Purpose
The Western Piedmont Region, like many areas in the United States, is experiencing a housing shortage, with a pressing need for all types of housing. While estimates vary, studies consistently indicate a nationwide deficit of several million homes, driven by new household formation rates. Individuals with low and extremely low incomes are particularly vulnerable to housing instability, with many spending over half of their income on housing costs.
Demographic trends show that newly formed households are seeking smaller “starter” homes, while older residents aim to downsize, creating competition in the housing market. To attract new workers to the region, it is essential to maintain an adequate housing supply.
Our economy must provide both jobs and housing for individuals with various skill levels. The median home sales price in the region increased from approximately $120,000 in 2013 to over $250,000 in 2023. Additionally, median rent has risen by 10% year-over-year statewide. Regional targets suggest a healthy economy requires annual population growth of between 1% and 2%. Notably, nearly half (48%) of the housing in the Hickory MSA was built before 1980, which is the highest percentage of all MSAs in the state.
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What is "Home BASE"
The concept of a "Home BASE" in housing and economic development refers to establishing a foundational platform or infrastructure that allows individuals and communities to strategically expand their housing opportunities while promoting economic growth. BASE stands for Building Access for Strategic Expansion, highlighting the importance of developing housing systems that are adaptable, inclusive, and scalable to meet the changing needs of diverse populations. This approach also aims to contribute to the economic development of the area.
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The Housing Growth Toolkit focuses on optimizing zoning and development regulations and procedures to enable new and diverse types of housing production by allowing a mix of dense housing types with quicker and predictable development reviews. More housing choice and density in the market equals better value for taxpayers and more efficient use of tax dollars.
The Housing Growth Toolkit focuses on ten practices for enabling housing production.
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Allow more housing types across districts
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Reduce minimum lot sizes
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Reduce setback requirements
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Revise street frontage requirements
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Reduce parking minimums
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Enable unique PUD projects
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Allow accessory dwelling units
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Shift reviews to staff
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Reduce street width requirements
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Consider incentives for density/design
Most local governments within the region have implemented these suggested strategies to help stimulate housing growth.
WPCOG was awarded the NC American Planning Association Marvin Collins Specialized Planning Award in 2023 for the Toolkit, (https://northcarolina.planning.org/community-outreach/past-award-winners/2023-award-winners) and in 2024 received the Aliceann Wohlbruck NADO Impact Award, https://www.nado.org/wpcog-toolkit.
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​Western Piedmont Housing Growth Roadmap
To address the growing need for population and housing in the region, the Western Piedmont Council of Governments’ Community and Regional Planning Department has developed an online housing analysis website that encompasses all 28 local governments. This Regional Housing Initiative website aims to enhance regional economic resilience by analyzing the current housing landscape. It focuses on market demographics, barriers to new housing development, and building permit trends from the past decade.
The site features results from a "Visual Preference Survey," which summarizes the housing types preferred by respondents. Additionally, staff created a developability map using specific criteria: properties must be within a 0.5-mile proximity to sewer and water, be vacant or undeveloped, have a slope of less than 20%, and be zoned for residential or mixed use. For properties in the county, the map also considers soil analyses that indicate septic absorption ratings, identifying parcels that are suitable for development within each local government’s jurisdiction.
Furthermore, the website provides links to case studies relevant to the region’s goals of stimulating housing growth and overcoming barriers to new housing development. It also highlights successful housing projects from across the region. Public education materials are available for all local governments to help combat housing stigmas and encourage demand for new housing. The site includes recommendations designed to support population and housing growth throughout the region.
​Carolina Across 100, Our State Our Homes
In 2016, UNC launched an initiative called ncIMPACT to aid communities as they face challenging issues. As a response, UNC created the Carolina Across 100 program addressing issues such as work, housing, mental health, and others. WPCOG applied in partnership with Caldwell County to the Our State, Our Homes, the fifth cohort-based program lead by ncIMPACT. On January 9, 2025, WPCOG was awarded the opportunity to take part in an initiative that will address access to and availability of affordable housing on a regional level that includes all four of our counties.
Over the next 18 months, a five-person core team will be attending a total of five quarterly peer learning forums in Chapel Hill, plus monthly webinars, training opportunities, and events. The basic outline of the program will be setting a direction, building a framework for change, evaluating progress, and sustaining the work. As part of the process a larger working group from a variety of workforce sectors within the four counties will collaborate with the core team to create a regional work plan addressing affordable housing.