GETTING RURAL RIGHT IN THE AMERICAN HOUSING SURVEYAmerican Housing Survey User ConferenceMarch 8, 2011Washington DC

GETTING RURAL RIGHTThe Housing Assistance Council (HAC)

GETTING RURAL RIGHTThe American Housing SurveyThe American Housing Survey is one of the most detailed and valuable sources of information on our nations housing stock. However;

The AHS has substantial shortcomings and limitations concerning its coverage and reporting of rural households

The research hopes to inform improvements for reliability and coverage of rural housing units for future American Housing surveys.

GETTING RURAL RIGHTThe American Housing SurveyRural Households in the AHS

Household residence (rural status) within the AHS Public Use File (PUF) is typically indicated through the METRO3 variable.

Several issues substantially limit the quality, availability, and accuracy of rural household information in the AHS.

GETTING RURAL RIGHTThe American Housing SurveyRural Households in the AHS (continued)

METRO3 presents outdated geographic status.

To maintain longitudinal and confidentially aspects, unit location geography in the survey has not changed since 1980.

Not only have actual geographies changed, but many of the underlying concepts defining these concepts are also outdated.

GETTING RURAL RIGHT

GETTING RURAL RIGHT

GETTING RURAL RIGHTWhat is Rural? What is Rural?

Rural areas share common characteristics of comparatively few people living in an area, limited access to large cities, and considerable traveling distances to market areas for work and everyday-living activities.

But rurality exists along a continuum, and varies widely based on factors such as proximity to a central place, community size, population density, total population, and various social and economic factors.

GETTING RURAL RIGHTWhat is Rural?

Chart1

94.9

93.9

92.7

92.8

91.2

89.2

84.6

80.2

74.3

71.8

64.9

60.4

54.4

48.8

43.9

43.5

36

30.1

26.3

26.3

24.8

22

22

Rural Population

Percent of the Population

Rural Population, 1790-2009

Sheet1

Column1Rural Population

179094.9

180093.9

181092.7

182092.8

183091.2

184089.2

185084.6

186080.2

187074.3

188071.8

189064.9

190060.4

191054.4

192048.8

193043.9

194043.5

195036

196030.1

197026.3

198026.3

199024.8

200022

201022

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GETTING RURAL RIGHTWhat is Rural? What is Rural? (continued)

Public agencies and researches have used combinations of these factors to define rural areas and designate population as rural.

These rural classifications are far from synonymous or mutually exclusive concepts.

GETTING RURAL RIGHTWhat is Rural? The Example of Poverty

Census Defined Rural Areas and Nonmetropolitan counties are often viewed as similar concepts when characterizing rural

However, they vary widely in underlying concepts and characteristics.

For example, poverty is higher than the national rate in Nonmetropolitan areas, but lower than the national rate in Census Defined rural areas.

GETTING RURAL RIGHTThe Example of Poverty

Chart1

0.134United StatesUnited StatesUnited StatesUnited States

Urban - Rural0.1410.111Urban - RuralUrban - Rural

Metropolitan- NonmetropolitanMetropolitan- NonmetropolitanMetropolitan- Nonmetropolitan0.1290.164

US

Urban

Rural

Metropolitan

Nonmetropolitan

Percent in Poverty

Poverty by Rural/Urban and Metropolitan Status, 2009

Sheet1

USUrbanRuralMetropolitanNonmetropolitan

United States13.4%

Urban - Rural14.1%11.1%

Metropolitan- Nonmetropolitan12.9%16.4%

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GETTING RURAL RIGHTMethodsMethods

The research incorporates several different rural classifications into the 2009 AHS (and ACS) to provide a more comprehensive assessment of residence patterns within the survey.

Researchers identified housing units in the survey on the basis of their location in respect to several different concepts of rurality and rural character.

GETTING RURAL RIGHTMethodsMethods (continued)

Findings present basic housing and unit characteristics for each rural definition, along with differences, advantages, and disadvantages for each of the concepts within the context of the survey.

Rural-centric approach

**Preliminary Findings. Some figures are from the 2009-2005 American Community Survey (ACS), while the a more detailed analysis of 2009 AHS is being completed.

DEFINITIONS AND CONCEPTS OF RURAL

GETTING RURAL RIGHTMethodsSelected Rural Definitions

There are countless definitions used to identify rural populations and territory.

The research selected four (4) primary classifications that vary widely in their methods, scope, and application.

