Tackling Housing Attainability in Hamilton County

In 2021, the Noblesville Housing Authority, HAND Inc. (Hamilton County Area Neighborhood Development), and Westfield Washington Township commissioned a study of housing in Hamilton County, a requirement of their Community Development Block Grant funding, that found the following:

• In 2019, one of every five jobs in Hamilton County paid an annual wage below $15,000. About one of every three jobs paid below $40,000 a year.  
• Furthermore, the five most common Hamilton County occupations (fast food/counter workers, retail sales, customer service representatives, office clerks, and laborers/ stocking/ freight) all paid an average estimated gross annual income of $34,528 for an individual.
• For families earning below $65,280 a year, the study concluded that homeownership is “relatively out of reach.”

The study’s overall assessment was troubling: A lack of homes affordable to Hamilton County residents working the area’s most common occupations would disrupt the larger community’s ability to retain, expand and attract more businesses.

In response, Hamilton County Community Foundation (HCCF) is working to change that, alongside partners like Community Housing Solutions, HAND Inc., Prevail Inc. and several other organizations. 

Community Land Trust

Most recently, consultant Michael Osborne was hired to start the 14-month long process of creating a community land trust (CLT) in Hamilton County. CLTs are nonprofit organizations that own land and lease it to low- and moderate-income homebuyers.

Osborne, Principal at i3 Community Housing Solutions, said a major component of the CLT would be what’s called a buyer-initiated acquisition program – “basically homebuyer assistance on steroids.”

“Say you’re an eligible buyer,” he continued. “You approach the CLT board and say, ‘We’re on a modest income. We’d like to buy in Hamilton County, but we can’t afford it.’ If you are approved, the CLT gives you a commitment for downpayment assistance.

“Ultimately, when you close on a house, you own the house and the CLT owns the land underneath. Down the road, when you sell the house, the downpayment assistance the CLT provided comes out of the sale price and reverts to the CLT so it can make another property more affordable.”

Osborne was initially hired by HAND Inc. in 2023 to look at national models and best practices, engage with local stakeholders, and figure out how to structure a CLT that would work best in Hamilton County. He put together a framework, including what the CLT would do, what its programming and projects could be, and how it would be funded.

Osborne has been working from HCCF’s Collaboration Hub. The foundation will also provide a location for the CLT’s 30-member organizing committee to convene with lenders, developers, elected officials and others. HCCF also has agreed to do the legal work needed to create the land trust.

Osborne said HCCF has another important role to play – as a voice and advocate for broad policy change.

“If they can write checks, if they can tap dollars and focus philanthropic dollars, that’s even better,” Osborne said. “But I think that they’re cofounding the community land trust because they know it’s important and that it can bring people together.”

In addition to advocating for housing across the county, HCCF is directly supporting housing projects and nonprofits through its multi-year partner and competitive grant cycles.

Housing for Survivors of Abuse

Greater access to affordable housing has implications well beyond simple home ownership. In cases of domestic abuse, stable housing isn’t just a goal; it’s an urgent and critical need.

The leaders at Noblesville-based nonprofit Prevail are using a three-year, $120,000 grant from HCCF to advance its comprehensive housing plan for survivors of domestic violence, sexual assault, stalking, harassment, and other crimes.  

“I think what was so important for HCCF is that we were really looking at this as an opportunity to expand housing opportunities at all levels for survivors of crime and abuse,” said Prevail Executive Director Tami Wanninger.

In 2024, Prevail served 3,168 individuals through its programs and services, according to Wanninger.  

The funding from HCCF will enable Prevail to strengthen housing case management services, expand data reporting capabilities, and initiate Hamilton County’s first trauma-informed transitional housing program for survivors.

Since 2020, Prevail has developed a flexible, survivor-centered housing approach that acknowledges the limitations of traditional, one-size-fits-all models. Too often, the lack of safe, stable housing forces survivors to remain in or return to dangerous situations. Prevail focuses on providing the right solution at the right time, tailored to meet the unique needs of each survivor and their family.

“This transformative, long-term partner grant represents far more than funding – it is a powerful investment in the safety, stability, and future of survivors of crime and abuse in our community,” Wanninger said.  “With the HCCF’s support, Prevail will expand access to secure housing options – removing one of the biggest barriers our clients face as they begin their healing journey.”