How the Boulder Housing Authority Is Addressing Growing Affordability Issues

In this interview with Multi-Housing News, BHP Executive Director Jeremy Durham shares his thoughts on the ways public authorities can serve residents’ need for stable and affordable homes.

Tell us a bit about how your portfolio has evolved over the years.

Durham: Since 2016, we’ve made significant strides in expanding our housing portfolio, growing from around 1,100 units to 1,850 today. This growth represents our proactive efforts to respond to Boulder’s housing affordability challenges. As the demand for affordable housing continues to rise, we focus on increasing the quantity of units while enhancing the quality and sustainability of the homes we offer.

How are you addressing the ever-increasing demand for affordable housing and the multiple challenges that come with providing this type of housing?

Durham: One of the most pressing challenges Boulder faces in providing affordable housing is the high cost of housing itself. Boulder consistently ranks as one of the most expensive housing markets in the country, driven by limited land availability, high demand and local building costs. This makes it difficult for many individuals and families, especially those with low or moderate incomes, to find housing they can afford.

Beyond the cost of acquiring or developing new housing, managing and maintaining affordable properties in this market is also expensive. The rising costs of construction materials, labor and land mean that every new development requires careful financial planning and significant resources to ensure long-term affordability. Moreover, ensuring that existing housing remains in good condition for residents, while meeting environmental and energy efficiency standards, requires ongoing investment.

To address these challenges, BHP focuses on efficiency, funding and adaptation. BHP prioritizes efficient operations and development, aiming to reduce overhead expenses and pass these savings on to residents through more affordable rents. This includes energy-efficient building designs and materials, which lower utility costs for residents and reduce long-term maintenance expenses.

Securing diverse funding is also crucial in Boulder’s high-cost environment. BHP pursues public and private funding from multiple sources, including grants and loans from the City of Boulder’s affordable housing programs, Boulder County, state housing funds and federal programs like low-income housing tax credits. These resources help bridge the gap between the high cost of development and affordable rents.

Another strategy is leveraging Boulder’s Inclusionary Housing policies. The IH program requires developers of new residential projects to contribute to affordable housing by either constructing affordable units onsite or providing funds for their development. BHP works with the City to use these funds for developing new affordable homes and expanding the housing portfolio.

Finally, BHP adapts to evolving local, state and federal policies that shape affordable housing. By staying involved in policy discussions, BHP advocates for initiatives that support the creation and preservation of affordable housing, adjusting strategies to align with new regulations such as increasing density allowances or reducing parking requirements, which can help lower development costs and support affordable housing efforts.

Can you expand on how you work with the local government and other stakeholders to secure funding for new developments?

Durham: The City of Boulder provides financial support through its Housing Trust Fund, which helps initiate and sustain new developments. Additionally, the City assists in navigating the land use process, ensuring that our projects receive the necessary approvals.

BHP collaborates with Boulder County, which provides funding through its Worthy Cause program. We also look forward to the soon-to-launch Affordable and Attainable Housing Tax Dollars program, which will support our ability to develop affordable housing. These county resources are important in helping us expand our portfolio.

By working with the City of Boulder, Boulder County and CHFA, BHP secures the resources and support needed to develop and maintain affordable housing. These collaborations are crucial for ensuring that our projects are built and remain affordable for residents in the future.

At the state level, CHFA plays an essential role by consistently awarding us LIHTC, a critical financing mechanism that enables us to complete many projects. LIHTC funding is vital for ensuring long-term affordability.

What affordable housing projects is BHP working on? What impact do you expect them to have?

Durham: BHP is currently working on three significant affordable housing projects in various stages of development, each designed to address specific community needs.

First, we are developing the BHP Hilltop Senior Living project, which is currently under construction. This development will provide 60 deeply affordable units specifically for seniors…Hilltop will offer stability and support for Boulder’s aging population. Additionally, 25 percent of the units—15 in total—are being set aside for individuals who are either experiencing or at risk of homelessness. This focus on vulnerable seniors aims to provide a safe living environment and reduce the strain on emergency shelters and health-care systems.

The second project, Rally Flats, will offer 100 units of workforce housing, focusing on individuals and families in the workforce with a range of affordable rent options. Rally Flats is important for Boulder’s middle-income earners, many of whom struggle to find housing that matches their income. Additionally, 10 units will be designated for individuals experiencing or at risk of homelessness, contributing to efforts to reduce homelessness in Boulder.

Lastly, Hawthorn Court is a 73-unit development specifically geared toward families. This project will offer a mix of unit sizes to accommodate families of different sizes and help address the shortage of affordable family housing in Boulder. Importantly, 10 units will be set aside for families at risk of homelessness. Hawthorn Court’s family-friendly design, which includes open spaces and amenities for children, aims to create a supportive environment for families.

Each of these projects addresses different aspects of Boulder’s housing crisis—whether it’s providing homes for seniors, workforce housing or support for families. These developments are expected to increase the availability of affordable housing and contribute to a more inclusive Boulder, where people of all income levels and backgrounds can live.

READ ALSO: Turning Vacant Properties Into Affordable Housing

Preserving affordable stock is also crucial. What strategies do you employ to maintain and upgrade your existing properties?

