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					  hendricks
housing study
        October 2008




   Development Services, Inc.
       402 North Harold
   Ivanhoe, Minnesota 56142
         507-694-1552
                                   table of contents


I.     INTRODUCTION                                                                           1
       A.   Overview                                                                          1
       B.   Goals                                                                             1
       C.   Methodology                                                                       1
       D.   Limitations                                                                       2
       E.   Acknowledgement                                                                   2

II.    EXECUTIVE SUMMARY                                                                      3

III.   DEMOGRAPHIC DATA & CENSUS INFORMATION                                                  5
       A.  Sources of Data                                                                    5
       B.  Definition of the Study Area                                                       5
       C.  Population Trends                                                                  6
                Figure 1 – Population, 1980 to 2000                                           6
                Table 1 – Population, 1980 to 2000                                            7
       D.  Population Projections                                                             7
                Table 2 – Population Projections, 2000 to 2030                                7
       E.  Age                                                                                8
                Figure 2 – Median Age, 1980 to 2000                                           8
                Table 3 – Age Breakdowns, 2000                                                8
                Figure 3 – Population Pyramid, 2000                                           9
       F.  Income Conditions                                                                 10
                Figure 4 – Household Incomes, 1990 to 2000 (Entire Study Area)               10
                Table 4 – Household Incomes, 1990 to 2000 (Entire Study Area)                11
                Figure 5 – Median Household Income, 1980 to 2000                             11
                Table 5 – Median Household Income, 1980 to 2000                              12
                Table 6 – Per Capita Income, 1980 to 2000                                    12
       G.  Housing Units by Census Category                                                  13
                Figure 6 – Total Number of Housing Units in Study Area, 2008                 13
                Table 7 – Owner-Occupied Housing Units, 1990 to 2008                         14
                Table 8 – Renter-Occupied Housing Units, 1990 to 2008                        14
                Table 9 – Vacant Housing Units, 1990 to 2008                                 15
                Figure 7 – Housing Units in Entire Study Area, by Year Built                 15
                Table 10 – Housing Units, by Year Built (Entire Study Area)                  15
                Figure 8 – Owner-Occupied Housing Units by Value (Entire Study Area), 2000   16
                Table 11 – Owner-Occupied Housing Units by Value (Entire Study Area), 2000   16
       H.  Vacancy Rates                                                                     17
                Table 12 – Owner-Occupied Vacancy Rates, 1980 to 2000                        17
                                                -i-
              Table 13 – Renter-Occupied Vacancy Rates, 1980 to 2000                         18
    I.   Labor & Workforce Patterns                                                          18
              Table 14 – City of Hendricks Labor Shed & Commute Shed                         19
              Table 15 – Lincoln County Labor Shed & Commute Shed                            20
IV. SURVEY INFORMATION                                                                       21
    A.   Source of Survey Data & Response Rate                                               21
              Table 16 – Response Rates of Survey                                            21
    B.   Summary of Full Survey Responses, Entire Study Area                                 21
              Age Breakdowns                                                                 22
              Figure 9 – Age Breakdown of Survey Respondents, 2008                           22
              Annual Household Income                                                        22
              Figure 10 – Income Breakdown of Survey Respondents, 2008                       22
              Place of Work & Commuting                                                      23
              Type of Current Home                                                           23
              Figure 11 – Type of Current Housing of Survey Respondents, 2008                24
              Own or Rent Current Home                                                       24
              Year Current Home Was Built                                                    24
              Current Monthly House Payment or Rent                                          24
              Current Monthly Taxes, Insurance, and Utility Costs                            24
              Where Primary Medical Services Are Received                                    24
              Assisted Living Facility Needed for Hendricks Area                             24
              Level of Interest in Assisted Living                                           25
              Important Services & Amenities in an Assisted Living Facility                  25
              Why Not Interested in Assisted Living                                          25
              Interested in Types of New Housing                                             25
              Own or Rent New Housing                                                        26
              First Time Home Buyer                                                          26
              Currently Use Income-Based Housing Assistance                                  26
              Affordable Monthly Payment or Rent for New Housing                             26
              Bedrooms, Bathrooms, Garage Stalls Desired in New Housing                      26
              Level of Interest in New Housing Preferences                                   26
              Reasons Interested in New Housing                                              26
              Figure 12 – Why Interested in New Housing                                      27
              Why Not Interested in New Housing                                              27
              What Community Services & Amenities Are Important                              27
              Figure 13 – Survey Respondents View of Important Services & Amenities          27
              Gave Their Names for Receiving More Information                                27
    C.   Detailed Responses of Those Interested in New Housing                               28
              Table 17 – Locations of Survey Respondents Interested in New Housing           28
              Table 18 – Age Breakdowns of Persons in Households Interested in New Housing   28

                                             - ii -
                 Table 19 – Annual Incomes of Households Interested in New Housing                       29
                 Place of Work & Commuting                                                               29
                 Type of Current Home                                                                    29
                 Own or Rent Current Home                                                                29
                 Year Current Home Was Built                                                             29
                 Current Monthly House Payment or Rent                                                   30
                 Current Monthly Taxes, Insurance, and Utility Costs                                     30
                 Interested in Types of New Housing                                                      30
                 Table 20 – Types of Housing Desired by Households Interested in New Housing             30
                 Own or Rent New Housing                                                                 31
                 First Time Home Buyer                                                                   31
                 Affordable Monthly Payment of Rent for New Housing                                      31
                 Bedrooms, Bathrooms, Garage Stalls Desired in New Housing                               31
                 Table 21 – Reasons Given by Households for Interest in New Housing                      32
                 Gave Their Names for Receiving More Information                                         32
     D.     Detailed Responses of Those Interested in Assisted Living                                    32
                 Table 22 – Locations of Survey Respondents Interested in Assisted Living                32
                 Table 23 – Age Breakdowns of Persons in Households Interested in Assisted Living        33
                 Table 24 – Annual Incomes of Households Interested in Assisted Living                   33
                 Type of Current Home                                                                    33
                 Own or Rent Current Home                                                                33
                 Year Current Home Was Built                                                             33
                 Current Monthly House Payment or Rent                                                   34
                 Current Monthly Taxes, Insurance, and Utility Costs                                     34
                 Where Primary Medical Services Are Received                                             34
                 Figure 14 – Location of Primary Medical Services                                        35
                 Table 25 – Services & Amenities Important to Households Interested in Assisted Living   35
                 Affordable Monthly Payment or Rent for Assisted Living                                  35
                 Bedrooms, Bathrooms, Garage Stalls Desired in Assisted Living                           36
                 Gave Their Names for Receiving More Information                                         36

V.   INTERVIEWS & ADDITIONAL RESEARCH                                                                    36
     A.   Sources of Data                                                                                36
     B.   Permits & Sales                                                                                36
                Table 26 – Residential Building Permits Issued, 2000 to 2008                             37
                Housing Sales                                                                            37
     C.   Listings for Sale                                                                              38
                Table 27 – Residential Listings of Homes for Sale                                        38
     D.   General Information from Interviews                                                            39
                Rental Housing                                                                           39
                Elderly Rental Housing                                                                   39
                                                   - iii -
                  Single-Family Rental Housing                                                          40
                  House Hunting                                                                         40
     E.      General Information from Employer Interviews                                               40
                  Perspectives of Main Employers                                                        40
                  Table 28 – Information from Main Employers                                            41
     F.      Specific Interviews                                                                        41
                  Employment & Housing                                                                  41
                  The Community & Housing                                                               42
                  Public Policy & Housing                                                               43
                  Financial Issues & Housing                                                            43

