HomeMy WebLinkAbout05-14-2025 YPC Agenda PacketThe meeting will also be recorded and posted on the Y-PAC website.
Visit the Yakima Planning Commission webpage for more information, including agenda packets and minutes.
DEPARTMENT OF COMMUNITY DEVELOPMENT
Bill Preston, P.E., Director
Trevor Martin, AICP, Manager
Planning Division
129 North Second Street, 2nd Floor Yakima, Washington 98901
Phone (509) 575-6183 • Fax (509) 575-6105 • Email: ask.planning@yakimawa.gov
CITY OF YAKIMA PLANNING COMMISSION
Yakima City Hall Council Chambers
129 N 2nd Street, Yakima, WA 98901
May 14, 2025
3:00 p.m. – 5:00 p.m.
YPC MEMBERS:
Chair Mary Place, Vice-Chair Anne Knapp, Jeff Baker,
Charles Hitchcock, Leanne Hughes-Mickel, Colleda Monick, Philip Ostriem,
Kevin Rangel, Arthur Salido, Frieda Stephens, and Shelley White
City Council Liaison: Rick Glenn, Janice Deccio
CITY PLANNING STAFF:
Bill Preston (Community Development Director), Lisa Maxey (Admin. Assistant), Trevor
Martin (Planning Manager), Eric Crowell (Senior Planner), Connor Kennedy (Associate
Planner), Eva Rivera (Planning Technician), Irene Linos (Department Assistant)
AGENDA
I.Call to Order
II.Roll Call
III.Staff Announcements
IV.Approval of Minutes – April 23, 2025 Meeting
V.Public Comment
VI.Existing Conditions Report
VII.Other Business
VIII.Meeting Recap
IX.Adjourn
Next Meeting: May 28, 2025
- 1 -
04/23/2025 YPC Minutes
City of Yakima Planning Commission (YPC) Meeting Minutes
April 23, 2025
Call to Order
Chair Place called the meeting to order at 3:00 p.m.
Roll Call
YPC Members Present: Chair Mary Place, Vice-Chair Anne Knapp, Charles Hitchcock,
Jeff Baker, Leanne Hughes-Mickel, Colleda Monick, Philip
Ostriem, Arthur Salido, Shelley White
YPC Members Absent: Frieda Stephens, Kevin Rangel (Both excused)
Staff Present: Trevor Martin; Planning Manager, Eva Rivera; Planning
Technician
City Council Liaison:
Staff Announcements – Planning Manager Martin announced the following:
•The text amendments for the land use table and downtown-related changes, are
scheduled to go to City Council on May 6th. The Planning Commission’s updated bylaws
will also be presented at that meeting.
Approval of Minutes from April 9, 2025 - It was motioned by Commissioner Monick and
seconded by Commissioner Hitchcock to approve the meeting minutes of April 9, 2025. The
motion carried unanimously.
Public Comment – None
Community Visioning Session Recap - Several commissioners and staff attended the April
16th community visioning workshop at the Henry Beauchamp Center. Commissioners shared
their impressions. Upcoming community visioning workshops are tentatively planned for August
and November, with locations likely at the Washington Fruit Community Center and the Harman
Center.
Other Business - Commissioner Monick introduced a motion aimed at improving meeting
focus and clarifying how individual initiatives are brought before the Planning Commission.
Motion: Any land use matter brought forward by a member of the planning commission under
YMC 1.42.030 D4 as a proposed initiative of the commission shall first require a majority vote of
the commission to be formally added to the work plan or considered in future discussion.
personal opinions or priorities not supported by the commission as a whole shall not be added
to agendas or brought forward repeatedly at meetings without prior agreement.
Seconded by: Commissioner Hughes-Mickel.
Discussion followed.
Roll call vote. The results were as follows:
Commissioner Ostriem: No
Commissioner Monick: Yes
Commissioner Hughes-Mickel: Yes
Commissioner White: No
Commissioner Salido: No
Commissioner Hitchcock: Yes
Commissioner Baker: No
Page 2
- 2 -
04/23/2025 YPC Minutes
Vice Chair Knapp: No
Chair Place: No
The motion failed with a 3–6 vote.
Meeting Recap – Action Items & Decisions:
• Staff will send a link to the relevant Planning Commission code referenced during the
meeting.
• Staff will send a link to the GIS map.
• Staff will also look into the possibility of providing a large-format hard copy land use
map.
• An orientation or educational item summarizing past Planning Commission actions
related to the Housing Action Plan will be developed. It will be a standalone item and is
anticipated to be presented within the next couple of meetings, but not at the next
agenda.
• Staff will provide upcoming dates for the next community division/workshops, tentatively
scheduled for August and November.
• Mary will take the bylaws once approved to the Bicycle/Pedestrian Committee and the
Historic Preservation Committee.
Outstanding Action Items
• Bylaws Update:
o The bylaws are scheduled to go to City Council on May 6.
o Trevor will follow up on their adoption status.
• Bylaws Amendment:
o A new line will be added stating the Commission shall submit a memo to Council
in response to requests for project support or input, as required.
o Commissioner Hughes-Mickel will draft this language.
• Tree City USA:
o Trevor will follow up on the $2 per capita requirement.
o Staff will determine who is completing the Tree City application paperwork.
A motion to adjourn to May 14, 2025, was passed with a unanimous vote. The meeting
adjourned at approximately 4:00 p.m.
Chair Place Date
This meeting was filmed by YPAC. Minutes for this meeting submitted by: Eva Rivera, Planning Technician.
Page 3
City of Yakima
Housing Existing
Conditions Report
DRAFT April 2025
Prepared by BERK Consulting
Page 4
DRAFT May 8, 2025
2
Contents
Introduction ............................................................................................................................................................................. 3
Summary of Key Findings .................................................................................................................................................... 3
Community Profile ................................................................................................................................................................. 5
Population ............................................................................................................................................................................ 6
Households ....................................................................................................................................................................... 13
Residents with Special Housing Needs .................................................................................................................... 19
Employment ...................................................................................................................................................................... 25
Housing Inventory............................................................................................................................................................... 28
Housing Supply Characteristics .................................................................................................................................. 28
Home Ownership ............................................................................................................................................................ 32
Rental Housing ................................................................................................................................................................. 34
Housing Production ........................................................................................................................................................ 36
Subsidized Affordable Housing ................................................................................................................................... 37
Housing Terminology ......................................................................................................................................................... 38
Page 5
DRAFT 2025 City of Yakima | Housing Existing Conditions 3
Introduction
The City of Yakima’s Housing Element provides a framework for the City to support and encourage
housing supply that meets local housing needs. The Housing Element will plan to increase housing
choice and affordability for Yakima residents and workers of all income levels.