Durham: First, we set aside financial reserves each year specifically for capital improvement projects. This allows us to invest in upgrades like energy-efficient systems, structural repairs and other improvements that enhance the living experience for our residents and extend the life of the buildings.

We have a dedicated team of 25 maintenance professionals who handle the day-to-day upkeep of our properties. They respond to maintenance requests, perform routine inspections and take care of repairs, ensuring our residents live in safe and well-maintained homes. Having an in-house team helps us address issues quickly and maintain quality.

We also take a proactive approach by regularly assessing our properties to plan for necessary updates, which helps us avoid costly emergency repairs. Sustainability is a part of our upgrades, too—we focus on improvements that lower utility costs for residents and reduce our environmental footprint. 

How are you planning to meet future demand for affordable housing, especially with Boulder’s growing population?

Durham: A key part of our strategy is maintaining a balanced operating budget, which allows us to reinvest developer fees into acquiring land for future developments. This reinvestment strategy has been essential in expanding our capacity to develop more affordable housing.

Beyond these internal efforts, we’ve benefited from significant support from the City of Boulder and the University of Colorado. Both the City and the university have committed to land dedications, providing us with crucial space for new developments. The City’s land dedications help reduce development costs, while the University of Colorado’s commitment to providing land plays a key role in addressing housing needs for students, faculty, staff and the broader Boulder community.

As a result, BHP now has a pipeline of over 1,000 affordable housing units that we are ready to develop as funding and capacity allow. These units will address a wide range of housing needs, including options for seniors, families, workforce housing and supportive housing for individuals experiencing homelessness. While our pace is influenced by available funding and resources, we are actively pursuing new financing opportunities and partnerships to accelerate the completion of these projects.

How else are you supporting your residents and the broader Boulder community?

Durham: We are committed to creating vibrant, supportive communities where residents can truly thrive. A key part of this effort is our dedicated Resident Services team, which consists of 14 staff members who work directly with residents to connect them with services, build community and foster a sense of belonging. Our Resident Services team plays a vital role in helping residents access resources such as health care, education, job training and financial assistance, ensuring they have the support they need to succeed.

In addition to connecting residents with essential services, BHP actively works to cultivate a sense of community within our properties. One way we do this is through our full-time activities coordination. We host hundreds of resident events each year, ranging from social gatherings and cultural celebrations to educational workshops and wellness programs. These events are designed to bring residents together, create connections and promote a sense of belonging. 

How has the local housing market evolved over the past few years, particularly in terms of pricing and availability?

Durham: In recent years, the housing market in Boulder has become significantly more expensive, with prices continuing to rise. The post-pandemic economy has accelerated these increases, as remote work and shifting priorities have led more people to seek out places like Boulder…This surge in demand has further strained a housing market that was already facing challenges due to limited supply.

Boulder’s desirability as a place to live has, in many ways, made it a global market. People from all over the country and even internationally, are drawn to Boulder for its outdoor lifestyle, high quality of life and proximity to academic and professional opportunities. However, with limited land available for development and strict regulations aimed at preserving the natural environment and city character, the supply of housing has not kept up with this demand.

This growing imbalance between supply and demand has led to a housing market that is more competitive than ever. Prices have increased not only for homebuyers but also for renters, and the availability of affordable housing has become even more limited. This trend reflects the larger national issue of housing affordability but is particularly acute in Boulder due to its unique geographic and economic constraints.

What broader housing trends are you noticing in Boulder that could impact affordable housing in the future?

Durham: One of the most significant trends is the increased commitment from both state and local leadership to address the housing affordability crisis. This is reflected in new funding mechanisms, policy changes and a greater willingness to prioritize housing development.

At the local level, Boulder County’s affordable and attainable housing tax is set to provide a new, dedicated source of funding to support the creation and preservation of affordable housing. This initiative represents a critical step toward addressing the county’s long-standing affordable housing challenges by ensuring a continuous stream of resources to build new affordable units and maintain existing ones. As this funding comes online, it will help organizations like BHP scale up development efforts and meet the growing demand for affordable homes.

Statewide, the passage of Proposition 123 is another key development. This initiative allocates significant funding to support affordable housing projects across Colorado, including Boulder. The additional resources from Prop 123 will enable local housing authorities to move forward with new developments, expand housing access for low- and middle-income families and implement programs that provide housing stability such as rental assistance. This statewide funding boost has the potential to make a substantial difference in increasing affordable housing capacity.

In addition to financial support, regulatory changes at the local level are beginning to create a more favorable environment for housing development. Boulder has seen significant improvements in its land use regulations, which are designed to facilitate more efficient housing development at scale. By relaxing some of the restrictive zoning policies and allowing for greater density in certain areas, the City is making it easier to build new housing projects, including affordable ones. These regulatory changes will help overcome some of the key barriers to developing affordable housing in Boulder such as high land costs and limited available land.

Together, these trends are creating a more supportive environment for affordable housing development in Boulder. While challenges remain, these broader trends suggest a future where it will be more feasible to develop affordable housing at the scale needed to meet the demands of the community.