VI. FINDINGS & RECOMMENDATIONS                                                                          44
    A.    The Housing Spectrum                                                                          44
               Multi-Family Housing                                                                     44
               Additional Lots and/or New Subdivisions for Single-Family Housing                        45
               Promotion and Marketing                                                                  46
               Rehabilitation                                                                           46
               Acquisition/Demolition                                                                   46
    B.    Assisted Living                                                                               47
               Definitions                                                                              47
               Other Assisted Living Facilities                                                         47
               Recommendation                                                                           47

VII. ATTACHMENTS                                                                                        49
     A.   Neighboring Assisted Living Facilities                                                        50
               Table 29 – Assisted Living Facilities Within 70 Miles of Hendricks                       50
     B.   Survey Instrument                                                                             51
     C.   Detailed Survey Analysis, Entire Survey Area                                                  55
               Table 30 – Question 1 – Where Survey Respondents Live                                    55
               Table 31 – Question 2 – Age Breakdowns                                                   56
               Table 32 – Question 3 – Annual Household Income                                          57
               Table 33 – Question 4 – Place of Work & Commuting                                        58
               Table 34 – Question 5 – Type of Current Home                                             61
               Table 35 – Question 6 – Own or Rent Current Home                                         61
               Table 36 – Question 7 – Year Current Home Was Built                                      62
               Table 37 – Question 8 – Current Monthly House Payment or Rent                            62
               Table 38 – Question 9 – Current Monthly Taxes, Insurance, Utility Costs                  63
               Table 39 – Question 10 – Where Primary Medical Services Are Received                     63
               Table 40 – Question 11 – Assisted Living Facility Needed for Hendricks Area              65
               Table 41 – Question 12 – Level of Interest in Assisted Living                            65
               Table 42 – Question 13 – Important Services & Amenities in an Assisted Living Facility   66
                                                   - iv -
         Table 43 – Question 14 – Why Not Interested in Assisted Living                       67
         Table 44 – Question 15 – Interested in Types of New Housing                          68
         Table 45 – Question 16 – Own or Rent New Housing                                     69
         Table 46 – Question 17 – First Time Home Buyer                                       69
         Table 47 – Question 18 – Currently Use Income-Based Housing Assistance               69
         Table 48 – Question 19 – Affordable Monthly Payment or Rent for New Housing          70
         Table 49 – Question 20 – Bedrooms, Bathrooms, Garage Stalls Desired in New Housing   70
         Table 50 – Question 21 – Level of Interest in New Housing Preferences                71
         Table 51 – Question 22 – Reasons Interested in Different Housing                     71
         Table 52 – Question 23 – Why Not Interested in Different Housing                     72
         Table 53 – Question 24 – What Services & Amenities Are Important to You              72
         Table 54 – Question 25 – Gave Their Names for Receiving More Information             73
D.   Other Demographic Tables                                                                 73
         Table 55 – Detailed Household Incomes, 1990 to 2000                                  73
         Table 56 – Housing Units, by Year Built                                              74
         Table 57 – Owner-Occupied Housing Units, by Value, 2000                              75
         Table 58 – Residential Sales (Minnesota Segment of Study Area)                       76
         Table 59 – Residential Sales (South Dakota Segment of Study Area)                    77




                                          -v-
                                             part i
                                         introduction

                                       Section I-A – Overview
We begin with the assumption that housing is a vital physical asset in every community, no less important
to the life of that community than the infrastructure of streets, sewer lines, and electrical power. All too
often, however, issues surrounding housing may be neglected by local decision-makers. They do so at the
peril of their community’s future. Today, as in the past, housing is a vital link in a chain that connects
economic development, jobs, schools, retirement, and quality of life. When housing becomes a weak
link, the strength of the entire community suffers.

This project arose from a shared recognition of the importance of housing on the part of the Hendricks
Economic Development Authority (EDA) and the Hendricks Community Hospital Association (HCHA).
Development Services, Inc. was retained to conduct this study. Working together in close partnership, the
EDA and HCHA have provided guidance and planning assistance throughout the project.

                                         Section I-B – Goals

This study proceeded with a variety of goals, all of which are closely related and have a bearing on many
issues relating to housing in the community:
   •   To assemble, organize, and present a variety of related demographic and survey information.
   •   To analyze the current housing inventory, market, and trends.
   •   To identify unmet needs, potentials, and opportunities in the housing field.
   •   To offer a special focus on proposals for developing an Assisted Living Facility in the community.
   •   To offer a series of findings and recommendations.
   •   To present all information as a useful basis for future decision-making.

                                    Section I-C – Methodology
The people of Hendricks have traditionally defined their community as extending beyond the city limits.
The rural townships which surround the city are seen as important parts of the community. Similarly, a
long-standing close relationship has existed between Hendricks and their South Dakota neighbors
immediately to the west. As a result of this broader sense of community and in recognition of the
economic trade area and housing market, this study has included:

                                     In Minnesota         In South Dakota
              City of Hendricks (Lincoln County)          City of Astoria (Deuel County)
          Hansonville Township (Lincoln County)           Lake Hendricks Township (Brookings County)
           Hendricks Township (Lincoln County)            Oak Lake Township (Brookings County)
           Shaokatan Township (Lincoln County)            Scandinavia Township (Deuel County)
                                                    -1-
                                     Section I-D – Limitations

This study represents an analysis performed with the data known to be available at the time. The findings
and recommendations are based upon current circumstances, realistic solutions, professional judgment,
and relevant information on future trends and projections. Significant changes in the regional economy,
employment patterns, local projects, federal or state government policies, or other related factors could
change these conclusions and recommendations.

The information and conclusions presented in this report are largely offered for the study area as a whole.
Specific information for each community or township in the study area may be most readily available
from the detailed tables in the document and the attachments.

                                Section I-E – Acknowledgements

Development Services, Inc. wishes to thank the members of the Hendricks Economic Development
Authority and the Board of Directors and staff of the Hendricks Community Healthcare Association for
their assistance in defining the scope of this study and providing policy guidance for the project as a
whole.

We hope you find this report useful and beneficial to the long term development of Hendricks and the
surrounding area.




                                      This study is prepared by
                                   development services, inc.
                                              402 North Harold
                                          Ivanhoe, Minnesota 56142
                                                507-694-1552
                                   in association with
                   susan brickweg, prairie country consulting, inc.
                                          and
                        elizabeth larkin, larkin & associates




                                                    -2-
                                          part ii
                                    executive summary

The future is shaped by plans that are made today. In recognition of this, and by affirming the important
role that housing plays in the vitality of a community, the Hendricks Economic Development Authority
(HEDA) and Hendricks Community Hospital Association (HCHA) retained Development Services, Inc.
(DSI) to study the housing environment in an area consisting of the City of Hendricks, Hansonville
Township, Hendricks Township, and Shaokatan Township (in Minnesota) plus the City of Astoria, Lake
Hendricks Township, Oak Lake Township, and Scandinavia Township (in South Dakota).