This Housing Existing Conditions Report will serve as an appendix to the Housing Element. The purpose
of this report is to provide an understanding of the Yakima community and its housing conditions.
Overall, this report answers the following questions:
▪ Who lives and works in Yakima and what are their socioeconomic characteristics?
▪ What types of housing are available in Yakima?
This report includes a Community Profile and Housing Inventory. The Community Profile analyzes
Yakima’s population trends and projections, and includes data on age, race and ethnicity, household size,
residents with special housing needs such as homelessness, disability status, farm workers, and
employment. The Housing Inventory summarizes characteristics of Yakima’s housing stock, including
housing types, location, tenure, unit sizes, conditions, and affordability for both rental and owned
housing.
Based on this understanding, we will conduct additional analysis to assess future housing needs.
Summary of Key Findings
▪ There is a housing shortage in Yakima. Only 2.4% of rental housing units in Yakima are vacant,
which is lower than what is considered a healthy rate of 5% to 6%. The supply of ownership
housing is also constrained. When vacancy rates and supply are low, people looking for homes have
fewer options, increasing competition for the limited units available. This drives up both rents and
housing prices.
▪ Housing prices are rising faster than incomes. The typical home value in Yakima has risen by 99%,
nearly doubling, between 2014 to 2022. Over the same period, the median family income only
increased by 43%. This indicates homeownership is getting further out of reach for many
prospective buyers.
▪ Many households in Yakima are cost-burdened. Between 2017 and 2021, 32% of all households in
Yakima were cost burdened. Nearly half (44%) of renter households, and just under a quarter (23%)
of owner households, were cost-burdened. Cost-burdened households spend a large portion (over
30%) of their available income on housing costs. This leaves less money available for other vital
needs like food, transportation, healthcare, and education.
Page 6
DRAFT 2025 City of Yakima | Housing Existing Conditions 4
▪ Needs are greatest among low-income households. About 75% of all households with incomes
below 50% of the Area Median Income (AMI) are cost-burdened. Over half of these households are
severely cost-burdened, meaning they spend over 50% of their income on housing costs. While
there are low-income households living in neighborhoods across the city, the greatest concentration
of low-income households is in eastern Yakima, and many of these households are of
Hispanic/Latino ethnicity.
▪ There is considerable need among elderly residents. There are 6,035 Elderly Non-family
households in Yakima, meaning a household with one or two non -related people where at least one
is aged 62 or older. Forty one percent (41%) of these residents are cost-burdened and many have
fixed incomes that don’t keep pace with housing costs.
▪ Yakima needs more housing diversity. Over 60% of all housing in the City of Yakima are single-
family homes. Not all households require, or can afford, that much space. For example, 30% of all
households in Yakima are individuals living alone. Yet only 6% of housing units in Yakima are studios
and only 11% have just one bedroom. Increasing the diversity of housing options available will
increase housing supply and provide more choices for residents seeking more affordable housing
that meets their current needs.
Page 7
DRAFT 2025 City of Yakima | Housing Existing Conditions 5
Community Profile
Located in central Washington, on the banks of the Yakima River, Yakima is the largest city in Yakima
County. The cities of Selah and Union Gap lie immediately to the north and south respectively of
Yakima. In addition, the unincorporated suburban areas of West Valley and Terrace Heights are
considered part of greater Yakima.
Yakima is comprised of numerous neighborhoods. Older neighborhoods cover the east side of the city,
from the Yakima River to approximately 16 th Avenue. This area includes the original city and the growth
occurring prior to World War II. This area also contains some of the more architecturally -significant,
historical neighborhoods in the city, including portions of northeast and southeast Yakima. Growth in
Yakima has been largely westward from Downtown, despite a limited east -west street network and
pedestrian-oriented infrastructure. Newer housing in the west provides residents with fewer
opportunities to walk to destinations or amenities. Coupled with the long distance from employment
centers in the east, this creates greater dependence on cars to access jobs, services , and amenities.
Exhibit 1. 4th Street from a 1940s Postcard
Source: HistoryLink, 2020.
Exhibit 2. East Yakima Avenue from a 1900s Postcard
Source: HistoryLink, 2020.
Page 8
DRAFT 2025 City of Yakima | Housing Existing Conditions 6
Population
During the last ten years, Yakima County had an annual average population growth rate of about 0.6%,
which was less than half Washington’s statewide growth rate of 1.4%. Yakima County’s population was
estimated to be 263,200 in 2024, up from the 248,229 county residents in 2014. As the county’s largest
population center, the City of Yakima has also grown steadily in recent years. In 2024, the city had an
estimated population of 99,370 residents. The city is expected to continue growing and is projected to
be home to 113,846 people by 2046, as shown in Exhibit 3. This would add 14,476 new residents
between now and 2046, or about 660 per year.
Exhibit 3. Historical and Projected Population in City of Yakima, 2000 -2046
Sources: Washington Office of Financial Management, 2024; Yakima County Planning, 2020; BERK, 2025.
Page 9
DRAFT 2025 City of Yakima | Housing Existing Conditions 7
The City of Yakima has seen slower growth than most peer cities in eastern and central Washington, as
shown in Exhibit 4.
Exhibit 4. Population Growth in City of Yakima and Peer Cities, 2016-2024
Sources: Washington Office of Financial Management, 2024; BERK, 2025.
Page 10
DRAFT 2025 City of Yakima | Housing Existing Conditions 8
Age of Population
The City of Yakima’s age distribution aligns closely with Yakima County, with a slightly smaller
proportion of younger residents (0 – 24 years old) and a slightly larger proportion of older residents (70+
years old) than the county, as shown in Exhibit 5. The City of Yakima has a large population of children,
with 29,558 aged 19 years old or younger (31% of the total population).
Exhibit 5. Age Distribution in City of Yakima and Yakima County, 20 22
Sources: US Census Bureau, American Community Survey 5-Yr Estimates, 2018-2022; BERK, 2025.
