County are housing cost-burdened, compared with 21.6% of homeowners, illustrating the disproportionate impact of housing costs on renters.
Financial strain extends beyond housing, with 10.6% of residents living below the poverty line and 12.7% of children experiencing poverty, increasing the risk of housing instability.
Utah continues to experience a long-term decline in fertility, and a growing body of research suggests that high housing costs are one of several factors associated with delayed marriage and childbearing.
Housing affordability affects not only where people live but also their ability to build savings, support children, access healthcare, and establish long-term roots in their communities.

Download Infograhic

Home Price Growth

Key Findings

Median home prices increased from approximately $190,000 in 2010 to approximately $547,000 in 2026, representing an increase of nearly 188% over sixteen years.
The most rapid appreciation occurred between 2020 and 2022, when historically low interest rates, strong in-migration, and constrained housing inventory accelerated price growth.
Although price appreciation has moderated since 2023, home values remain substantially higher than historical norms, continuing to challenge affordability for many first-time homebuyers and workforce households.

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Sources: U.S. Census Bureau American Community Survey; Data USA. Intermediate years are trend estimates. Historical benchmarking combined with recent Washington County housing market data.

Median Household Income Growth

Key Findings

Median household income increased by approximately 67% between 2010 and 2026, rising from roughly $50,000 to an estimated $83,500.
Income growth has been steady, with median household income increasing nearly every year throughout the period.
Household incomes have not kept pace with housing costs. Despite substantial wage growth, the infographic notes that home prices increased nearly three times faster, widening the affordability gap.
Higher incomes have improved financial opportunity for many households, supporting stronger family finances and increased homeownership potential for some residents.
Economic growth has contributed to rising incomes, reflecting Washington County's expanding economy and continued population growth.
Affordability challenges remain significant, as rising home prices and housing costs continue to outpace income growth, making homeownership increasingly difficult for many first-time buyers and middle-income households.

Sources: U.S. Census Bureau American Community Survey; Data USA. Intermediate years are trend estimates.

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Price Verses Income Gap

Key Findings

Median home prices increased from approximately $190,000 in 2010 to approximately $547,106 in 2026, representing an increase of approximately 188 percent.
During the same period, median household income increased from approximately $50,000 to approximately $83,500, an increase of approximately 67 percent.
Home prices increased at nearly three times the rate of household income growth, substantially reducing purchasing power for many Washington County households.
The affordability gap accelerated most rapidly between 2020 and 2022, reflecting increased migration, historically low mortgage interest rates, constrained housing inventory, and heightened housing demand.
The estimated price-to-income ratio increased from approximately 3.8 in 2010 to approximately 6.8 in 2024, well above the commonly accepted affordability benchmark of 3.0.
Rising housing costs have disproportionately affected first-time homebuyers, teachers, healthcare professionals, first responders, service industry employees, young families, and other workforce households who often earn too much to qualify for traditional housing assistance but too little to comfortably purchase a median-priced home.
The widening gap between wages and housing costs has contributed to delayed homeownership, increased rental demand, longer commuting distances, reduced household savings, and growing financial pressure across multiple income levels.

Sources: combines historical median sale prices with recent verified market data. Household income data is based on U.S. Census Bureau American Community Survey estimates. Intermediate annual values are rounded trend estimates for visualization.

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Rent Growth

Key Findings

Median monthly rent increased from approximately $697 in 2010 to approximately $1,584 in 2024, representing an increase of approximately 127%.
Rent growth accelerated most significantly between 2020 and 2022, reflecting strong population growth, limited housing inventory, and increased demand for rental housing.
Rental costs have increased substantially faster than household incomes, placing greater financial pressure on renters across Washington County.
Higher rents have contributed to an increasing number of cost-burdened households, particularly among low-income, moderate-income, and workforce households.
Rising rental costs have reduced households' ability to save for a down payment, delaying homeownership for many first-time buyers.
Continued population growth and constrained housing supply suggest that expanding affordable rental housing and workforce housing will remain an important policy priority for Washington County.

Sources: U.S. Census Bureau, American Community Survey (ACS) 5-Year Estimates (2010–2024); Census QuickFacts; historical ACS housing tables.

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Population Growth

Key Findings

Washington County's population increased from approximately 138,115 in 2010 to an estimated 213,200 in 2026, representing an increase of approximately 54%.
The county added an estimated 75,000 new residents during the 16-year period, making it one of Utah's fastest-growing counties.
Population growth has remained strong throughout the study period, driven by natural growth, in-migration, employment opportunities, and the region's high quality of life.
Continued population growth has significantly increased demand for housing, transportation, schools, healthcare, utilities, and other public infrastructure.
Sustained residential growth underscores the importance of expanding housing supply across all price points, including affordable housing, workforce housing, starter homes, and housing for seniors and individuals with disabilities.
Long-term planning and coordinated investment in housing and infrastructure will be essential to accommodate future growth while preserving Washington County's economic vitality and quality of life.

Source: U.S. Census Bureau, Decennial Census (2010 & 2020); American Community Survey (ACS); Population Estimates Program; Washington County planning projections.

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Housing Permit Trends

Key Findings

Residential building permits increased substantially between 2010 and 2026, reflecting continued population growth and strong demand for housing.
Single-family homes continue to represent the majority of residential construction; however, multifamily development has grown at a faster rate in recent years as communities seek to expand housing options.
Permit activity accelerated significantly after 2020, driven by population growth, economic expansion, and sustained housing demand.
Despite increased construction activity, housing production has generally not kept pace with population growth, contributing to continued housing shortages and affordability challenges.
Continued investment in both single-family and multifamily housing will be necessary to meet future demand and improve housing affordability across all income levels.
Long-term monitoring of residential building permits provides an important indicator of the region's ability to respond to population growth and maintain an adequate housing supply.