The objectives of the study were to: (1) present available demographics and survey information, (2)
examine the current housing inventory, markets, and trends; (3) identify unmet needs; (4) provide a series
of findings and recommendations; and (5) analyze opportunities for new housing in the study area.
Special attention has been paid to potentials for an assisted living facility in the study area.

Analysis was performed using data known to be available at the time. Key observations were based on
current circumstances, relevant information concerning future trends and projections, realistic solutions,
and professional judgment. Significant changes in the regional economy, employment patterns, local
projects, government policies, and other related factors could affect the conclusions.

Findings were made within the context of a progressive housing model or “spectrum” of housing needs,
one which seeks to address the range of housing issues that are encountered as people move through life’s
stages – youth, employment years, retirement, and elderly care.

After careful analysis of survey results, area demographics, local interviews, current housing, future needs
of key employers, and with a focus on the area’s aging housing inventory and population, we recommend
the following:

   •   Construction of a 14- to 20- unit assisted living facility subject to the completion of a feasibility
       study for the project.

   •   Construction of 6 to 12 units of multi-family housing in the form of twin homes, multi-plexes, or
       condos.

   •   Development of additional lots and/or new subdivisions to accommodate the construction of 6 to
       10 single-family homes.

   •   Promotion and marketing for housing and population growth.

   •   Continued efforts to rehabilitate and repair existing single-family houses and rental units.

   •   Acquisition and demolition of deteriorated houses.

The strongest base of support for the study’s conclusions comes not from dry statistics in census books
but, rather, from the people in the study area themselves – support gathered from testimonials and survey


                                                     -3-
results. A large majority of survey respondents spoke loudly by indicating their desire for new housing
directly tied to retirement and/or the need for lower maintenance housing.

Construction of an assisted living facility and additional townhouses/condominiums fits clearly within the
progressive housing model. Such housing provides new alternatives for the aging population while
opening up existing homes for sale to growing families, people being recruited to the area, and all others
in the community.

The future is, indeed, shaped by plans that are made today. It is hoped that this study will be a valuable
tool in guiding that future.




                                                    -4-
                               part iii
                demographic data & census information

                                 Section III-A – Sources of Data

There is no shortage of information in today’s world. All too often the reverse is true and we run the risk
of drowning in data. While this study is crammed with facts and figures, the goal has been to present
relevant data in a relevant manner. A variety of resources have been tapped in order to gather information
for this study. The following have been used:

   •   United States Census Bureau.

   •   State government demographic sources in both Minnesota and South Dakota.

   •   County government offices, again in both Minnesota and South Dakota.

   •   Records and information from the City of Hendricks and the Hendricks Community Hospital
       Association.

   •   Personal interviews with elected officials and community leaders.

   •   Similar interviews with realtors, property managers, developers, landlords, and others having a
       special interest in housing issues.

   •   Area public housing agencies.

   •   A survey of all households in the study area, supplemented by additional mailing lists. (The
       survey component of the study is more fully explained in Part IV.)

   •   Note that some inconsistency may occur within census data. People responding to the census may
       answer some questions and not others. Therefore, some disagreement among statistics will be
       inevitable.

                          Section III-B – Definition of the Study Area

Every study of this type must have a manageable and relevant geographic focus. Market issues, plus a set
of historical relationships that define a sense of community in and around Hendricks, leads this study to
focus on:

   •   In Minnesota: City of Hendricks, Hansonville Township, Hendricks Township, and Shaokatan
       Township.

   •   In South Dakota: City of Astoria, Lake Hendricks Township, Oak Lake Township, and
       Scandinavia Township.

                                                   -5-
                                    Section III-C – Population Trends

Figure 1 shows that the study area has been subject to declining population pressures for decades. This
parallels a set of out-migration trends that have been common throughout rural areas of Minnesota and
South Dakota. Historical data for the last three census periods is as follows:

    Figure 1 – Population, 1980 to 2000


                                        2,261
                                                                  1,883                 1,896




     Source: US Census Bureau _____________________________________________________________________________________________


Table 1 presents the population information in comparison with statewide trends for Minnesota and South
Dakota.

                                                            -6-
Table 1 – Population, 1980 to 2000
                                                                                                                  % Change
                                       1980 Population         1990 Population         2000 Population
                                                                                                                  1980–2000
State of Minnesota                          4,075,970               4,375,099              4,919,479                20.7%
State of South Dakota                         690,768                696,004                754,844                 9.3%
City of Hendricks                               737                    656                     725                  -1.6%
Hansonville Township                            202                    143                     122                 -39.6%
Hendricks Township                              377                    297                     220                 -41.6%
Shaokatan Township                              254                    200                     192                 -24.4%
City of Astoria                                 169                    155                     150                 -11.2%
Scandinavia Township                            197                    187                     217                  10.2%
Lake Hendricks Twp.                             161                    136                     172                   6.8%
Oak Lake Township                               164                    109                     98                  -40.2%
Study Area Totals                              2,261                  1,883                   1,896                -16.1%
Source: U.S. Census Bureau


While both the states of Minnesota and South Dakota have seen steady overall population increases since
1980, the study area as a whole has lost nearly one-fifth of its people. Hendricks Township and
Hansonville Township have suffered the worst decline. Growth has taken place in Scandinavia Township
and Lake Hendricks Township. The City of Hendricks has experienced a rebound in population since
1990, although a small overall decline since 1980 has occurred.

                                      Section III-D – Population Projections

Table 2 indicates that future population trends for the study area are mixed. Hansonville Township,
Hendricks Township, and the City of Astoria are projected to continue experiencing population declines
through 2030. The population of the City of Hendricks is projected to increase by 12% from 2000 to
2030, while a 3.6% increase is anticipated for Shaokatan Township. However, the data are incomplete for
the study area due to the unavailability of projections for the three townships in South Dakota.

Table 2 – Population Projections, 2000 to 2030
                                                           2010                  2020                  2030
                                     2000                                                                             % Change
                                                         Population            Population            Population
                                   Population                                                                         2000-2030
                                                          Estimate              Estimate              Estimate
City of Hendricks                       725                 707                   761                   812              12.0%
Hansonville Township                    122                 100                    93                    84             -31.1%
Hendricks Township                      220                 190                   183                   171             -22.3%
Shaokatan Township                      192                 196                   199                   199               3.6%
City of Astoria                         150                 143                   130                   N/A             -13.3%
Scandinavia Township                    217
Lake Hendricks Twp.                     172                        Projections are not available for these townships.
Oak Lake Township                        98
Sources: U.S. Census Bureau; Minnesota State Demographic Center; Deuel County Comprehensive Plan.




                                                                    -7-
                                                        Section III-E – Age
Median Age.

Figure 2 shows that the median age 1 has been increasing in all of the townships in the study area. A
decrease in median age was experienced in the cities of Astoria and Hendricks from 1990 to 2000.

        Figure 2 – Median Age, 1980 to 2000




          Source: US Census Bureau _____________________________________________________________________________________________


Age Breakdowns.