Demographic patterns across Yakima vary by geography. As shown in Exhibit 6, residents aged 65 or
older are more typically located in the north central and western parts of the city. This aligns with the
locations of local retirement communities and assisted living facilities such as The Terraces at
Summitview and Fieldstone. Residents under 18 are more typically located in the south central and
eastern parts of the city. Many of the areas with larger youth populations have larger proportions of
Hispanic or Latino residents, as shown later in Exhibit 9.
Page 11
DRAFT 2025 City of Yakima | Housing Existing Conditions 9
Exhibit 6. Areas with Large Percentages of Senior or Minor Residents, City of Yakima, 2022
Sources: US Census Bureau, Decennial Census, 2020; BERK, 2025.
Page 12
DRAFT 2025 City of Yakima | Housing Existing Conditions 10
Race and Ethnicity
Yakima is ethnically diverse. The City of Yakima’s Hispanic or Latino population comprises 47% of the
total population, the largest of any reported comparison geographies besides Yakima County . The share
of people who identify as Non-Hispanic People of Color grew from 5% in 2017 to 8% in 2022. A
comparison of Yakima’s Hispanic or Latino population to comparable communities is shown in Exhibit 7.
The Non-Hispanic People of Color group includes those who identify as American Indian or Alaska
Native, which makes up 1% of the city’s population, as well as other races. This percentage likely reflects
the nearby presence of the Yakama Nation in Yakima County.
Exhibit 7. Percentage of Population by Race and Ethnicity in City of Yakima and Comparison
Geographies, 2017 and 2022
Sources: US Census Bureau, American Community Survey 5-Yr Estimates, 2018-2022; BERK, 2025.
Page 13
DRAFT 2025 City of Yakima | Housing Existing Conditions 11
Reflecting its ethnic diversity, Yakima has a high proportion of residents (38%) who speak a language
other than English at home compared to 21% statewide, shown in Exhibit 8. Spanish is the most
common language among non-English speakers, with 36% of the city’s total population speaking it at
home.
Exhibit 8. Languages Spoken at Home in City of Yakima and Washington State, 201 7 and 2022
Sources: US Census Bureau, American Community Survey 5-Yr Estimates, 2018-2022; BERK, 2025.
HISTORY OF THE LATINO COMMUNITY IN YAKIMA COUNTY
The large number of Latino and Hispanic residents in the city reflects historical patterns of
migration and employment, tied mostly to the local agricultural industry. While the city has been
a destination for migrant Hispanic farmworkers over the years, growing numbers of Hispanic
farmworkers began permanently settling in the area from the 1930s to 1980s due to changes in
the agricultural industry and immigration reforms.
Yakima’s population grew from roughly 3,200 residents in 1900, steadily increasing decade after
decade, to 45,500 in 1960. These population increases were in part due to the arrival of
Mexican American farmworkers from Texas in the early 1930s. During World War II, the U.S.
government established the Bracero program, which allowed Mexican citizens to come to the
Yakima Valley to work. While these workers did not settle in the Valley, this established the
Yakima Valley as a destination for Latinx farmworkers. By the 1980s many former seasonal
workers settled permanently in the Yakima Valley due to changes in immigration policies. By the
1980s, Yakima County's Hispanic population was 14.8%, and by the 2000 census, 33% of the
residents of Yakima County were of Hispanic or Latino origin, compared to 7.5% in the state. In
2022, 51% of Yakima County’s population identified as Hispanic, nearly four times the statewide
percentage of 13.1%
Source: HistoryLink.org Essay 9187 by Jim Kershner
Page 14
DRAFT 2025 City of Yakima | Housing Existing Conditions 12
Areas on the east half of the city and near downtown have larger proportions of residents of Hispanic or
Latino origin than areas on the west half of the city, as shown in Exhibit 9. Comparing to the age
distribution map shown in Exhibit 6 reveals that there are larger populations of residents under 18 in
areas that have large proportions of Hispanic or Latino residents.
Exhibit 9. Percent of Residents that Identify as Hispanic or Latino , City of Yakima, 2022
Source: US Census Bureau, American Community Survey, 2018-2022; BERK Consulting, 2025.
Page 15
DRAFT 2025 City of Yakima | Housing Existing Conditions 13
Households
A household is a group of people who live in a single dwelling unit, such as a house or apartment.
Households can have one member or many members. They can be families or unrelated people living
together. As of 2022, there are an estimated 34,830 total households in the City of Yakima.
Understanding the makeup of the households in the city across age, race, and family sizes helps us to
better understand the diversity of household types and sizes which can help support affordable housing
strategies.
Household Size
The average household size in Yakima is 2.61 people, down slightly from 2017’s average size of 2.71 .
More than half (59%) of the city’s residents live in single or two-member households. Exhibit 10 shows
the breakdown of households by size by tenure.
Exhibit 10. Household Size by Tenure in City of Yakima, 2018-2022
Sources: US Census Bureau, American Community Survey 5-Yr Estimates, 2018-2022; BERK, 2025.
Page 16
DRAFT 2025 City of Yakima | Housing Existing Conditions 14
Household Income
When summarizing housing affordability by income level, households are typically grouped relative to
the U.S. Department of Housing and Urban Development (HUD) Area Median Family Income (also
known as “AMI”). The 2025 AMI for Yakima County is $82,300. However much of the data in this
section reflects conditions as of 2021, when AMI was $60,294. HUD also applies adjustments for
household size when determining the income level of a household. This is to reflect the fact that it
requires more income to affordably support a larger family compared to just one or two household
members.
Exhibit 11 breaks down renter- and owner-occupied households in the City of Yakima by income level
relative to AMI. It shows a significant difference between owner -occupied and renter-occupied
households, with owner households much more likely to have incomes above 100% AMI.1 Only 20% of
renter households had income at or above AMI, compared to 54% of owner households. Close to a fifth
of renter households have extremely low incomes, compared to 8% of owner households.
Exhibit 11. Percentage of Households by Income Level in City of Yakima, 2021
Sources: US HUD Comprehensive Housing Affordability Strategy, 2017-2021; BERK, 2025.
Median household incomes vary by ethnicity as well, as shown in Exhibit 12. The median Hispanic or
Latino household has an income about 9% lower than median Non-Hispanic White households.
