YVHA Fact Sheets

YVHA Fact Sheet


Fact Sheet

2024 AMI Fact Sheet

2024 AMI

Fact Sheet

To view the fact sheets in an interactive flipbook, click on the document image.  To download the full PDF click the “Download PDF” button.

En español

YVHA fact sheet en español

Hoja informativa de YVHA

2023 AMI fact sheet en español

Hechos de 2024 AMI

Quick Facts for the Yampa Valley Housing Authority (YVHA)

We know how to leverage funds, get grants, and develop public-private partnerships. For every dollar we invest, we bring 31 dollars from outside the community into Routt County.

  • Availability: YVHA increases the availability of housing for our workforce by leveraging the housing mill levy and partnering with developers to increase the number of affordable and attainable homes.
  • Affordability: YVHA provides diverse housing options our workforce can afford.
  • Stability: Safe, stable, affordable housing is a foundational element of health equity, and is necessary for a successful and healthy community.
  • Mobility: Spending 30% or less of one’s income on housing creates an environment where individuals can save for future homeownership.

Since 2016, YVHA has invested $4.5 million to create $103 million in housing developments; this includes federal, state, and philanthropic grants and tax credits equaling $47.8 million. With the community’s mill levy revenue, public private partnerships, tax credits and grants, YVHA has built 285 new homes at The Reserves, Alpenglow Village, Sunlight Crossing and Angler’s Four Hundred housing developments.

With YVHA’s financing capabilities, for every community dollar spent, YVHA brings $10 from outside financing sources to further affordability.
For the new housing developments. the average cost per unit is $361,581. Future units are projected to be $466,000 given increased costs.
On average, YVHA subsidizes units at about $15,877 per unit.

  • The Reserves – YVHA invested $400,000 community dollars in partnership with Overland Property Group to build a $15 million 48-unit property for low-income residents which has been available since 2017. Residents living here include restaurant support workers, cooks, entry-level grocery workers, patient care providers, and preschool teachers.
  • Alpenglow – YVHA invested $525,000 community dollars in partnership with Overland Property Group to build a $23.8 million 72-unit mixed-income apartment complex. Residents here might include cooks, landscape workers, medical assistants, bus drivers, teachers, police officers, and nurses. Available since 2020.
  • Sunlight Crossing – YVHA leveraged $1.6 million to create a $33.2 million development with Gorman & Company, a housing developer. This project is designed for middle income households, as there is a significant local shortage in housing that is available and affordable to people in the 80 – 120% AMI range. There are also 22 market-rate units. Residents might include teachers, nurses, firefighters, physical therapists, and sworn police officers.
  • Anglers Four Hundred – YVHA partnered with Overland Property Group to leverage its local investment of $2 million to bring roughly $14 million in state and federal tax credit equity to fund the development of this new community. This project delivers 75 rental apartments. Residents might be cooks, bartenders, servers, bus drivers, landscape workers, and teachers, among others. Available early 2024.
  • Mid Valley coming in 2025. YVHA owns the 11-acre Mid Valley property thanks to a generous donation. YVHA was also awarded a $4 million grant through Colorado Division of Housing’s Transformational Affordable Housing Grant program. YVHA will leverage $2.34 million dollars in community investment with its $10 million in combined state and philanthropic grants, to create an $110 million dollar housing development thanks to a partnership with Lone Tree Trust, LLC. Mid Valley will include 150 rental apartments and 84 condominiums, priced for middle-income households. All for sale units will be deed-restricted and will target members of the local Routt County workforce of those retired from the local workforce.

Since its creation, YVHA has worked to purchase, manage and upgrade existing affordable housing.

  • Hillside Village Apartments – Formerly owned by the Regional Affordable Living Foundation (RALF), YVHA acquired the Hillside Village Apartments in 2007. The complex consists of one- and two-bedroom units geared toward low-income households making up to 80% of Area Median Income (AMI). Residents might include cooks and restaurant support folks, entry-level grocery workers, and medical assistants. YVHA manages this property and it always has a waitlist.
  • Fish Creek Mobile Home Park – In 2007, YVHA acquired this community with the help of a low-interest loan from the City of Steamboat Springs. Since the acquisition, YVHA has invested in upgrading the underground infrastructure within the Park and continues to invest in upgrading the above-ground utilities. The Park contains 68 lots. Each resident owns their own home and pays an affordable lot rent to YVHA. Ownership of homes is restricted to households who work in Routt County and use the property as their sole residence.
  • Whitehaven Mobile Home Park – YVHA purchased this 27-unit neighborhood in 2022 with the generous contribution of two anonymous donors and favorable loans. Like the Fish Creek Mobile Home Park, each resident owns their own home and pays an affordable lot rent to YVHA. We have set up a process to upgrade the infrastructure and eventually plan to transition ownership of the property to the residents in the form of a resident-owned co-op.

YVHA uses a number of tools to build its housing developments including the Federal Low Income Housing Tax Credit, working with development partners, the housing mill levy, low interest loans and grants from federal, state and philanthropic partners.

YVHA’s Housing Navigation Program is the umbrella YVHA uses to help individuals and families locate secure and affordable long-term housing options. It includes the down payment assistance program and deed restrictions. YVHA also provides resources to promote financial education to achieve upward mobility, starting with budgeting.

YVHA is governed by a volunteer Board of Directors, appointed by the City and the County. The Board is dedicated to the strategic and fiduciary oversight of YVHA to deliver and maintain safe, affordable, and sustainable housing for the Yampa Valley.