Table 3 presents age breakdowns. The census shows that the study area as a whole is more elderly (29%
of the population being 65 years of age and older) than either the state of Minnesota (12%) or South
Dakota (15%). Special housing considerations may come into play for the elderly population, it is
important to note that the city of Hendricks is the “grayest” community within the survey area. Nearly
half – 47% – of the residents in Hendricks are 65 or older.

    Table 3 – Age Breakdowns, 2000
                                 Persons Under        Persons Age        Persons Age         Persons Age
                                                                                                                     Totals
                                    Age 20              20 to 44           45 to 64          65 and Older
    State of Minnesota           1,434,845 – 29%     1,819,803 – 37%     1,070,565 – 22%     594,266 – 12%      4,919,479 – 100%
    State of So. Dakota           229,307 – 32%       271,897 – 36%       142,469 – 18%      111,171 – 15%       754,844 – 100%
    City of Hendricks                155   –   24%       141   –   21%       121   –   18%      308   –   47%       725   –   100%
    Hansonville Twp.                  42   –   29%        32   –   22%        29   –   20%       19   –   13%       122   –   100%
    Hendricks Twp.                    55   –   19%        68   –   23%        54   –   18%       43   –   14%       220   –   100%
    Shaokatan Twp.                    58   –   29%        49   –   25%        50   –   25%       35   –   18%       192   –   100%
    City of Astoria                   38   –   25%        37   –   24%        33   –   21%       42   –   27%       150   –   100%
    Scandinavia Twp.                  65   –   35%        64   –   34%        47   –   25%       41   –   22%       217   –   100%
    Lk. Hendricks Twp.                34   –   25%        33   –   24%        60   –   44%       45   –   33%       172   –   100%
    Oak Lake Twp.                     24   –   22%        30   –   28%        34   –   31%       10   –   9%         98   –   100%
    Study Area Totals                471 – 25%           454 – 24%           428 – 23%          543 – 29%          1,896 – 100%
    Source: U.S. Census Bureau


1
      The median age is an age “x”, such that exactly one-half of the population is older than “x” and the other half is
      younger than “x”. (Source: www.statcan.ca)
                                                          -8-
Since 1980, the study area as a whole has consistently had a significantly higher median age than is found
statewide in either Minnesota or South Dakota. The city of Hendricks has the highest median age – 56.8
years – which is more than twenty years older than the statewide patterns.

The rate of aging (% Change) differs widely within the study area. Lake Hendricks Township and Oak
Lake Township show substantial increases in age. The median age in the city of Hendricks, although very
high, has remained fairly consistent in the past decades. The city of Astoria has bucked the trend by
growing slightly younger since 1980.

Population Pyramid.

Figure 3 shows age distribution by gender in Lincoln County and is presented for comparison purposes
with the study area data. Figure 3 is county-wide and differs from the study area examined in Table 3.
When drawn as a “population pyramid,” age distribution can indicate at patterns of growth and/or decline
of a specific age group, all things remaining constant.

When looking at the population pyramid for Lincoln County, we can see that the female population
between the ages of 55 to 85+ is heavily weighted (with a slight decline of those age 50 to 54) but then
raises again for those ages 39 to 49.

When looking at the male side of the pyramid, although the elderly male population compares
unfavorably to the female side, it shows that sustained growth in the male population can also be expected
over the next 50 years.

     Figure 3 – Population Pyramid, 2000




From this population pyramid, and all other factors remaining constant, over the next 50 years Lincoln
County can anticipate a significant increase in the elderly population. The “bulge” in population in the 35
to 49 age bracket will soon move into the elderly category. Therefore, investments in alternative and
elderly housing today will continue to have demand well into the future.



                                                   -9-
☛ Key Observations.
   •    Even when considering the past trends of population decline, the population projections and age of
        the population suggest creative and cost effective solutions to develop housing that meets the
        needs of persons living within and expected to live within the study area.

   •    Table 3 shows that the highest percentage of persons age 65+ gravitates to the city of Hendricks,
        where services and medical care are more conveniently located. Therefore, it is important for the
        community to prepare for elderly housing needs and create a “livable community” where access to
        essential services is available to this population.

   •    There will be increased pressures on the city of Hendricks’ housing stock if the population
        projections provided in Table 2 are realized.

   •    The population pyramid indicates that an Assisted Living Facility or elderly housing needs are key
        in housing decisions considering the 50-year expected span of high elderly population and can
        provide housing options for the elderly for the next 50 years.

                                Section III-F – Income Conditions

Census information demonstrates that income conditions are depressed in the study area. This is reflected
by household income data, per capita income, and the distribution of households among income
categories. (Detailed household income for each city and township in the study area is found at Table 55
in Section VII-D.)

Household Income Ranges.

Figure 4 and Table 4 presents household incomes for the entire study area. The number of households in
the lowest income brackets has decreased between 1990 and 2000. To a degree, this can be attributed to
general wage inflation over the decade.

 Figure 4 – Household Incomes, 1990 to 2000 (Entire Study Area)




  Source: U.S. Census Bureau


However, there are still comparatively few households with incomes exceeding $75,000 per year.
Household incomes are still heavily weighted at less than $50,000 per year.
                                                   - 10 -
    Table 4 – Household Incomes, 1990 to 2000 (Entire Study Area)
                                     Households                                         Households
    Income Range                                      Income Range
                                   1990……..2000                                       1990……..2000
    $0 – $14,999                    295      159      $50,000 – $74,999                31       106
    $15,000 – $24,999               191      146      $75,000 – $99,999                 4        29
    $25,000 – $34,999               104      117      $100,000 – $149,000               9        15
    $35,000 – $49,999                91      153      $150,000 +                        7        12
    Source: U.S. Census Bureau


Median Household Incomes.

Figure 5 and Table 5 consider median household incomes 2 as measured by the last three census counts.
This points to low income conditions, as is also shown in the household income ranges described above.

While median household incomes across Minnesota and South Dakota increased 165.2% and 168.2%,
respectively, between 1980 and 2000, the increase of income has lagged in the study area, rising by 140%.
The slowest increase in income was in Hansonville Township (77.6%) while household income in
Hendricks Township rose the greatest, by 214.0%.

      Figure 5 – Median Household Income, 1980 to 2000




    Source: US Census Bureau


The 2000 median household income within the study area ($30,172) was $5,110 lower (14.4% lower)
than South Dakota’s statewide median of $35,282. The median was also $16,939 lower (35.9% lower)
than Minnesota’s median of $47,111.

2
       “Median Household Income” is “commonly used to provide data about geographic areas and divides households
        into two equal segments with the first half of households earning less than the median household income and
        the other half earning more. The median income is considered by many statisticians to be a better indicator
        than the average household income as it is not dramatically affected by unusually high or low values." (U.S.
        Census Bureau)
                                                            - 11 -
    Table 5 – Median Household Income, 1980 to 2000
                                                                                                    % Change
                                     1980                 1990                  2000
                                                                                                    1980–2000
    State of Minnesota             $17,761               $30,909               $47,111                165.2%
    State of South Dakota          $13,156               $29,206               $35,282                168.2%
    City of Hendricks              $10,358               $14,479               $26,042                151.4%
    Hansonville Township           $11,262               $17,914               $20,000                 77.6%
    Hendricks Township             $13,092               $22,614               $41,111                214.0%
    Shaokatan Township             $14,014               $23,125               $28,929                106.4%
    City of Astoria                $10,198               $12,417               $24,375                139.0%
    Scandinavia Township           $12,585               $21,250               $30,417                141.7%
    Lake Hendricks Twp.            $13,493               $21,058               $38,750                187.2%
    Oak Lake Township              $15,623               $41,250               $31,750                103.2%
    Study Area Average             $12,578               $21,763               $30,172                140.1%
    Source: U.S. Census Bureau.


