Affordable housing and what it takes: a developer’s perspective

There are many factors involved in the current affordable housing shortage, including high material and labor costs. However, developers who want to build housing that is truly affordable, especially for low-income families, also face costly hurdles and red tape to get the assistance they need to make their investments worthwhile. 

Building material costs have risen sharply since 2020 and there is a shortage of labor in the construction industry. This is true everywhere, but Door County, especially its communities at the northern end of the peninsula, has the added layer of geographical isolation.

Building materials have to be shipped from Sturgeon Bay and Green Bay, and mileage is charged accordingly, said Craig Coursin, owner of Carlson-Erickson Builders, based in Baileys Harbor. The recent closure of northern Door County’s only lumber yard will also affect builders and contractors in the area. 

Affordable housing developments adhere to the U.S. Department of Housing and Urban Development’s definition, of affordable, which is that housing and utility costs cannot exceed 30 percent of a household’s income, and that income must be less than 80 percent of the Area Median Income. 

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Leo’s notes: Door County’s housing crisis isn’t just about high costs—it’s about the nearly impossible math developers face when building for the residents who need it most. If we want more housing for households making 30–60% of the area median income, we need state and federal policy shifts that make financing less cumbersome, tax credits more robust, and local incentives easier to pair. Without those changes, too many communities will keep talking about affordability without ever building enough of it...