Affordable Housing Gap Funding
For those that work in affordable housing, where is the greatest need for gap funding? During this current state of the economy, is it during the construction period with escalating cost from award to financial close? Or a bridge as needed between certificate of occupancy and stabilization? I know this can vary between 9% and 4% deals, but any input would be helpful.
Thanks in advance
A few points I see as someone, who, while not directly a real estate developer, is on the board of my city's Economic Development Authority so I deal with this a lot.
(1) When talking about the LIHTC program specifically, it is really challenging for many new/younger developers to carry the construction costs before the LIHTC is awarded. This is less relevant for established players, but the newer developers that are just getting into the program often struggle with this.
(2) While you are speaking specifically to LIHTC, or at least that is what it seems to me, there are other ways to develop affordable housing that runs into funding gaps too. For example, a desperately needed set of affordable housing are low cost duplexes/tris/quads, townhomes, and row homes. These are also some of the easiest for new developers to get into. However, for newer developers, it is often hard to get that initial slug of equity. It could be a great deal for all involved, but the new developer can often struggle with that equity check.
Basically, it is another construction period issue here too
Construction Period: Many states now are imposing asinine cost cap per units on the amount of credits we can get, artificially making a delta that shouldn't exist.
Pricing: Haven't closed a deal since the BBB passed, but with the 50% test going to 30%, pricing has dropped since the market is apparently flooded with credits.
Pursuit Costs: We will spend anywhere $5-$10 million just to get to a vertical close. Try to bring on a Co-GP every time but no one can take the risk.
Really? Do you mind sharing which states? I can sort of see the argument behind this, though as always I'm sure the reality of it is a nightmare.
Holy shit. Really?!?! That much? For LIHTC/Affordable?
Yup. Full CDs and a GMP is $4 million. Add in land and financing deposits you're already well over $5.
$5-10mm to break ground on an affordable deal seems way, way too high unless you're taking down the land early which not many aff. devs do and can be structured around.
in CA and we're anywhere from $1-3mm before shovels in the ground.
Yeah, and even $3 is high. $5mm being on the lower end is absolutely insane, to the point I don't think it is true.
And if you are taking down land (which I agree might be what is happening), then there are plenty of financing products for that.
I just don't know what the fuck that guy is talking about.
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