Per Capita Incomes.

Table 6 examines per capita income, where a somewhat different perspective emerges.

Per capita incomes 3 in the study area increased 214.2% from 1980 to 2000. This compares with a
139.8% increase statewide in Minnesota during those decades and a 125.2% increase in South Dakota.
The largest increase occurred in Oak Lake Township (274.4%) and the smallest increase in Shaokatan
Township (121.2%). These percentage increases may appear positive at first glance. However, it is
significant to note that the disparity in income between the study area and statewide was greater in 2000
than in 1980.

The 2000 per capita income within the study area ($15,815) was $1,747 lower (9.9% lower) than South
Dakota’s statewide amount of $17,562 and $7,383 lower (31.8% lower) than Minnesota’s amount of
$23,198. This may be a more accurate portrait of per capita income conditions, with incomes in the study
area standing nearly 1/3 lower than Minnesota as a whole.

    Table 6 – Per Capita Income, 1980 to 2000
                                                                                                    % Change
                                     1980                 1990                  2000
                                                                                                    1980–2000
    State of Minnesota              $9,673               $18,784               $23,198                139.8%
    State of South Dakota           $7,800               $15,488               $17,562                125.2%
    City of Hendricks               $4,792               $10,497               $15,828                230.3%
    Hansonville Township            $3,936                $8,024               $13,725                248.7%
    Hendricks Township              $4,610                $8,714               $14,582                216.3%
    Shaokatan Township              $5,362               $11,414               $11,859                121.2%
    City of Astoria                 $4,450                $7,751               $14,641                229.0%
    Scandinavia Township            $6,110                $8,251               $15,243                149.5%
    Lake Hendricks Twp.             $5,429                $8,758               $18,697                244.4%
    Oak Lake Township               $5,862                $9,964               $21,945                274.4%
    Study Area Average              $5,069                $9,172               $15,815                214.2%
    Source: U.S. Census Bureau.


3
       “Per Capita Income” is “obtained by dividing the total family income by the total number of family members.”
        (National Statistical Coordination Board)
                                                            - 12 -
☛ Key Observation.
   •    When analyzing the income data of the study area provided by the U.S. Census Bureau, one must
        carefully consider affordability of new housing options for residents. Private lenders recommend
        that housing costs (mortgage principal, interest, insurance, and property taxes) should not exceed
        28% of a household’s income. This provides a general guide when considering affordability of
        housing for study area residents.

                         Section III-G – Housing Units by Census Category

It should be noted that housing information provided in the following tables was obtained from multiple
sources. This may account for variances in the data reported.

The 1990 and 2000 housing data were provided by the U.S. Census Bureau. The 2008 data were
compiled through a variety of means, including research by local officials and study team interviews with
various community representatives including real estate agents, landlords, and employers.

Total Units.

Figure 6 illustrates the total number of owner occupied housing units, renter occupied housing units, and
vacant housing units in the study area at the time of the study. This combines information from Tables 7,
8, and 9.

       Figure 6 – Total Number of Housing Units in Study Area, 2008

                            178 Units




                    160 Units
                                                              689 Units


        Source: U.S. Census Bureau; City and Township Officials _______________________________________________________


Owner-Occupied Housing.

Table 7 summarizes the number of owner-occupied housing units since 1990. The study area as a whole
has experienced an 8.8% increase in the number of such housing units over the past 18 years.
Hansonville and Lake Hendricks Townships have seen the most significant increases.




                                                                - 13 -
Table 7 – Owner-Occupied Housing Units, 1990 to 2008
                                                                                        % Change
                                        1990                       2000     2008
                                                                                        1990–2008
City of Hendricks                        254                       241       274            7.9%
Hansonville Township                     45                        38        42            -6.7%
Hendricks Township                       76                        73        71            -6.6%
Shaokatan Township                       61                        66        71            16.4%
City of Astoria                          54                        55        53            -1.9%
Scandinavia Township                     71                        81        82            15.5%
Lake Hendricks Twp.                      46                        67        66            43.5%
Oak Lake Township                        26                        32        30            15.4%
Totals                                   633                       653      689            8.8%
Source: U.S. Census Bureau; City Clerks; Township Board Members.


Renter-Occupied Housing.

Table 8 presents information on the number of renter-occupied housing units. The study area has seen a
modest increase in the number of rental units of 8.8% over the past 18 years.

Table 8 – Renter-Occupied Housing Units, 1990 to 2008
                                                                                        % Change
                                        1990                       2000     2008
                                                                                        1990–2008
City of Hendricks                         65                        67       88            35.4%
Hansonville Township                       7                         6        7             0.0%
Hendricks Township                        19                        13       14           -26.3%
Shaokatan Township                         9                         5        5           -44.4%
City of Astoria                           16                        14       15            -6.3%
Scandinavia Township                      10                        14       15            50.0%
Lake Hendricks Twp.                        9                         7        7           -22.2%
Oak Lake Township                         12                         9        9           -25.0%
Totals                                   147                       135      160            8.8%
Source: U.S. Census Bureau; City Clerks; Township Board Members.



Vacant Housing.

Table 9 outlines the trends in vacant housing units. Throughout the study area, the number of vacant units
has declined by 17.6% since 1990.

The largest drops in vacant units have occurred in the City of Hendricks and Oak Lake Township. In
contrast, vacant units have increased most dramatically in Hansonville and Hendricks Townships. (It
should be noted that some of the data related to vacant housing in the townships may include structures of
questionable livability. Additionally, the U.S Census definition of “vacant” includes unoccupied units
which may be for sale.)



                                                                   - 14 -
 Table 9 – Vacant Housing Units, 1990 to 2008
                                                                                                                         % Change
                                          1990                       2000                        2008
                                                                                                                         1990–2008
 City of Hendricks                         51                         52                           19                       -62.7%
 Hansonville Township                       8                         13                          12                         50.0%
 Hendricks Township                        32                         38                          39                         21.9%
 Shaokatan Township                        25                         38                          35                         40.0%
 City of Astoria                            9                          6                           8                        -11.1%
 Scandinavia Township                      20                         14                          13                        -35.0%
 Lake Hendricks Twp.                       61                         51                          47                        -23.0%
 Oak Lake Township                         10                          4                           5                        -50.0%
 Totals                                    216                        216                         178                       -17.6%
 Source: U.S. Census Bureau; City Clerks; Township Board Members.


Age of Housing.

Figure 7 and Table 10 show that housing in the overall study area is old. The bulk of the housing units
are nearly 70 years old or older, having been built in 1939 or earlier.

         Figure 7 –Housing Units in Entire Study Area, by Year Built




         Sources: U.S. Census Bureau; City Clerks; Lincoln County Environmental Office;
         Brookings County Zoning Department; Township Officials.