Current Board members are:

  • Leah Wood, President
  • Michael Ann LaMotte, Vice President
  • Cole Hewitt, Secretary/Treasurer
  • Tim Corrigan, Routt County Commissioner/Ex Officio
  • Sonja Macys, Routt County Commissioner/Ex Officio alternate
  • Dakotah McGinlay, City Council Member/Ex Officio
  • Steve Muntean, City Council Member/Ex Officio alternate
  • Roger Ashton
  • Jim Beers
  • Alison Brodie
  • Catherine Carson
  • Cecilia Escobar
  • Reese Freeman
  • Kathi Meyer
  • Kate Nowak
  • Patrick Phillips
  • Lou Tortora

Other Questions

What is AMI?

 Area Median Income (AMI)

  • Using data from the U.S. Census Bureau, the Department of Housing and Urban Development (HUD) annually calculates AREA MEDIAN INCOME (AMI) This estimates median family income for every area of the country. Half of the family incomes are above the median and half are below the median. These estimates are used to calculate various income limits which are defined as percentages of the median family income. AMI varies by the number of persons in a household.
  • AMI is the metric the Yampa Valley Housing Authority (YVHA) uses to determine eligibility for all our communities and programs. YVHA also follows the traditional rule that monthly housing costs should be no more than 30% of one’s monthly gross income (i.e., income before taxes). Data for the entirety of Routt County is included in the AMI information YVHA uses. In 2024, the Routt County AMI increased by 9%.
    HUD defines LOW INCOME is anyone whose income is below 80% AMI
  • Local examples include our friends and neighbors who are elementary and preschool teachers, restaurant and grocery store workers, lift operators, bus drivers, and patient/medical assistants. HUD defines MIDDLE INCOME as anyone whose income falls between 80-120% AMI
  • Local examples include our friends and neighbors who are nurses, firefighters, and sworn police officers.

Routt County Area Median Income (AMI) Limits per Household

The chart below is sourced from the Colorado Housing and Finance Authority (CHFA) 2024 Rent and Income Limits set by County for the State of Colorado.
Routt County’s data can be found on page 26.
Effective Date: May 16, 2024

Note: Household size includes all Adults and Children.

 1 Person2 People3 People4 People5 People6 People
120% AMI$100,080$114,60$128,640$142,920$154,440$165,840
100% AMI$83,400$95,300$107,200$119,100$128,700$138,200
80% AMI$66,720$76,240$85,760$95,280$102,960$110,560
70% AMI$58,380$66,710$75,040$83,370$90,090$96,740
60% AMI$50,040$57,180$64,320$71,460$77,220$82,920
50% AMI$41,700$47,650$53,600$59,550$64,350$69,100
40% AMI$33,360$38,120$42,880$47,640$51,480$55,280
30% AMI$25,020$28,590$32,160$35,730$38,610$41,460


According to a 2022 Survey, we know we need 1,400 housing units now for existing workers.

Businesses, schools, the hospital, and non-profits cannot hire the staff they need because there is no housing workers can afford.

In anticipation of the future needs of the Steamboat Springs, the West Steamboat Springs Area Plan identified the west side of town for growth.

That is why they created the Urban Growth Boundary (UGB) in 1995.

The first phase of Brown Ranch is envisioned to deliver 1,100 units in the next ten years.

The existing short-term rental tax is dedicated to the Brown Ranch and will allow YVHA to leverage local funds to gain federal, state, and private grants.

In the state of Colorado, any new tax needs to be approved by voters.

The agreement includes the ability for Steamboat Springs to deny building permits at Brown Ranch if the City cannot fund its share of offsite infrastructure expenses, primarily US Highway 40 improvements.

According to City Attorney Dan Foote, “…There is absolutely 0% chance that the annexation agreement will cause the city to become insolvent or bankrupt…”

The Annexation agreement has strict guidelines to ensure that YVHA meets its obligations to build affordable housing, construct parks, trails, and community spaces, and contribute significant funding to city-wide infrastructure.

For example, during peak commuting hours, traffic on US Highway 40 west of downtown is a challenge that needs to be solved now, with or without Brown Ranch.

YVHA will contribute $20 million dollars through short term rental tax revenue to the City to pay for the share of impacts Brown Ranch will have to traffic on US Highway 40.

This diversity of housing types available to all types of local workers – teachers, nurses, cooks, construction workers and more – will create housing choices and encourage housing mobility through life changes.

The current plan based on a third-party, independent demand study is:

60% rental units and 40% ownership units with the following types:

  1. 65% apartments and condos
  2. 22% single family townhomes
  3. 13% single family homes

More than 40% of the annexed land area is dedicated to parks and open space, including an extension of the Core Trail from Sleepy Bear Mobile Home Park to Silver Spur. There will be no short-term rentals or second homes at Brown Ranch.

Rental units will have restrictions on annual rent increases tied to Area Median Income, which means they will not pay more than 30% of their income.

Ownership units will be deed restricted to limit appreciation while accounting for capital improvements and sweat equity owners put into their homes.

YVHA already manages deed restricted homes in Steamboat.

The master plan for Brown Ranch was developed after input from more than 3,500 individuals at 230 meetings as well as with other community stakeholders over 15 months.

YVHA created the Brown Ranch plan with the community, long before seeking development partners for public-private partnerships to build infrastructure and housing at Brown Ranch.

The City’s existing water rights are sufficient to serve Brown Ranch. After the first phase of Brown Ranch is completed in approximately 10 years, the community will need a new water treatment plant. This plant will benefit the entire community by providing redundancy for the City’s water supply in case of wildfire in the Fish Creek basin.

YVHA will provide most of the funding for this facility, in addition to paying tap fees like all development in Steamboat Springs.