GETTING RURAL RIGHTOMB Metropolitan StatusOMB Metropolitan Statistical Areas

Among the more widely used definitions for programmatic and research purposes

County based geography

Measure based on population density and commuting. Is largely a measure of connectivity to a core based economic area

Pros:Popular and widely used, easy to understand. Geography is commonly identified with. Cons: Lacks Precision.Not as good a proxy for rural as it used to be.

GETTING RURAL RIGHTOMB Metropolitan Statistical Areas

OMB Outside Metropolitan Statistical Areas

49,350,228 population

16.3 % of the population

75 % of the US land mass

Chart1

106.383.7

Outside Core Based Areas

Micropolitan

Metropolitan

Percent of the Population

Population

Sheet1

Outside Core Based AreasMicropolitanMetropolitan

Category 1106.383.7

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75

25

Sales

Land Area

Sheet1

Sales

Outside Metropolitan75

Metropolitan25

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GETTING RURAL RIGHT

GETTING RURAL RIGHTThe Example of San Bernardino County, CA

GETTING RURAL RIGHTCensus Defined Rural AreasCensus Defined Rural Areas

The Census Bureau classifies rural as all territory, population, and housing units located outside Urbanized Areas (UAs) and urban clusters (UCs).

Block based geography

Census definition based largely on population density

Pros: Widely used and easily accessible. Sub-county precision

Cons: Not easily identified or associated with. Residual either or definition. Possibly too expansive.

GETTING RURAL RIGHTCensus Defined Rural Areas

Census Defined Rural Areas

69,261,165 population

22.9 % of the population

97 % of the US land mass

Chart1

22.977.1

Rural

Urban

Percent of the Population

Population

Sheet1

RuralUrban

Category 122.977.1

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Chart1

3

97

Sales

Land Area

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Sales

Urban3

Rural97

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GETTING RURAL RIGHT

GETTING RURAL RIGHTUSDA Rural Development Eligible AreasUSDA Rural Development Eligible Areas

The USDA-RD definition is a sub-county classification denoting eligibility for affordable housing programs that USDAs Rural Housing Service administers.

Generally includes open country or rural towns with no more 20,000 in population.

Pros: Not based on county or tract boundariesProvides a more precise indicator of rural territory and population.

Definition is familiar to rural housing practitioners and policy makers. Has been the basis of USDAs affordable housing programs and efforts for decades.

Cons: Lesser known and complex definition. Not easily accessible

GETTING RURAL RIGHTUSDA Eligible Areas

USDA Eligible Areas

104,924,717 population

34 % of the population

97 % of the US land mass

Chart1

3466

Usda Eligible Areas

USDA Ineligible Areas

Percent of the Population

Population

Sheet1

Usda Eligible AreasUSDA Ineligible Areas

Population3466

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3.3

96.7

Sales

Land Area

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Sales

USDA Ineligible3.3

USDA Eligible96.7

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GETTING RURAL RIGHT

GETTING RURAL RIGHTSmall Town and Rural based on Housing DensitySmall Town and Rural Definition (Housing Density)

Alternative rural definition based on housing density (housing units per sq. mile) and commuting. Tract level geography.

Includes five categories; urban, exurban, suburban, small town, and rural. Collapsed into 3 categories

Pros: Delineates important suburban and exurban areas. Sub-County geography provides greater precision.

Cons: Not easily accessible or well known. Multiple categories

GETTING RURAL RIGHTSmall Town and Rural (Housing Density)

Small Town and Rural (Density)

64,953,557 population

21.5 % of the population

90 % of the US land mass

Chart1

14.37.26.922.249.2

Small Town

Rural

Urban

Exurban

Column1

Percent of the Population

Population

Sheet1

Small TownRuralUrbanExurbanColumn1

Population14.37.26.922.249.2

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10

90

Sales

Land Area

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Sales

Urban and Suburban10

Small Town and Rural90

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GETTING RURAL RIGHT

PRELIMINARY FINDINGS

GETTING RURAL RIGHTTotal Housing Counts

Chart1

1923165925148205

2575119532236582

39409340USDA Eligible Areas

24736193Small Town & Rural

ACS (2000 Geography)

AHS (1980 Geography)

Housing Units

Occupied Housing Units, 2009

Sheet1

ACS (2000 Geography)AHS (1980 Geography)

Outside Metro1923165925148205

Census Defined Rural2575119532236582

USDA Eligible Areas39409340

Small Town & Rural24736193

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GETTING RURAL RIGHTHousing Tenure