Comparatively few units have been built since 1990. Most of the newer construction has taken place in
Lake Hendricks and Shaokatan Townships. This can be attributed to lakeshore housing construction
which has taken place in those townships. The most recent significant housing development in the City of
Hendricks occurred during the 1970s, which makes the majority of the newest housing in Hendricks 30
years old. (Detailed ages of housing units for each city and township in the study area are found at Table
56 in Section VII-D.)

 Table 10 – Housing Units, by Year Built (Entire Study Area)
 Year Built                              Households                 Year Built                              Households
 1939 and Earlier                         414 – 38.3%               1980 to 1989                              63 – 5.8%
 1940 to 1959                             162 – 15.0%               1990 to 1995                              21 – 1.9%
 1960 to 1969                              69 – 6.4%                1995 to 1999                              66 – 6.1%
 1970 to 1979                             179 – 16.6%               2000 to 2008                             107 – 9.9%
 Sources: U.S. Census Bureau; City & Township Clerks; Lincoln County Environmental Office; Brookings County Zoning Department.


                                                                      - 15 -
Housing Values.

Figure 8 and Table 11 examine the value owner-occupied housing units in the entire study area, based to
the value that was reported to the U.S. Census Bureau by the homeowner. The 2000 census indicated that
housing values in the study area are far below that of the State of Minnesota as a whole and below values
in South Dakota as well. The median value of a house in Minnesota was $122,400, compared to $65,488
for the study area (46.5% lower). Faring worst was the city of Astoria, with a median value of only
$17,800. Lake Hendricks Township fared best, at $108,300, which can be attributed to a number of
higher-value lakeshore homes. (Detailed owner-occupied housing values for each city and township in
the study area are found at Table 57 in Section VII-D.)

       Figure 8 – Owner-Occupied Housing Units by Value (Entire Study Area), 2000




       Source: US Census Bureau ___________________________________________________________________________________________


The breakdown of houses within ranges of value also points out depressed conditions. There were almost
no houses in the study area valued at more than $200,000, whereas 15% of the owner-occupied houses in
Minnesota were in this higher value bracket. Correspondingly, almost half (46%) of the housing units in
the study area were valued in the lowest bracket of less than $50,000, compared to only 8% statewide in
Minnesota. Astoria again ranked worst, with nearly all (89%) of the houses valued at less than $50,000.
Lake Hendricks Township has the fewest such low-valued houses, at 17%.

Table 11 – Owner-Occupied Housing Units, by Value, 2000 (Entire Study Area)
Year Built                          Households             Year Built                          Households
Less than $50,000                    236 – 46%             $200,000 to $299,999                      –
$50,000 to $99,999                   114 – 25%             $300,000 to $499,999                      –
$100,000 to $149,999                  32 – 15%             $500,000 or More                       2 – 4%
$150,000 to $199,999                  14 – 10%             Median Value                           $65,488
Source: U.S. Census Bureau



☛ Key Observation.
   •    With low housing values, owners have limited equity when they want to sell their home and
                                                             - 16 -
         reinvest in alternative housing. This may indicate a need for assistance programs to aid in
         transitioning current homeowners into alternative housing options.

    •    Also due to the low value of houses in the study area, financing assistance may be needed to
         bridge the gap between the cost of construction and the assessed value of the new home.

                                   Section III-H – Vacancy Rates

Owner-Housing Vacancy.

Table 12 shows that the average vacancy rates for owner-occupied housing in the study area has been
below 2.0% through the last three census periods.

There are wide variations of owner-occupied vacancy within the cities and townships. In 2000, the city of
Hendricks had the highest vacancy rate at 4.0%. Three townships plus the city of Astoria had no
vacancies. Considering the increase in owner-occupied housing over the past 18 years, this suggests a
need to increase availability of owner-occupied housing units.

 Table 12 – Owner-Occupied Vacancy Rates, 1980 to 2000
                                1980                1990                 2000
 State of Minnesota             1.5%                1.5%                 0.9%
 State of South Dakota          2.1%                1.9%                 1.8%
 City of Hendricks              0.9%                4.0%                 4.0%
 Hansonville Township           1.4%                0.0%                 0.0%
 Hendricks Township             1.3%                3.0%                 2.7%
 Shaokatan Township             2.3%                0.0%                 0.0%
 City of Astoria                2.1%                1.8%                 0.0%
 Scandinavia Township           2.7%                0.0%                 1.3%
 Lake Hendricks Twp.            0.8%                2.1%                 1.6%
 Oak Lake Township              1.5%                3.7%                 0.0%
 Study Area Average             1.6%                1.8%                 1.2%
 Source: U.S. Census Bureau.


Renter-Housing Vacancy.

Table 13 shows that the 2000 average renter-occupied vacancy rate within the study area (7.2%) was
substantially higher than that of Minnesota (4.1%), but is on par with the rate for South Dakota (8.0%).

Once again, there are significant variations within the study area itself. While Lake Hendricks Township
showed a renter-occupied vacancy rate of nearly one-third (30.0%), there were no rental vacancies in four
other townships. Considering the increase in renter-occupied housing over the past 18 years, this suggests
a need for rental-housing alternatives.




                                                    - 17 -
Table 13 – Renter-Occupied Vacancy Rates, 1980 to 2000
                                 1980             1990                2000
State of Minnesota               5.8%              7.9%               4.1%
State of South Dakota            10.1%             7.3%               8.0%
City of Hendricks                8.6%             13.9%               6.9%
Hansonville Township             7.1%             9.1%                0.0%
Hendricks Township               3.8%             0.0%                0.0%
Shaokatan Township               5.3%             0.0%                0.0%
City of Astoria                  12.7%            5.9%                6.7%
Scandinavia Township             10.2%            23.1%               14.3%
Lake Hendricks Twp.              13.5%            0.0%                0.0%
Oak Lake Township                6.3%             0.0%                0.0%
Study Area Average               8.4%              6.5%               3.5%
Source: U.S. Census Bureau.


☛ Key Observations.

   •    Trends showing a decreasing vacancy rate suggest the need for development of both owner-
        occupied and renter-occupied development to meet housing demands in the study area.

   •    We must take into consideration that vacancy percentages will be higher in the study area because
        of the total number of units and number of vacant properties as compared to the metro area.

                              Section III-I – Labor & Workforce Patterns

Understanding the employment patterns in a given locale is an important key to understanding housing
needs. Of particular interest are the people commuting to Hendricks for their jobs, since they may be
enticed to move to the community if the circumstances are favorable.

Two significant measurements of the labor and workforce patterns for an area are the labor shed and
commute shed. “Labor shed” defines the residence location of those who work in a community (such as
Hendricks). The converse is a “commute shed,” which is the work destination of people who live in a
certain location.

Hendricks Labor & Commute Patterns.

Table 14 presents labor shed and commute shed information for the city of Hendricks. The available data
show that:

   •    A large majority of persons (228 individuals) who work in Hendricks have their residence in
        Lincoln County.

   •    29 workers in Hendricks are from Brookings County, 13 are from Yellow Medicine County, and
        10 are from Lyon County.