Source: U.S. Census Bureau, Building Permits Survey (BPS); Washington County and local municipal building departments; U.S. Department of Housing and Urban Development (HUD).

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Affordability by Occupation

Key Findings

The estimated annual income required to afford a median-priced home in Washington County substantially exceeds the median earnings of many essential occupations.
Most workforce occupations—including teachers, firefighters, police officers, healthcare workers, retail employees, administrative professionals, and service industry workers—cannot comfortably afford a median-priced home based on current wages.
Even occupations with above-average earnings, such as registered nurses and skilled trades professionals, face affordability challenges due to the rapid increase in housing costs.
The affordability gap illustrates the growing disconnect between local wages and housing prices, particularly for households that earn too much to qualify for traditional housing assistance but too little to purchase a market-rate home.
Limited housing affordability may contribute to workforce shortages, longer commuting distances, employee recruitment and retention challenges, and delayed homeownership among essential workers.
Expanding workforce housing, increasing housing supply across multiple price points, and supporting attainable homeownership opportunities will be critical to maintaining a stable workforce and sustaining Washington County's long-term economic growth.

Source: U.S. Bureau of Labor Statistics (BLS), Occupational Employment and Wage Statistics (OEWS); U.S. Census Bureau, American Community Survey (ACS); Washington County housing market data; U.S. Department of Housing and Urban Development (HUD).

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Ownership Affordability Thresholds

Key Findings

Purchasing a median-priced home in Washington County requires an annual household income that exceeds the current median household income for many residents.
As home prices increase, the income required for affordable homeownership rises significantly, placing higher-priced homes beyond the reach of many middle-income households.
Many first-time homebuyers and workforce households face substantial barriers to homeownership due to rising home prices, required down payments, and monthly housing costs.
Households earning the local median income may qualify for homes priced below the current median market price but may have limited purchasing options in today's housing market.
Higher mortgage interest rates, insurance costs, and property taxes further reduce home affordability, even when home prices remain stable.
Expanding attainable housing, workforce housing, first-time homebuyer assistance, and down-payment assistance programs could improve homeownership opportunities for moderate-income households while strengthening long-term community stability.

Source: U.S. Census Bureau, American Community Survey (ACS); U.S. Department of Housing and Urban Development (HUD); Federal Reserve Economic Data (FRED) mortgage rate averages; Washington County housing market data.

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Burden by Income

Key Findings

Housing cost burden is most severe among lower-income households, with the highest percentage of households spending more than 30 percent of their income on housing.
As household income increases, the percentage of cost-burdened households generally declines; however, housing affordability challenges remain present across multiple income levels.
A significant share of moderate-income and workforce households continue to experience housing cost burden, indicating that affordability concerns extend beyond traditionally low-income populations.
Households experiencing severe housing cost burden have fewer financial resources available for healthcare, transportation, childcare, education, food, and emergency savings, increasing the risk of housing instability.
The prevalence of housing cost burden underscores the need for a diverse housing supply, including affordable rental housing, workforce housing, attainable homeownership opportunities, and policies that support long-term housing stability.
Reducing housing cost burden across all income levels can strengthen economic resilience, improve household financial security, and support healthier, more stable communities.

Source: U.S. Census Bureau, American Community Survey (ACS) 5-Year Estimates; U.S. Department of Housing and Urban Development (HUD); Washington County Attainable Housing Plan.

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Homelessness Trends

Key Findings

Homelessness in Washington County has generally increased over the past decade, reflecting continued population growth, rising housing costs, and limited availability of affordable housing.
Both sheltered and unsheltered homelessness have increased, with unsheltered individuals representing a growing share of the homeless population in recent years.
Chronic homelessness remains a significant concern, indicating the ongoing need for permanent supportive housing and coordinated supportive services.
Longer durations of homelessness and recurring episodes of housing instability demonstrate the importance of prevention programs, rapid rehousing, and long-term housing solutions.
Rising housing costs, limited rental availability, and increasing housing cost burdens are contributing factors that place more households at risk of homelessness.
Continued collaboration among local governments, nonprofit organizations, housing providers, healthcare systems, and community partners will be essential to reduce homelessness, improve housing stability, and expand access to affordable housing throughout Washington County.

Source: U.S. Department of Housing and Urban Development (HUD), Annual Point-in-Time (PIT) Count; Washington County Continuum of Care (CoC); Utah Office of Homeless Services; Housing Action Coalition of Washington County.

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Summary of Statistical Findings

The data presented throughout this initiative reveal a consistent trend: housing costs have risen significantly faster than household incomes, making homeownership and affordable rental housing increasingly difficult for many Washington County residents.

Since 2010, rapid population growth, strong housing demand, and limited housing supply have contributed to rising home prices and rental costs. Although the local economy has expanded and household incomes have increased, wage growth has not kept pace with housing costs, widening the affordability gap for first-time buyers, working families, and many essential workers.

The research also shows that housing affordability extends beyond homeownership. Rising rents, increasing housing cost burdens, workforce recruitment challenges, and growing demand for housing assistance all point to the broader impact that housing has on families, businesses, schools, healthcare, public safety, and the local economy.

No single factor created today's housing challenges, and no single solution will resolve them. The evidence suggests that improving affordability will require a balanced, long-term approach that expands housing supply, increases housing diversity, supports workforce housing, invests in infrastructure, and encourages responsible planning through collaboration among public, private, and community partners.

Ultimately, these findings are more than a snapshot of current market conditions—they provide a foundation for informed decision-making. By acting on reliable data and pursuing practical, evidence-based solutions, Washington County can help ensure that future generations have the opportunity to live, work, and thrive in the communities they call home.

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