1 Note that when grouping households by income level, HUD adjusts income thresholds based on household size to reflect the
fact that the living expenses for a one-person household are significantly less than those of a family of four. These adjustments
are based on HUD's published household Income Limits needed to qualify for income-restricted affordable housing that is set
aside for households at a specified income level or below. Washington State Housing Finance Commission publishes an
expanded version of these income limits for each county in Washington State.
Page 17
DRAFT 2025 City of Yakima | Housing Existing Conditions 15
Exhibit 12. Median Household Income by Ethnicity in City of Yakima and Washington State, 2022
Sources: US Census Bureau, American Community Survey 5-Yr Estimates, 2018-2022; BERK, 2025.
A map showing disparities in income by neighborhood is provided in Exhibit 13. Areas with lower
incomes are concentrated near the urban core of Yakima, while areas with higher incomes above AMI
are typically found on the outskirts of the city, or in the west half.
Exhibit 13. Median Household Income by Census Tract in City of Yakima, 2022
Source: US Census Bureau, American Community Survey 5-Yr Estimates, 2018-2022; BERK, 2025.
Page 18
DRAFT 2025 City of Yakima | Housing Existing Conditions 16
Cost-Burdened Households
One of the most common indicators of affordable housing needs is the number of households that are
"cost-burdened" or spending a large share of their income on housing. These households have limited
resources left over to pay for other life necessities such as food, medical care, transportation, and
education. They are also at higher risk of displacement when housing costs rise, or life circum stances
change.
HUD considers housing to be affordable if it costs no more than 30% of a household’s income.
Households paying more than 30% of their income for housing are considered cost-burdened, and
households paying more than 50% are considered severely cost-burdened.
In 2021, at least 32% of all households in Yakima were cost-burdened, as shown in Exhibit 14.
Households with lower incomes are more likely to be cost -burdened.
Exhibit 14 and Exhibit 15 present estimates of total households by income level and cost-burdened
status. It differentiates households that are moderately cost-burdened (spending 30-50% of their
income on housing) from those that are severely cost -burdened (spending more than 50% of their
income on housing). While there are cost-burdened households across the income spectrum, severe
cost-burden is most prevalent among the lowest income groups. This includes slightly under 3,000
households with extremely low incomes (less than 30% AMI), roughly 1,400 households with very low
incomes (30 – 50% AMI), and 700 households with low incomes (50-80% AMI).
Exhibit 14. Cost Burden Status by Income Level of Households, City of Yakima, 2017-2021
Sources: US HUD Comprehensive Housing Affordability Strategy, 2017-2021; BERK, 2025.
Page 19
DRAFT 2025 City of Yakima | Housing Existing Conditions 17
Exhibit 15. Total Cost-Burdened Households by Income Level, City of Yakima, 2017-2021
Sources: US HUD Comprehensive Housing Affordability Strategy, 2017-2021; BERK, 2025.
As shown in Exhibit 16, renters are more likely to be cost-burdened than owners, with nearly half (44%)
of renter households cost-burdened, compared to a just under a quarter (23%) of owner households.
Renters are also more severely cost-burdened than owners, with 23% of renter households severely
cost-burdened compared to 8% of owner households.
Exhibit 16. Household Tenure by Cost Burden in City of Yakima, 2017-2021
Sources: US HUD Comprehensive Housing Affordability Strategy, 2017-2021; BERK, 2025.
Page 20
DRAFT 2025 City of Yakima | Housing Existing Conditions 18
Renter households are most vulnerable to the impacts of rising housing cost s. Exhibit 17 shows
estimated counts of cost-burdened renter-occupied households by household type and income level.
While there are households struggling with housing costs across the entire income spectrum, the
greatest number are among household types with incomes b elow 50% of AMI. The greatest need is
among Small Family, Elderly Non-Family, and Other (non-family) households, which are typically people
living alone or with unrelated housemates.
Exhibit 17. Cost-Burdened Renter Households by Household Type and Income Level , City of Yakima,
2017-2021
Household Type Description
Family household A household that includes two or more people related by birth marriage or adoption. (Definition applies
to all household types that include “family.”)
Small Family Two persons, neither aged 62 or older, or 3 or 4 persons
Large Family Five or more persons
Elderly Family Two persons, with either or both aged 62 or older
Elderly Non-Family One or two unrelated people with either aged 62 or older
Other Non-family, non-elderly households (includes those living alone or with housemates)
Note: AMI = HUD Area Median Family Income
Sources: US HUD Comprehensive Housing Affordability Strategy, 2017-2021; BERK, 2025.
Page 21
DRAFT 2025 City of Yakima | Housing Existing Conditions 19
Residents with Special Housing Needs
Several groups may have special housing needs or need supportive services, such as residents
experiencing homelessness, residents with disabilities, and older residents. Given the city’s proximity to
agricultural areas with significant seasonal workforce needs, farmworker housing needs also merit
consideration.
Residents Experiencing Homelessness
According to the Department of Commerce’s Snapshot of Homelessness in Washington State for July
2024, there were 11,971 persons who were homeless or unstably housed in Yakima County.2 This was
approximately 5% of the county population. Among these people, 9,906 were considered homeless.3
During the same year, 2,894 individuals countywide accessed homelessness services, according to the
Commerce Homeless System Performance County Report Card. Entries are broken down by project
type, with nearly half (49%) of entries occurring at Emergency Shelters. A summary of the results is
shown in Exhibit 18.
Exhibit 18. Homeless System Project Entries by Project Type, Yakima County, SFY 2024
Sources: Department of Commerce, 2024; BERK, 2025.
2 Commerce extracted housing status data from ProviderOne, the Automated Client Eligibility System (ACES), and the
Homeless Management Information System (HMIS). "Homeless or Unstably Housed" refers to all clients or households
experiencing homelessness or housing instability (e.g., they are literally homeless/unsheltered, receiving housing services that
indicate housing instability, residing in transitional housing, or couch surfing). (Commerce, 2024)
3 “Homeless Only" is a subset of the "Homeless or Unstably Housed" population and includes unsheltered clients/households
who lack a fixed nighttime residence, are living outside or in a shelter not fit for human habitation, or are living in emerg ency
shelter. (Commerce, 2024)
Page 22
DRAFT 2025 City of Yakima | Housing Existing Conditions 20
The 2024 Yakima County Homeless Point -in-Time (PIT) Count surveyed individuals on causes of
homelessness. The top reasons included eviction, alcohol/substance use, and family crisis. However,
there are often a combination of factors that contribute to housing insecurity and homelessness. Exhibit
19 ranks the reasons cited by survey respondents. Research consistently indicates that the primary
driver of homelessness is a lack of affordable housing supply.4 So while these individuals may have had
life circumstances that made them more vulnerable to becoming homeless, the root challenge is housing
affordability.
