In a recent survey, 93% of respondents reported varying degrees of struggles when attracting skilled workers to Greenwood specifically due to limited housing.
The Greenwood Housing Needs Study, initiated by real estate agent Pam Powers, concerns housing needs for workforce recruitment. The Buckhorn Group, a Jackson consulting firm, conducted the study between Nov. 13 and Dec. 6, with 61 local people participating.
Powers and her team already knew the lack of housing for employees was a problem. She said the study confirmed the type of housing for which those involved in real estate should be advocating. She said that it’s easy to say “This is what we have” but not “This is what we don‘t have.”
More than 75% of survey participants have lived in Greenwood for more than 10 years, and more than half have worked for their companies for more than 10 years.
Recruiters were asked workforce-specific questions, and employees were asked for their personal thoughts. Overall, 61% of respondents described available housing in Greenwood as poor, with none calling it good or excellent.
Few survey respondents said cost was the big issue. The majority agreed that the main problem was a lack of available rental units and poor quality of those that were available. When asked about their ideal rent range, the most popular answer was greater than $900 to $1,200 a month. Given the opportunity to choose the type of housing most beneficial to them, participants favored upscale condominiums, townhomes and apartments.
Of the respondents, 72% said that market-rate, or unsubsidized, housing is important to the success of their businesses and that they would support zoning changes that would prioritize it over low-income housing or historic preservation. They also believe that increasing the supply of upscale rentals in downtown Greenwood would help attract and retain employees.
Powers said downtown is an “inviting market” for renovating apartments in order to recruit professionals. The survey didn’t just show a housing need for employees, however. Results bring attention to missing middle-income housing, the need for newer starter homes and more options for middle-income families and older adults.
When asked for personal feedback on changes in housing that would help businesses, some said better affordability or modernity. One respondent said that “socioeconomic conditions” contribute to the “brain drain” Greenwood sees yearly as educated people continue to leave the Delta.
The Buckhorn Group stated in the study’s conclusion that turning existing properties into upscale rentals or condominiums could address the shortage while also preserving Greenwood’s character.
Powers plans to share survey results with potential developers and investors in the hopes of encouraging development downtown. She said she hopes that the study could be a model for other towns in Mississippi.
“Our struggles are not much different from anywhere else in the country,” said Powers. “But we have the people and infrastructure to solve those struggles.”
- Contact Marissa Wiley at 662-581-7224 or mwiley@gwcommonwealth.com.
