The following article was written by Rachel Creed. Rachel lives and works on the Eastern Shore, providing services to the underserved members of the community. She is currently completing graduate work at George Mason University in Social Work.
The Eastern Shore of Virginia, composed of Accomack and Northampton counties, is in the midst of a housing scarcity crisis. With a total population of 45,446, there are 10,083 vacant residential units, yet only 5% are available for sale or rent (A-NPDC, 2022). This starkly contrasts with the Virginia state average of 25% (2022). Although many of these homes are abandoned, dilapidated, and condemned, a staggering 56% of unoccupied units have been designated as vacation rentals (2022). No existing regulations prohibit the number and density of these temporary rentals, and efforts to establish such regulations are actively opposed by both local and state representatives (Dalessio, 2022).
The burden of securing housing is placed on the low-income residents of the Eastern Shore. According to the ANPDC regional housing study (2022), the average rental cost for a rental unit as of 2021 was $733.00 in Northampton County and $831.00 in Accomack County. However, as of December 13th, 2023, the combined total of 18 available rental units in both counties indicates an average monthly rental cost of $1,947 (Zillow, 2023). In Northampton County, 20% of renters earn less than $10,000 annually (A-NPDC, 2022). Almost half of the residents in the region are over the age of 55, and 25% are over the age of 65 (A-NPDC, 2022). As many retire or age out of their professions, it is no surprise that 1,522 Eastern Shore residents rely upon social security income, also referred to as disability benefits, to meet their needs (SSI, 2023).
Although the Eastern Shore offers enticing opportunities for budding professionals in their chosen field, the lack of housing makes accepting employment an impossibility. In a 2021 survey, 76% of local employers reported that the absence of affordable housing has directly resulted in an uphill battle to hire and retain employees (A-NPDC, 2022). Of the 17 business entity representatives who responded, 243 employment positions could not be filled (2022), and 92 to 102 potential new hires declined employment offers because they could not find any housing on the Eastern Shore (2022).
As the search for affordable housing becomes futile, especially for elderly, disabled, and economically disadvantaged families, the typical recourse is to seek a Housing Choice Voucher (HCV), commonly referred to as Section 8 housing (A-NPDC, 2022). When the HCV waiting list is opened to the public, hopeful families flock to apply for this lifeline, desperate to escape their fate as one of the 36% of renters burdened by housing costs (2022). Unfortunately, HCVs are bordering on the same level of scant availability as traditional housing in the region. In 2021, all 504 HCV units were occupied, leaving 91 individuals on the waiting list (2022).
Substitutes for traditional housing and HCVs are, similarly, extremely limited. Zoning laws in both counties place arbitrary restrictions on the construction of multi-family housing complexes, maximum occupation density, and the placement of mobile homes and accessory dwelling units (ADUs) (A-NPDC, 2022). An ADU is essentially when part of an existing property is converted into additional housing apart from the primary residential structure. For example, if one were to rent out their basement or place a tiny home for rent in their backyard, these would be considered ADUs.
Accomack County zoning laws prohibit the establishment of ADUs in any residential district (2022). In both residential and agricultural districts, individuals seeking to install a mobile home are required to secure a $400.00 special use permit (SUP) (Accomack County, 2022; A-NPDC, 2022). The prospective homeowner must then interview all residents within 500 feet of the proposed structure to obtain their opinions on the placement of the mobile home (A-NPDC, 2022). The existing residents’ opinions must then be submitted to supplement the SUP (2022). While Northampton County’s zoning laws are less defined, they share a comparable arbitrariness with Accomack County as they stand united in direct contrast to the zoning codes observed in the remainder of the state (2022).
So, what’s left? While Virginia’s population has grown by 247% in the last century, the population of the Eastern Shore has decreased by 31% (A-NPDC, 2022). In the next 50 years, the sun will have set on the aging population of the Eastern Shore, leaving the minuscule and ever-dwindling population of working-aged adults behind. It has almost become a rite of passage for the Eastern Shore’s youths to permanently relocate following their graduation from high school. They attend colleges, establish careers, and raise families in cities and towns that offer affordable housing options.
This problem will persist and escalate until the Eastern Shore is transformed into a deserted remnant of the vibrant community it once embodied, leaving generations of history and familial connections in its wake. Its replacement will be the wealthy vacationers from cities and suburbs, temporarily occupying empty homes before they return to their bustling lives. The need for reformative action is imperative. These may be our final chances to advocate for the reformation of zoning laws, restrictions upon vacation rentals, and the prioritization of the permanent residents of the Eastern Shore. Our basic human right to housing is not temporary, our communities are not temporary, and we are not temporary.
References
Accomack County. (2022). Tax and Fee Compendium. County of Accomack, VA. https://www.co.accomack.va.us/home/showpublisheddocument/16912/638163674537170000
A-NPDC. (2022). Accomack-Northampton Planning District Commission: Eastern Shore of Virginia Regional Housing Study. Eastern Shore Of Virginia Housing Alliance; Accomack-Northampton Planning District Commission. https://www.esvaplan.org/wp-content/uploads/2022/04/Housing-Study-w-Appendices-4.18.22-pdf.pdf
Dalessio, D. (2022). Short-term Rentals, Long-term Headaches. Cbes Shoreline. http://www.capecharlesmirror.com/short-term-rentals-long-term-headaches/
Northampton County. (2021). Northampton County Planning and Zoning Fee Schedule. County of Northampton, Virginia. https://cdnsm5-hosted.civiclive.com/UserFiles/Servers/Server_14877142/File/Government/Departments_Elected%20Offices/Planning,%20Permiting%20&%20Enforcement/Zoning%20Fee%20Sheet%202022.pdf
SSI Recipients by State and County, 2022 – Table 3 – Virginia. (2023). [PDF]. https://www.ssa.gov/policy/docs/statcomps/ssi_sc/2022/va.pdf
Zillow. (2023). Rental Listings. Zillow; Zillow, Inc. http://tinyurl.com/47aue9j7
Well said Rachel. The need for affordable housing should be of utmost importance to all residents of the Eastern Shore. As you stated the legacy residents are “aging” out and the younger ones are leaving and soon there will only leave a wealthy demographic with no one to serve them. And how long is that going to last!