Chart1

7327

82.117.9

76.823.2

72.827.2

Homeowner

Renter

Housing Tenure

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HomeownerRenter

Outside Metro7327

Census Defined Rural82.117.9

USDA Eligible Areas76.823.2

Small Town & Rural72.827.2

GETTING RURAL RIGHTStructure Type

Chart1

14.7

16.1

13.9

14.4

Lacking Plumbing

Percent

Manufactured Homes , 2009

Sheet1

Lacking Plumbing

Outside Metro14.7

Census Defined Rural16.1

USDA Eligible Areas13.9

Small Town & Rural14.4

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GETTING RURAL RIGHTHousing Affordability

Chart1

29.2

27.6

30

29.8

ACS (2000 Geography)

Percent Cost Burdened

Cost Burdened Households , 2009

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ACS (2000 Geography)

Outside Metro29.2

Census Defined Rural27.6

USDA Eligible Areas30

Small Town & Rural29.8

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GETTING RURAL RIGHTCrowding

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2.1

1.8

1.4

1.6

Crowded Units

Percent Crowded

Household Crowding , 2009

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Crowded Units

Outside Metro2.1

Census Defined Rural1.8

USDA Eligible Areas1.4

Small Town & Rural1.6

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GETTING RURAL RIGHTHousing Quality

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0.7

0.7

0.6

0.7

Lacking Plumbing

Percent Lacking Plumbing

Lacking Plumbing , 2009

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Lacking Plumbing

Outside Metro0.7

Census Defined Rural0.7

USDA Eligible Areas0.6

Small Town & Rural0.7

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GETTING RURAL RIGHTHousing Quality

Chart1

0.40.60.8MetropolitanMetropolitanMetropolitanMetropolitanMetropolitanMetropolitanMetropolitanMetropolitanMetropolitan

Census Defined Rural/UrbanCensus Defined Rural/UrbanCensus Defined Rural/Urban0.40.7Census Defined Rural/UrbanCensus Defined Rural/UrbanCensus Defined Rural/UrbanCensus Defined Rural/UrbanCensus Defined Rural/UrbanCensus Defined Rural/UrbanCensus Defined Rural/Urban

USDA Eligible AreasUSDA Eligible AreasUSDA Eligible AreasUSDA Eligible AreasUSDA Eligible Areas0.40.6USDA Eligible AreasUSDA Eligible AreasUSDA Eligible AreasUSDA Eligible AreasUSDA Eligible Areas

Small Town & RuralSmall Town & RuralSmall Town & RuralSmall Town & RuralSmall Town & RuralSmall Town & RuralSmall Town & Rural0.50.40.50.51

Metropolitan

Micropolitan

OCBSA

Census Defined Urban

Census Defined Rural

USDA Ineligible Areas

USDA Eligible Area

Urban

Suburban

Exurban

Small Town

Rural

Percent Lacking Plumbing

Lacking Plumbing , 2009

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MetropolitanMicropolitanOCBSACensus Defined UrbanCensus Defined RuralUSDA Ineligible AreasUSDA Eligible AreaUrbanSuburbanExurbanSmall TownRural

Metropolitan0.40.60.8

Census Defined Rural/Urban0.40.7

USDA Eligible Areas0.40.6

Small Town & Rural0.50.40.50.51

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GETTING RURAL RIGHTFindings Preliminary Finding #1

THERE IS NO PERFECT DEFINTION OF RURAL!

GETTING RURAL RIGHTFindings Preliminary Finding # 2 (reactive)

Current geographic components and concepts within the AHS are outdated and woefully inadequate.

Current residence coding schemes render the AHS public use files practically useless for any meaningful analysis of rural housing conditions.

GETTING RURAL RIGHTFindings Preliminary Finding # 3 (proactive)

Smaller units of geography increasingly provide a more precise indicator of rural character.

Reduced reliance on county level geography.

Scope is just as important as scale.

Continually assess and tweak data to more accurately define rurality. (Goldie Locks analysis).

GETTING RURAL RIGHTFindings Preliminary Recommendation # 1 (reactive)

HUD and the Census Bureau should remedy the current inadequacies of geographic classifications endemic in the AHS public use file.

The agencies should (reasonably) relax policies that inhibit the updating of geographies in the current AHS Public Use File.

Going forward, the survey should allow for geographic changes when updates are available.

GETTING RURAL RIGHTFindings Preliminary Recommendation # 2 (proactive)

HUD and the Census Bureau should consider incorporating multiple geography variables within in the AHS.

Give Data Users more options within the survey.

Indicators should include different and varying concepts of residence. (Census Defined Urban/Rural, Updated OMB Classifications, other potential indicators).

GETTING RURAL RIGHTFindings Preliminary Recommendation # 3 (proactive)

Dont forget rural America!

Were not just a residual

GETTING RURAL RIGHTwww.ruralhome.org

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