   •    Another large majority of persons (222 individuals) who live in Hendricks have their work
        destination in Lincoln County.
                                                  - 18 -
   •    12 Hendricks residents have their work destination in Yellow Medicine County. Lyon County is
        the work destination for 9 persons.

Table 14 – City of Hendricks Labor Shed & Commute Shed
Labor Shed – Residence Locations of Those                                 Commute Shed – Work Destination of Those
Working in Hendricks                                                      Living in Hendricks
                                    Primary Jobs /                                                                 Primary Jobs /
  County of Residence                                                          County of Work
                                   Count of Workers                                                               Count of Workers
Lincoln                                     228                           Lincoln                                           222
Brookings, SD                                39                           Yellow Medicine                                    12
Yellow Medicine                              13                           Lyon                                               9
Lyon                                         10                           Ramsey                                             4
Deuel, SD                                    5                            Chippewa                                           3
Codington, SD                                3                            Dakota                                             3
Pipestone                                    3                            Hennepin                                           3
Others                                       9                            Others                                             6
Totals                                      310                           Totals                                            262
                                                                          ↑ Current out of state work destinations such as South Dakota are
Source: Minnesota Department of Employment & Economic Development.
                                                                            not yet available, but may be later in 2008.


Lincoln County Labor & Commute Patterns.

Table 15 (on the following page) sets forth labor shed and commute shed data for Lincoln County. The
available information shows that:

   •    A large majority of persons (976 individuals) have their residence in Lincoln County and also
        have their work destination within the county.

   •    111 workers in Lincoln County are from Lyon County, 88 are from Brookings County, and 81 are
        from Pipestone County.

   •    379 Lincoln County residents have their work destination in Lyon County. Brookings County is
        the work destination for 166 persons.

☛ Key Observations.
   •    With 310 persons working in Hendricks (Table 14, left side) and 262 persons who live in
        Hendricks and either work in Hendricks or elsewhere, it is evident that the city of Hendricks has
        more jobs available than it has employees within the community.

   •    Although we have no basis for determining how many people who live in Hendricks actually work
        in Hendricks, the evidence supports the observation that more people are coming to Hendricks for
        employment each day than are leaving.




                                                                 - 19 -
Table 15 – Lincoln County Labor Shed & Commute Shed
Labor Shed – Residence Locations of Those                        Commute Shed – Work Destination of Those
Working in Lincoln County                                        Living in Lincoln County
                                    Primary Jobs /                                          Primary Jobs /
 County of Residence                                                County of Work
                                   Count of Workers                                        Count of Workers
Lincoln                                     976                  Lincoln                          976
Lyon                                        111                  Lyon                             379
Brookings, SD                                88                  Brookings, SD                    166
Pipestone                                    81                  Pipestone                         79
Yellow Medicine                              31                  Yellow Medicine                   70
Murray                                       24                  Hennepin                          86
Deuel, SD                                    13                  Ramsey                            43
Redwood                                      8                   Murray                            28
Codington, SD                                5                   Dakota                            23
Dakota                                       5                   Blue Earth                        20
Lake                                         3                   Brown                             19
Olmsted                                      3                   Kandiyohi                         18
Ramsey                                       3                   Minnehaha, SD                     15
Others                                       33                  Rock                              12
Totals                                     1,384                 Steele                            12
                                                                 Moody, SD                         11
                                                                 Platte, NE                        11
Source: Minnesota Department of Employment & Economic
Development.                                                     Redwood                           11
                                                                 Deuel, SD                         9
                                                                 Nobles                            9
                                                                 Jackson                           8
                                                                 Nicollet                          8
                                                                 Big Stone                         7
                                                                 Morrison                          7
                                                                 Anoka                             6
                                                                 Chippewa                          6
                                                                 St. Louis                         6
                                                                 Waseca                            6
                                                                 Renville                          5
                                                                 Stearns                           5
                                                                 Others                            40
                                                                 Totals                          2,101




                                                        - 20 -
                                                      part iv
                                                survey information

                            Section IV-A – Source of Survey Data & Response Rate

A widely distributed survey was conducted in May of 2008, in order to gather additional information.
Mailing lists were obtained for the jurisdictions in the study area, using city utility billing records and plat
books. These were supplemented by lists from the Hendricks Community Hospital Association of
employees and others associated with the hospital. Surveys were mailed to 2,224 parties, together with a
postage-paid return envelope.

A copy of the survey form is included in Attachment VII-B at the end of this report.

Numerous tables giving detailed responses from all survey respondents are found in Attachment VII-C.

438 surveys were returned, for a 19.7% response rate. Table 16 presents the response rate for the survey.
(Note: The headings “Other Minnesota” and “Other South Dakota” are for responses from households
with addresses outside of the study area who were included on the hospital’s mailing lists.)

 Table 16 – Response Rates of Public Survey
                                                Surveys                                           Survey Rate of
                                                                           Surveys Returned
                                               Distributed                                           Return
                City of Hendricks                                     129
 Minnesota




                Hansonville Township                                  14
                Hendricks Township                  1,522             32                  294         19.3%
                Shaokatan Township                                    18
                Other Minnesota                                       101
                City of Astoria                                        8
 South Dakota




                Scandinavia Township                                  19
                Lake Hendricks Twp.                 702               27                  136         19.4%
                Oak Lake Township                                      6
                Other South Dakota                                    76
 Location Unreported                                N/A                8                      8        N/A
 Totals                                             2,224             438                 438         19.7%
 Source: Development Services, Inc. (2008 Survey)



                                       Section IV-B – Summary of Full Survey
                                           Responses, Entire Study Area

This section summarizes the survey findings for the entire study area. Detailed information from the
                                                             - 21 -
cities of Hendricks and Astoria, as well as the individual townships, can be found in the tables which are
presented in Attachment VII-C. The total number of survey responses may vary from one question to
another, depending on survey questions which may or may not have been answered by the public.

Age Breakdowns. (See Table 31.)
   • 41% of the persons in the study area are age 60 or older.
   • The city of Hendricks has the oldest population profile, with 59% of the persons being age 60 or
      older. Astoria is a close second in this regard, with 57% in that category.
   • Comparatively few persons under age 20 are reflected in the survey, again underscoring the older
      nature of the populations.

           Figure 9 – Age Breakdown of Survey Respondents, 2008




          Source: Development Services Inc, 2008 Survey ________________________________________________________________________


Annual Household Income. (See Table 32.)
  • 39% of the households in the study area (171 out of 438) are low- and moderate-income (LMI). 4
     The largest proportion of LMI households is found in the city of Hendricks, where more than one-
     third (36%) of the households are LMI.
  • Income information from the survey can also be grouped according to the income brackets used in
     the LMI calculation. Far and away the largest number of households in the study area (30% – 133
     out of 438) is found in the lowest bracket of under $31,750 per year. Nearly half of these are
     found in the city of Hendricks, again pointing to low-income conditions in that community.