Exhibit 19. Top Reasons Cited as Cause of Homelessness, Yakima County, 2024
(Participants could select more than one cause)
Sources: Yakima County Point-in-Time Community Report, 2024; BERK, 2025.
4 See Homelessness is a Housing Problem (Colburn and Aldern, 2022)
Page 23
DRAFT 2025 City of Yakima | Housing Existing Conditions 21
While conditions may have changed since its report, Yakima County’s Five-Year Plan to End
Homelessness (2018) identified the following population as needing specific attention with regards to
homelessness care:
▪ Individuals experiencing chronic homelessness,
▪ Unaccompanied youth,
▪ Veterans,
▪ Families with children (including victims of domestic violence), and
▪ Individuals over the age of 62.
Households with Disabilities
Exhibit 20 shows renter households in Yakima by disability status and income. While there are
households with disabilities across the entire income spectrum, lower income households are more likely
to have a disability than higher income households . Of the disabilities listed, the most common
conditions include ambulatory limitations and hearing or vision impairments. People with disabilities
often have special housing needs, and benefit from accessible layouts, supportive design, and proximity
to healthcare services.
Exhibit 20. Renter Households by Disability Status and Income Level in City of Yakima, 20 21
Note: AMI = HUD Area Median Family Income
Sources: US HUD Comprehensive Housing Affordability Strategy, 2017-2021; BERK, 2025.
Page 24
DRAFT 2025 City of Yakima | Housing Existing Conditions 22
Older Residents
15,250 residents in Yakima are aged 65 or older, or about 16% of the population.5 While older residents
have a range of housing preferences, many need affordable, accessible housing in age -friendly
neighborhoods with close links to healthcare and other supports. Some of these households in Yakima
have the financial means to afford appropriate housing and services. Many others do not.
Exhibit 21 shows the prevalence of cost burden among elderly households across income ranges. The
greatest need is among Non-Family elderly households (typically people living alone) with incomes
below 30% AMI.
Exhibit 21. Elderly, Cost-Burdened Households by Household Type and Income Level, City of Yakima,
2017-2021
Note: AMI = HUD Area Median Family Income
Sources: US HUD Comprehensive Housing Affordability Strategy, 2017-2021; BERK, 2025.
5 Source: American Community Survey 5-year Estimates, 2018-2022
Page 25
DRAFT 2025 City of Yakima | Housing Existing Conditions 23
Washington State Office of Financial Management (OFM) projects that the population of elderly
households in Yakima County will increase faster than younger age groups. Exhibit 22 shows that by the
year 2050, 20% of the population will be over age 65, up from 15% in 2022. This indicates the need for
housing appropriate for elderly households will increase in the years ahead.
Exhibit 22. Projected Population by Age Range, Yakima County
Source: OFM, 2022; BERK, 2025.
Page 26
DRAFT 2025 City of Yakima | Housing Existing Conditions 24
Farmworkers
Yakima County is the biggest county in Washington for agriculture, measured both by number of
workers and by number of farms.6 In 2023, there were 28,603 farmworker jobs in Yakima County,
seasonally adjusted.7 However, as shown in Exhibit 21 there are more workers in the summer months.
Agricultural workers have unique housing needs: year-round agricultural employees in this region are
estimated to earn less than the median household income, $39,750 annually in wages, and will likely end
up living in poor quality homes or rental units. Seasonal workers who come from outside areas will need
housing for shorter time periods, and may desire lower-cost, temporary options such as single-
occupancy rooms or barracks-style accommodations.
Exhibit 23. Farmworker Employment Counts, Yakima County, 2023
Source: Washington State Employment Security Department, 2023; BERK, 2025.
6 Washington State Employment Security Department, Agricultural Workforce Statistics, 2023
7 Seasonal adjustment is a statistical technique that accounts for predictable seasonal patterns in agricultural employment. It is
calculated by taking the average of monthly employment counts across the entire year.
Page 27
DRAFT 2025 City of Yakima | Housing Existing Conditions 25
Employment
Countywide Employment
Yakima County had a total covered employment of 116,064 in 2023. The average annual wage was
$49,831, or 57.2% of the state average of $87,091.8 The agricultural sector accounted for 25% of jobs
(28,695 in total). The next largest employment sectors are Government with 16% (18,379 jobs), Health
Care and Social Assistance at 15% (17,853 jobs), and Retail trade with 10% (11,509 jobs).
Citywide Employment
According to the Census, as of 2022 there were 50,087 jobs in the City of Yakima. Between 2017 and
2022, the city gained about 2,799 jobs, averaging ~1.2% growth (560 jobs) per year.9 Top sectors in the
city include agriculture, health care, retail, and manufacturing. The City of Yakima's agricultural and
manufacturing employers are diverse and include fruit packers, beef processors, and canneries. The jobs
in the health sector reflect the city’s role as a regional medical center, with a hospital and the nearby
Pacific Northwest University of Health Sciences (in Terrace Heights). The highest concentration of jobs
in Yakima are Downtown and in the eastern part of the city.
About 1 in 7 (14%) primary jobs in Yakima paid less than $1,250 per month in 2022 (equivalent to
$15,000 annually). However, not all these jobs are full-time. In 2022, a full-time minimum wage worker
earned $2,511 a month. About a third (35%) of the jobs in Yakima paid between $1,250 and $3,333 per
month. Many of those working these jobs would be cost-burdened by a one-bedroom rental without
working multiple jobs, or rooming or cohabitating with others. The annual minimum wage increased
annually to $16.28 per hour, or $2,821 per month for a full-time worker in 2024.10 Exhibit 24 shows
that the average 1-bedroom rental in Yakima requires slightly more than 30% of monthly earnings for a
full-time minimum wage worker.
Exhibit 24. Housing Affordability in Yakima for a Full-Time Minimum-Wage Worker, 2024
Sources: Washington Department of Labor & Industries, 2024; Washington Center for Real Estate Research, 2024; BERK,
2025.
