Comprehensive Plan - Carbondale, IL

Adopted June 22, 2010the 1970’s. The conversion of homes into rooming houses, garages into dwellingunits, and incompatible high density uses have hindered the revitalization effortsin some neighborhoods. The City and University need to work together to addressthis difficult situation.As identified in Map 4.2, Housing Tenure by Block Group, several clustered blockgroups just south of Highway 13 make up a substantial area that has zero to 20percent home ownership. This area is in the heart of the neighborhoods that surroundthe SIU campus. Smaller clusters southeast ofthis area and directly north of this area have only20 to 40 percent ownership. The high rates ofrental occupancy can make revitalization effortsin these areas difficult. Other areas within theCity that do have a higher owner occupancy ratemay be a candidate for neighborhood integrityprotection measures.Housing AgeIn some areas within the City the housingstock is older and in need of maintenanceor rehabilitation. Typically, housing needssignificant repairs after 20 years. At present, over10,000 units in the City are older than 20 years.The 1960’s and 1970’s saw a significant expansionof the residential housing stock with 6,242 unitsconstructed. Multi-family units comprised manyof the new units at that time and have provideda substantial portion of the rental pool over therecent decades. In addition to the age of theunits, many of them served as student housing,which typically increases the need for repairs andmaintenance.Until the recent addition of multi-family options,owners of rental property have had a steady poolof student renters and did not have to upgradetheir units to successfully rent them. Theconstruction of new multi-family housing willchange this dynamic and will likely require anupgrade of the older units in order for them toremain competitive.Southern Illinois University faces similar issueswith an aging housing stock. Many of theUniversity’s units were built 40 years ago andsuffer from deferred maintenance, as well. Therecent apartments built at Grand Avenue and WallStreet have been very popular as a newer housingoption offered by the University. Likewise, therehave been discussions to demolish the existingSouthern Hills housing and create new retirementhousing in order to respond to that expandingsegment of the market.Table 4.1Owner-Occupied Home SalesYear 2007-2009 Owner-Occupied Home SalesHomesSoldAverage SalePriceTotal Sale PriceJanuary 12 $ 126,538 $ 1,518,456February 8 $ 81,125 $ 649,000March 10 $ 84,000 $ 840,000April 13 $ 121,600 $ 1,580,800May 22 $ 119,409 $ 2,626,998June 28 $ 169,910 $ 4,757,480July 36 $ 117,447 $ 4,228,092August 26 $ 109,837 $ 2,855,762September 13 $ 114,857 $ 1,493,141October 13 $ 131,469 $ 1,709,097November 13 $ 106,904 $ 1,389,752December 12 $ 107,742 $ 1,292,904Year 2007 $ 115,903 $ 24,941,482Year 2008 Owner-Occupied Home SalesJanuary 9 $ 147,788 $ 1,330,092February 12 $ 101,262 $ 1,215,144March 9 $ 136,056 $ 1,224,504April 15 $ 105,997 $ 1,589,955May 22 $ 143,864 $ 3,165,008June 19 $ 117,773 $ 2,237,687July 44 $ 114,387 $ 5,033,028August 31 $ 108,538 $ 3,364,678September 15 $ 127,567 $ 1,913,505October 8 $ 101,251 $ 810,008November 4 $ 89,183 $ 356,732December 5 $ 109,400 $ 547,000Year 2008 $ 116,922 $ 22,787,341Year 2009 Owner-Occupied Home SalesJanuary 6 $ 178,250 $ 1,069,500February 7 $ 100,371 $ 702,600March 6 $ 121,500 $ 729,000April 8 $ 129,613 $ 1,036,900May 7 $ 118,293 $ 828,050June 35 $ 129,021 $ 4,515,750Year 2009 $ 129,508 $ 8,881,800Comprehensive Plan4.5Housing & Neighborhoods