Buffalo: a Cheap Place to Live?

Submitted by timmunier on Fri, 2009-11-13 10:58

[This was originally posted on the Homeless Alliance of WNY's blog.]

That may seem like a ridiculous question. Part of the reason I came to Buffalo was because I thought it was probably the most affordable place to live in the state*. But the Center for Housing Policy’s recently released report entitled Paycheck to Paycheck serves to remind us that for many working people, owning a home or even renting a 1BR apartment in Buffalo is unaffordable.

The report compares the wages of 60 occupations with the wages necessary to afford the cost of an average home ($100,000 including all associated costs) or the Fair Market Rent for a one-bedroom or two-bedroom apartment in different states and metropolitan areas. Housing is usually considered affordable if it amounts to 30% of your budget. For example, CHP calculates the income needed for a one-bedroom apartment by multiplying the Fair Market Rent for a one bedroom apartment by 3, which would roughly give you the income needed for that month to afford the apartment. That monthly number is then multiplied by 12 to get the yearly income necessary.

The report found that while the wage necessary to afford a home decreased (much of that having to do with declining home prices) the wages for many occupations, construction-related occupations in particular, still are not high enough to afford a home and in severe cases a two-bedroom apartment. Fair Market Rents continued to increase in most areas, which is very troubling given the big increases in unemployment and that renting is usually the more affordable option for low-income people.

The homeownerhsip and rental information for Buffalo, a city that most people consider a very cheap place to live, is also very troubling. Fair Market Rent for a two-bedroom apartment increased from $704 in 2008 to $723 in 2009, a 2.7% increase. Even more disturbing are the number of service sector wages that are not high enough to afford a one or two bedroom apartment, let alone a home.

Consider these graphs which show the income needed to afford a home, one bedroom, or two bedroom apartment in Buffalo along with the incomes of a selection of service sector occupations (which represents a large portion of the employment available in Buffalo):

Annual Income Needed to Afford a Home

Other occupations that did not earn enough to afford a home included: hairdresser, home health aide, housekeeper, janitor, laundry worker, nursing aid, office clerk, packager, parking lot attendant, receptionist, retail salesperson, school bus driver, security guard, stock clerk, stock mover, telemarketer, and wait staff.

Many people would consider owning a home as being a major indicator that you’re moving out of poverty. These statistics makes it clear that even if you’re working, home ownership is often times out of reach. This does not even take into account the huge up front costs associated with buying a home that would make buying a home prohibitively expensive for anyone who does not make substantially more than the average annual wage necessary to afford a home.

Even more depressing is the number of occupations that are not paid enough to afford a one or two-bedroom apartment:

Annual Income Needed to Afford a 1BR or 2BR Apartment

Other occupations that were not paid enough to afford a 1BR include: hairdresser, home health aide, housekeeper, janitor, laundry worker, retail salesperson, school bus driver, and wait staff.

Other occupations that were not paid enough to afford a 1BR or 2BR include: hairdresser, home health aide, housekeeper, janitor, laundry worker, nursing aide, packager, parking lot attendant, receptionist, stock clerk, stock mover, retail salesperson, school bus driver, and wait staff.

These statistics don’t mean that these people are without homes or apartment. They just make it clear that many people are spending more on their housing than they should be, given the amount of money they make. This squeezes their budget even tighter (if you took the Poverty Challenge you would see how tight poverty level budgets are) and makes it even more difficult to move out of poverty.

These kinds of reports firmly confound a very common accusation against the poor: that if you just get a job and work hard you will surely get out of poverty. The jobs most accessible to those who only have a high school degree or have limited transportation options (which is the situation for many poor people) do not allow a person to reasonably afford basic requirements like housing. If you have a job but have a razor thin budget becasue of how much you’re paying for housing, you will never be able to save up very much money. Financially you will be in a very precarious position and if you run into any bad luck, be it a medical problem, a family problem, or unemployment you can very easily be set back and back and back. Without any outside help, you’re going to have to be the luckiest saint alive to get out of poverty.

*Statements like these are the kinds of statements that are made by someone who has never experienced poverty, like myself. These kinds of statements can very easily be used to justify characterizing the poor as failures or irresponsible: “Why can’t you afford a place in Buffalo, it’s so cheap! You just gotta work and quit being lazy!”. This CHP report and educational exercises like the Poverty Challenge can provide some much needed insight into the financial challenges facing those in poverty. With some insight into how hard it is to be poor, a once judgmental person (who may not have even recognized their pre-conceived notions about the poor) can begin to develop an understanding of poverty that does not blame a poor person for their poverty and acknowledges economic inequalities like the awful wages being paid to hard working individuals as being directly responsible for poverty. One the realizes the incredible importance of the following quote:

“If you judge people, you have no time to love them.”

-Mother Teresa

Further, I hypothesize that if a newly open-minded person were to ponder what the most effective way to end poverty and homelessness would be, they would come to a conclusion very similar to the one MLK came to:

“True compassion is more than flinging a coin at a beggar; it comes to see that an edifice which produces beggars needs restructuring.”

- Martin Luther King Jr

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