8 Sources: WA Employment Security Department, Yakima County Profile, 2025; BERK, 2025.
9 Sources: U.S. Census Bureau, Center for Economic Studies, 2017 & 2022; BERK, 2025.
10 Source: Washington Department of Labor and Industries, 2025.
Monthly Earnings for Full-Time
Minimum Wage Worker Average 1-Bedroom Rental Cost
Share of Earnings Spent on
Housing
$2,821 $896 32%
Page 28
DRAFT 2025 City of Yakima | Housing Existing Conditions 26
Employment Trends
Employment growth between 2012 and 2022 has been mostly healthy: an average of +2.1% growth per
year during the period. This period includes the COVID-19 pandemic, which impacted employment and
job growth. By 2022, employment recovered to levels seen before the pandemic, as shown in Exhibit 25.
Many lower-paying employment sectors, such as healthcare support (nursing/medical assistants or
home health aides), retail, and the food service industry, are currently in demand.11
Exhibit 25. Total Jobs in the City of Yakima, 2012-2022
Sources: US Census Bureau, Center for Economic Studies, 2012-2022; BERK, 2025.
Worker Residential Locations
Many who work within the city of Yakima live elsewhere. Often, a lack of affordable housing in an
economic center leads workers to search for living arrangements outside of their place of work. These
workers have longer commutes, spend more of their income on gas and vehicle maintenance , and often
live further from services.
Exhibit 26 shows the commute distances for people who work within the city of Yakima. While most
workers live within 10 miles of the city, a large share (almost 40%, or nearly 20,000 jobs) commute more
than 10 miles. More than 12,000 workers commute more than 50 miles, bringing in people from places
such as the Tri-Cities to the east or Wenatchee to the north.
11 WA Employment Security Department, Occupations in Demand List, 2025.
Page 29
DRAFT 2025 City of Yakima | Housing Existing Conditions 27
Exhibit 26. Commute Distance for Workers, City of Yakima, 2022
Commute Distance Count Share
Less than 10 miles 30,370 61%
10 to 24 miles 4,652 9%
25 to 50 miles 2,907 6%
Greater than 50 miles 12,158 24%
Source: US Census Bureau, Center for Economic Studies, 2022; BERK, 2025.
Page 30
DRAFT 2025 City of Yakima | Housing Existing Conditions 28
Housing Inventory
Housing Supply Characteristics
Housing Units by Type
There are a total of 38,584 housing units in Yakima, shown in Exhibit 27. Well over half (61%) of these
units are single family homes and 18% are multi-family buildings of 5+ units. Another 7% of units are
smaller multi-family structures such as triplex and quadplex buildings and duplexes are 9%. Mobile and
manufactured homes make up 5% of the housing inventory.
Exhibit 27. Housing Inventory by Type in City of Yakima, 2024
Source: Washington Office of Financial Management, 2024; BERK Consulting, 2025.
Page 31
DRAFT 2025 City of Yakima | Housing Existing Conditions 29
Unit Size
Exhibit 28 shows the Yakima housing supply by number of bedrooms and the share of households by
household size. While roughly 17% of housing units are studios or 1 -bedroom units 30% of households
have one-person. This indicates a potential undersupply of smaller units compared to need.
Exhibit 28. Percentage of Housing Unit Sizes Compared to Household (HH) Sizes , City of Yakima, 2022
Source: US Census Bureau, American Community Survey 5-Yr Estimates, 2018-2022; BERK, 2025.
Page 32
DRAFT 2025 City of Yakima | Housing Existing Conditions 30
Housing Condition
According to the Yakima County Assessor’s Office as of April 2025, about 20% of the city’s residential
parcels had primary structures that were built since 2000, and nearly two-thirds (63%) of units were
built 40 or more years ago. These older units may represent lower quality housing stock that may
require additional investments for upkeep. Older housing may also need modifications to ensure they
are accessible for older residents, differently-abled residents, and families. While some older units may
need maintenance or accessibility improvements, older housing stock may be the more affordable
housing available in the city.
Exhibit 29 maps the geographical distribution of residential structure by year built. It shows that much of
the older housing stock in the city is located in central and eastern Yakima, in areas that are typically
close to amenities, services, and jobs. Preservation and support for home maintenance in these areas
can contribute to sustaining this relatively affordable component of Yakima’s market housing supply.
Exhibit 29. Residential Properties by Year Built, City of Yakima, 2025
Source: Yakima County Assessor’s Office, 2025; BERK, 2025.
Page 33
DRAFT 2025 City of Yakima | Housing Existing Conditions 31
Housing Tenure
In Yakima, just over half (54%) of housing units are owner-occupied (32 % with a mortgage and 22%
without) while 46% are renter-occupied, as shown in Exhibit 30. There are major disparities in
homeownership by race and ethnicity. Exhibit 31 shows that 62% of White, Non-Hispanic households
own their homes, compared to only 42% of Hispanic or Latino households.
Exhibit 30. Household Tenure, City of Yakima, 2022
Source: US Census Bureau, American Community Survey 5-Yr Estimates, 2018-2022; BERK, 2025.
Exhibit 31. Housing Tenure by Race and Ethnicity, City of Yakima, 2021
Note: Households of color includes Hispanic or Latino households as well as households of a race other than White alone.
Sources: US HUD Comprehensive Housing Affordability Strategy, 2017-2021; BERK, 2025.
Page 34
DRAFT 2025 City of Yakima | Housing Existing Conditions 32
Home Ownership
Homeownership is the primary way most American families accumulate wealth. Homeownership in
advantaged neighborhoods also provides access to higher performing school districts, amenities, and
social capital that can lead to better opportunities. In 2021, there was a total of 18,500 owner-occupied
housing units in Yakima.
Exhibit 32 shows change in housing values over time in the city of Yakima compared to median family
incomes in Yakima County. The separation between home value and income has grown between 2014
and 2022. In that period, the typical home value in Yakima rose by 99%, nearly doubling. Over the same
period, the median family income only increased by 43%. This indicates homeownership is getting
further out of reach for many prospective home buyers.
Exhibit 32. Percent Change since 2014 in Typical Home Value and Median Family Income (MFI)
Note: Historic MFI and home value data are not adjusted for inflation.
Sources: Zillow, 2025; US Census Bureau, American Community Survey 5-Yr Estimates, 2018-2022; BERK, 2025.