“The need for reformative action is imperative. These may be our final chances to advocate for the reformation of zoning laws, restrictions upon vacation rentals, and the prioritization of the permanent residents of the Eastern Shore“
This is both well written and well-researched. Elected officials need to prioritize the needs of the people who live here, and show the courage to use their authority to do something, now! No more saying “we need more information. Rachel has given you everything you need to address the needs of people who live here.
Thank you, Rachel, for researching and writing this, and thank you, Mirror, for sharing with us. The data does not lie.
Thank you for finally saying this. All the boomers may be happy with the way things are, but for younger people, we will never be able to live here. The inventory is nothing, and even so, we could not afford the prices that are being gouged by the tourist money grabbers. That is why we all leave.
I really believe the collapse of this current rental / housing boom is coming. 100% increases in property values over a 4 year period is not sustainable! We are already seeing huge price drops on properties and listing that just aren’t selling!
The shore / Cape Charles just doesn’t have enough draw for most families to support this boom! The town of Cape Charles can’t handle the volume of transients it gets now in the summer (small beach, long waits at restaurants, bad service because of staff shortages). Short term rental property inventory is growing daily but it seems the renter demand is slowing.
Homes that are being built just as an investment for well over a million dollars are going to be the first to feel the down fall. Those homes will cut their rates to get occupancy or add amenities like golf carts, pools, gamerooms, firepits, etc…oh and you better have a bay view.
The trickle down affect will cause rental prices to drop because of the competition. Which in turn will cause the slow collapse of the housing market. Real-estate all ways works in cycles!
This is reminder to the full time residents of Cape Charles and the rest of the Shore…we are the one who can vote in the local elections. The part-time/absentee owners cannot!!
Vote for caps on STRs.
Don’t forget the illegal immigrants Joe Biden and Karmela Harris are allowing to flood across the open southern border to swell the ranks of the DEMOCRAT party – they get to vote, too, while you have to provide them with free food, free medical care and free housing, which will take care of filling those McMansions you are talking about.
Funk China-Joe and Kamal-Toe too!
Is there a way for the issue of STR regulations to be on the ballot? Because you are 100% correct about only full time residents, who are the ones affected, get to vote.
It may not be on the ballot but we can vote for candidates that want caps / limitations on STRs.
How would this get on the ballot?
Place Issue on Ballot
The Virginia Department of Elections (ELECT) designed the referendum petition form to assure that all required information was provided by petition signers. In addition, the bulletins listed below were prepared for use by citizens interested in placing an issue on the ballot in a county, city or town.
Referendum Provisions – In General
This bulletin was prepared to assure compliance with the provisions of §§ 24.2-684 and 24.2-684.1. The petitioner must determine whether or not Virginia Law allows the issue to appear on the ballot. See Local Issues below.
Statewide Issues
Requires legislation to be enacted by the General Assembly. Voters cannot circulate petitions for any question to appear on the ballot statewide.
Local Issues
Local issues are permitted to be placed on the ballot only if the question is authorized by statute or by charter. In such cases the question is specifically stated in either the county, city or town charter or in the section of the Code of Virginia that permits the question.
You can determine which issues are permitted by law by going to https://law.lis.virginia.gov/vacode and submit a search using the keyword: “referendum”.
The Code section that authorizes the issue also will specify if it can appear on the ballot as a result of voter petition.
Initiative Referendum
Voter petition for an initiative referendum is permitted ONLY if the county, city or town charter includes provisions allowing voters to circulate petitions for such an issue.
The charter also would provide the procedures to be followed, including the number of signatures required, the deadline for filing, restrictions on types of questions permitted, etc.
Compliance with the provisions of §§ 24.2-684 and 24.2-684.1 also is required.
https://www.elections.virginia.gov/election-law/place-issue-on-ballot/
Why on Earth should anything be done to provide housing for ‘Come-Heres’?
Please turn the lights off when you leave Mr. Bell.
“Indian Chief, “Two Eagles,” was asked by a white government official, “You have observed the white man for 90 years. You’ve seen his wars and his technological advances. You’ve seen his progress, and the damage he’s done.”
The Chief nodded in agreement.
The official continued, “Considering all these events, in your opinion, where did the white man go wrong?”
The Chief stared at the government official for over a minute and then calmly replied. “When white man find land, Indians running it. No taxes, No debt, Plenty buffalo, Plenty beaver, Clean Water; Women did all the work, Medicine man free. Indian man spend all day hunting and fishing; All night having sex.”
Then the chief leaned back and smiled. “Only white man dumb enough to think he can improve system like that.”
As a younger police officer on the Shore, I look every day for houses north and south of the Shore because I can’t afford to live here anymore. The charm is gone, the prices are exponentially higher than what my salary plus my fiancée’s can buy, and it’s nothing but narrow-minded locals and out of state money that runs the show. Those of us that are mid-career or starting out aren’t going to make it to retirement. I don’t think I can stay even another year. I wish something had been done 5 years ago to stop or manage the growth (which we didn’t need or want).
Those of you in my same shoes- I really wish you guys luck. It’s not in the cards for us to stay anymore.