One reason home values have increased so rapidly is the shortage of homes for sale. As of March 2025,
there was just 2.3 months of supply.12 This supply measure compares the number of homes listed for
sale to the rate at which homes are purchased. A healthy housing market has at least four months of
supply available for home buyers. When the supply is limited, competition among homebuyers drives up
sales prices.
12 Source: Redfin Monthly Housing Market Data, 2025.
Page 35
DRAFT 2025 City of Yakima | Housing Existing Conditions 33
Homeownership Affordability
Exhibit 33 estimates the income needed to afford purchasing home in the City of Yakima, assuming the
household has 3.5% down payment in savings available. Unfortunately, data about household savings is
not available, so it is impossible to estimate how many households have accumulated the savings
necessary for the assumed downpayment.
The majority of home sales in Yakima are detached single family homes. In many areas, townhomes
provide a slightly lower cost option for homeownership. However, a vailable data about townhome sales
in Yakima indicates the costs of these homes are on par with the average home shown in Exhibit 33.13
Exhibit 33. Home Ownership Affordability in City of Yakima, 2025
Home price
3.5% Down
Payment
Annual income needed to afford
(Assuming 3.5% down payment)
New home $498,317 $17,441 $161,625
(196% of AMI for 3-person HH)
Average
home
$345,114 $12,079 $111,935
(136% of AMI for 3-person HH)
“Bottom-
tier” home
$246,581 $8,630 $79,976
(97% of AMI for 3-person HH)
Notes: New home price is estimated based on Zillow “top tier” home value, which is the weighted average of all homes in the
top third of home values in the region. Average home price corresponds to Zillow’s weighted average of the middle third of all
home values in the region. “Bottom-tier” home corresponds to Zillow’s weighted average of the bottom third of all home values
in the region.
Source: Zillow, 2025; BERK, 2025.
13 Source: Redfin Monthly Housing Market Data, 2025.
Page 36
DRAFT 2025 City of Yakima | Housing Existing Conditions 34
Rental Housing
There are a total of 15,780 occupied rental housing units in Yakima14. Nearly half (49%) of these units
are rented by Non-Hispanic White residents, meaning 51% of rental units in Yakima are occupied by
people of color. Of the residents in Yakima who identify as Hispanic or Latino, more than half (58%) are
renters.
Rental Housing Costs and Vacancy
Exhibit 34 shows average apartment rents as of 2024 as well as the household income level needed to
afford the unit as a percentage of AMI. Households with incomes at 50% of AMI can still afford average
market rents for 1- and 2-bedroom apartments. Those with lower incomes cannot. This helps to explain
the fact that so many lower-income households in Yakima are cost-burdened.
Exhibit 34. Yakima County* Rental Rates and Affordability, 2024
1-bedroom 2-bedroom
Average monthly rent $896 $1,094
Annual income needed to afford $35,840 $43,760
% AMI needed to afford (adjusted for assumed
household size)**
50% 50%
Notes: *Most apartment buildings surveyed for these county-wide estimates are assumed to be in the City of Yakima.
** Percent AMI calculations reflect adjustments by HUD, including adjustments for assumed household size.
Source: Washington Center for Real Estate Research, 2024; WSHFC, 2025; BERK, 2025.
14 Sources: US HUD Comprehensive Housing Affordability Strategy, 2017-2021; BERK, 2025.
Page 37
DRAFT 2025 City of Yakima | Housing Existing Conditions 35
Rents in Yakima are also rising at a faster rate than incomes. Between 2014 and 2024, the average
monthly rent for a 2-bedroom apartment has risen by nearly 60%. During the same period median family
income increased by only 34%.
One likely reason for the continued increase in rent is extremely low vacancy rates, as shown in Exhibit
35. From 2014 to 2021, the vacancy rate in apartment buildings remained under 2%, while rents
increased. In 2022, the county experienced a sharp increase in vacancy rate up to nearly 6%, likely due
to impacts from the COVID-19 pandemic. The rate has decreased since then to just over 2%. A healthy
housing market has a vacancy rate of around 5%. When vacancy rates sink much below 5%, there are
fewer options on the market for households seeking to move. This increases competition for the limited
supply of available units and results in upward pressure on market rents.
Exhibit 35. Yakima County Apartment Rents and Vacancy, 2014-2024
Note: Average rent does not adjust for inflation.
Source: Washington Center for Real Estate Research, 2014-2024; BERK, 2025.
Page 38
DRAFT 2025 City of Yakima | Housing Existing Conditions 36
Housing Production
Single family homes have been developed at a steady pace over the past several years in Yakima, as
shown in Exhibit 36. Recent years have seen a decrease in permitting for duplexes with an increase in
units in other multi-family structures. Housing production has increased considerably since 2019
compared to the preceding 10 years. Overall, 2,341 units of new housing units have been permitted in
Yakima since 2019, with units in duplexes or multi-family buildings making up nearly 70%. These new
units are adding diversity to the local housing stock, which provides more options at more affordability
levels.
Exhibit 36. Count of Permitted Dwelling Units by Project Type in City of Yakima, 2010-2014
Sources: Washington Office of Financial Management, 2024; BERK, 2020.
Page 39
DRAFT 2025 City of Yakima | Housing Existing Conditions 37
Subsidized Affordable Housing
As of 2023, Yakima had 5,064 units of subsidized rental affordable housing, as summarized in Exhibit 37.
These housing units are typically available at below market rents to households that meet income
eligibility standards. Subsidies can come either from local, state, or federal agencies. Funding sources
include the Washington State Housing Finance Commission (which manages federal Low Income
Housing Tax Credits), Washington State Department of Commerce programs (including the Housing
Trust Fund), US Department of Agriculture’s Rural Housing Service programs, and HUD’s project-based
Section 8 and other multi-family programs.
Exhibit 37 shows the count of subsidized rental housing units in city of Yakima by unit size (number of
bedrooms). Among units with known unit size, there is a relatively equal number of subsidized units that
have between one to three bedrooms, with much less availability in studio units or units with four or
more bedrooms.
Exhibit 37. Subsidized Rental Housing Units by Number of Bedrooms, City of Yakima, 2023
Source: Washington Center for Real Estate Research, 2023; BERK, 2025.
Page 40
DRAFT 2025 City of Yakima | Housing Existing Conditions 38
Housing Terminology
This report uses some terminology, acronyms, or data sources that may be unfamiliar. Here are some
definitions.
Affordable Housing
The United States Department of Housing and Urban Development (HUD) considers housing to be
affordable if the household is spending no more than 30 % of its income on housing costs. A healthy
housing market includes a variety of housing types that are a ffordable to a range of different household
income levels. However, the term “affordable housing” is often used to describe income-restricted
housing available only to qualifying low-income households. Income-restricted housing can be located in
public, nonprofit, or for-profit housing developments. It can also include households using vouchers to
help pay for market-rate housing (see “Vouchers” below for more details).
American Community Survey (ACS)
This is an ongoing nationwide survey conducted by the U.S. Census Bureau. It designed to provide
communities with current data about how they are changing. The ACS collects information such as age,
race, income, commute time to work, home value, veteran st atus, and other important data from U.S.
households. We use data from the ACS throughout this needs assessment.
Area Median Income (AMI)
This is a term that commonly refers to the area-wide Low-Income (HUD Income Limits)
Households that are designated as Low-Income may qualify for income-subsidized housing units. HUD
categorizes families as Low-Income, Very Low-Income, or Extremely Low-Income relative to AMI, with
adjustment for family size. Exhibit 38 shows the income thresholds as published by HUD. While these
definitions are expressed as a percentage of AMI, HUD includes additional adjustments in Yakima
County to increase the income thresholds.
Exhibit 38. HUD Income Limits by Household Size (Number of Persons in Household), 2025
Income
Category
Household
Income Level 1 2 3 4 5 6
Extremely Low-
Income 30% of AMI $19,950 $22,800 $26,650 $32,150 $37,650 $43,150
Very Low-
Income 50% of AMI $33,200 $37,950 $42,700 $47,400 $51,200 $55,000
Page 41
DRAFT 2025 City of Yakima | Housing Existing Conditions 39
Income
Category
Household
Income Level 1 2 3 4 5 6
Low-Income 80% of AMI $53,100 $60,700 $68,300 $75,850 $81,950 $88,000
Source: US HUD, 2020; BERK, 2025.
Median Family Income (MFI) calculation provided by the HUD for a county or metropolitan region.15
Income limits to qualify for affordable housing are typically set relative to AMI. In this report, unless
otherwise indicated, AMI refers to the HUD Area Median Family Income (HAMFI). In 2025, AMI for a 4-
person household in Yakima County is $82,300.
Cost Burden
When a household pays more than 30 % of their gross income on housing, including utilities, they are
considered “cost-burdened.” When a household pays more than 50 % of their gross income on housing,
including utilities, they are considered “severely cost-burdened.” Cost-burdened households have less
money available for other essentials, like food, transportation, and medical care.
Household
A household is a group of people living within the same housing unit.16 The people can be related, such
as a family. A person living alone in a housing unit or a group of unrelated people sharing a housing unit
are also counted as households. Group quarters population, such as those living in a college dormitory,
military barrack, or nursing home, are not considered to be living in households.
Household Income
The US Census Bureau defines household income as the sum of the income of all people 15 years and
older living together in a household.
15 Note that HUD sometimes refers to HUD Area Median Family Income as just Median Family Income, or MFI. See
https://www.huduser.gov/portal/datasets/il.html
16 The Census sometimes refers to "occupied housing units" and considers all persons living in an occupied housing unit to be a
single household. So, Census estimates of occupied housing units and households should be equivalent.
Page 42
DRAFT 2025 City of Yakima | Housing Existing Conditions 40
Income-Restricted Housing
This term refers to housing units that are only available to households with incomes at or below a set
income limit and are offered for rent or sale at below -market rates. Some income-restricted rental
housing is owned by a city or housing authority, while others may be privately owned. In the latter case
the owners typically receive a subsidy in the form of a tax credit or property tax exemption. As a
condition of their subsidy, these owners must offer a set percentage of all units as income-restricted and
affordable to households at a designated income level.
Low-Income (HUD Income Limits)
Households that are designated as Low-Income may qualify for income-subsidized housing units. HUD
categorizes families as Low-Income, Very Low-Income, or Extremely Low-Income relative to AMI, with
adjustment for family size. Exhibit 38 shows the income thresholds as published by HUD. While these
definitions are expressed as a percentage of AMI, HUD includes additional adjustments in Yakima
County to increase the income thresholds.
Exhibit 38. HUD Income Limits by Household Size (Number of Persons in Household), 2025
Income
Category
Household
Income Level 1 2 3 4 5 6
Extremely Low-
Income 30% of AMI $19,950 $22,800 $26,650 $32,150 $37,650 $43,150
Very Low-
Income 50% of AMI $33,200 $37,950 $42,700 $47,400 $51,200 $55,000
Low-Income 80% of AMI $53,100 $60,700 $68,300 $75,850 $81,950 $88,000
Source: US HUD, 2020; BERK, 2025.
Median Family Income (MFI)
The median income of all family households in an area. Family households are those that have two or
more members who are related. Median income of non-family households is typically lower than for
family households, as family households are more likely to have more than one income-earner. Data
about median family income comes from the Census American Community Survey (ACS). However,
HUD publishes current year MFI estimates for counties and metropolitan regions. These HUD MFI
estimates are also known as AMI. Analyses of housing affordability typically group all households by
income level relative to AMI.
Page 43
DRAFT 2025 City of Yakima | Housing Existing Conditions 41
Vouchers (Tenant-based and Project-based)
HUD provides housing vouchers to qualifying low -income households. These are typically distributed by
local housing authorities. Vouchers can be “tenant-based”, meaning the household can use the vouchers
to help pay for market-rate housing in the location of their choice. Or they can be “project-based”,
meaning they are assigned to a specific building.17
Universal Design
Universal design is “the design and composition of an environment so that it can be accessed,
understood and used to the greatest extent possible by all people regardless of their age, size, or
ability.”18 When integrated into the built environment, universal design principles ensure that residents
who are aging or who have a disability are not blocked from accessing housing and services.
17 See https://www.hud.gov/program_offices/public_indian_housing/programs/hcv/tenant and
https://www.hud.gov/program_offices/public_indian_housing/programs/hcv/project for more details.
18 http://universaldesign.ie/What-is-Universal-Design/
Page 44