           Figure 10 – Income Breakdown of Survey Respondents, 2008

                                                      133 of 438
                                                        (30%)




           Source: Development Services, Inc. (2008 Survey) ___________________________________________



4
    A “Low- and Moderate-Income” (LMI) household is defined as one having an annual income 80% or less of the
    median household income for a county, based on household size. It is a measurement calculated annually by
    the U.S. Department of Housing & Urban Development (HUD) and is frequently used for determining eligibility
    for certain federal financial assistance programs.
                                                       - 22 -
       ☛ Key Observation.
       •   The survey results above reflect similar demographics as are shown in the previous sections
           (age and income data) and suggest that determination of housing development should take
           these factors into consideration when prioritizing various housing options.

Place of Work & Commuting. (See Table 33.)
   • The largest block of households (141) in the survey group report working in Hendricks (36%).
       The next largest group (43 households) works in Brookings.
   • There are 60 households in the city of Hendricks with one or more persons working in the city.
   • The survey finds a number of households with one or more persons who commute into the city of
       Hendricks for work. These are:
          o 23 households commute in from elsewhere in Minnesota.
          o 16 households commute in from Hendricks Township.
          o 11 households from Lake Hendricks Township.
          o 10 households from Shaokatan Township.
          o 9 households from elsewhere in South Dakota.
          o 6 households from Hansonville Township.
          o 4 households from Scandinavia Township.
          o 1 household from Oak Lake Township.
          o No households from Astoria.
   • The survey also finds a number of households with one or more persons who live in Hendricks
       and commute elsewhere for work. These are:
          o 8 households commute to Ivanhoe for work.
          o 5 households commute to Marshall.
          o 4 households commute to Brookings, S.D.
          o 4 households commute to Toronto, S.D.
          o 3 households commute to Clear Lake, S.D.
          o 2 households commute to Canby.
          o 2 households commute to Minneota.
          o 2 households commute to Tyler.
          o 1 household commutes to Astoria.
          o 1 household commutes to Marble Township.
          o 1 household commutes to Pipestone.
          o 1 household commutes to Watertown, S.D.

Type of Current Home. (See Table 34.)
   • 90% of the respondents have standard single-family houses.
   • 8% live in apartments.
   • 2% are in a duplex or twin-home.
   • Only 1% live in mobile homes.
   • Several of the communities have no housing opportunities other than single-family homes.




                                                  - 23 -
        Figure 11 – Type of Current Housing of Survey Respondents, 2008




                    366 of 408
                      (90%)




        Source: Development Services, Inc. 2008 Survey ________________________________________________


Own or Rent Current Home. (See Table 35.)
  • A very high proportion of all households (89%) own their home while 11% are renters.
  • The highest rates of rentership are found in the cities of Astoria and Hendricks. The lowest
     rentership is in three of the townships where no rentals are reported.

Year Current Home Was Built. (See Table 36.)
   • More than one-third (39%) of the housing units date from 1939 or earlier. The highest proportions
      of older housing are found in Oak Lake Township (75%) and the city of Astoria (67%).
   • Only 25% of the housing units have been built since 1980. Larger proportions of newer housing
      are present in Shaokatan and Lake Hendricks Townships, where more recently-constructed
      lakeshore homes are found.

Current Monthly House Payment or Rent. (See Table 37.)
  • A majority of all households (64%) have no monthly payments, indicating that they own their
      homes free and clear.
  • Of those households which do have mortgage or rent payments, most payments are in the two
      ranges of $300-$499 and $700+.

Current Monthly Taxes, Insurance, and Utility Costs. (See Table 38.)
  • A majority (53%) of the survey respondents report their housing-related expenses as being $300 or
      more per month.

Where Primary Medical Services Are Received. (See Table 39.)
  • Far and away, the medical facilities in Hendricks are most heavily patronized by the survey
     respondents. More than three-fourths (76%) of the these households cite Hendricks as the source
     of their primary medical services.
  • The strongest patronage of the Hendricks medical facilities comes from Hendricks Township
     (97%) and the city of Hendricks (94%).

Assisted Living Facility Needed for Hendricks Area. (See Table 40.)
   • The survey indicates strong agreement that an assisted living facility is needed, with 267 house-
       holds answering “yes.” Only 21 households stated that such a facility was not needed.
   • The strongest support for assisted living is found in the city of Hendricks (accounting for 33% of
       the “yes” responses), while the weakest support is in Oak Lake Township (only 1% of the “yes”
       responses).
   • Of particular interest are the responses from households with at least one person age 60 or older.
       This is the age group that can potentially be served at some point by an assisted living facility.
                                                              - 24 -
       A total of 167 households in that age bracket believe such a facility is needed. The largest
       proportion of these (65 households, 39%) are in the city of Hendricks.

Level of Interest in Assisted Living. (See Table 41.)
   • Although a majority of responding households (60%) have little or no interest in assisted living at
       this time but may in the future and 16% are simply not interested, a total of 20 survey households
       have an almost immediate interest.
   • Future planning should also take into account the 80 households who say their timeline for
       assisted living spans only 2, 3, 4, or more years.

Important Services & Amenities in an Assisted Living Facility. (See Table 42.)
  • The services and amenities which are believed to be most important for an assisted living facility
      are snow removal (333 responses) and lawn care (331 responses).
  • This is followed relatively closely by meal services (319 responses) and light housekeeping (301
      responses).
  • Ranking lowest is organized activities (208 responses).
  • The pattern is the same for those survey households that expressed a positive interest in assisted
      living for themselves.

Why Not Interested in Assisted Living. (See Table 43.)
  • More than half (54%) of the survey households gave “not being in the right age group” as the
     reason why they are not interested in assisted living.
  • Almost one-quarter (22%) say they are not interested because they are satisfied with their current
     housing.
  • Only 3% are not interested because they would rather live in a different community.

Interested in Types of New Housing. (See Table 44.)
   • 115 households are interested in new single-family housing.
           o As a subset, 43 are interested in new single-family housing on the lakeshore.
           o As a subset, 20 are interested in such housing on the golf course.
   • 61 households are interested in a duplex or twin-home.
           o As a subset, 31 are interested in new duplex or twin-home housing on the lakeshore.
           o As a subset, 9 are interested in such housing on the golf course.
   • 60 are interested in a condo or town house.
           o As a subset, 29 are interested in new condo or town house housing on the lakeshore.
           o As a subset, 12 are interested in such housing on the golf course.
   • 102 are interested in new apartment housing.
           o As a subset, 10 are interested in new apartment housing on the lakeshore.
           o As a subset, 1 is interested in such housing on the golf course.
   • Most of the interest in new housing comes from households in the city of Hendricks. Of these:
           o 33 are interested in new single-family housing.
           o 23 are interested in a duplex or twin-home.
           o 19 are interested in a condo or town house.
           o 32 are interested in an apartment.
   • Significant interest is also shown by the survey respondents who have “Other Minnesota” and
       “Other South Dakota” locations of residence.
   • Follow-up with these individuals may prove advantageous to the community, as their housing
       needs (if met) could attract new people to Hendricks.

                                                   - 25 -
Own or Rent New Housing. (See Table 45.)
  • 57% of the responding survey households would be interested in new home ownership.
  • 43% would prefer to rent.
  • The highest expressions of interest in ownership were in Lake Hendricks Township (84%) and
     Scandinavia Township (79%).
  • The largest proportions of households interested in renting were in Astoria (80%) and Hansonville
     Township (60%).

First Time Home Buyer. (See Table 46.)
   • Very few survey respondents (7%) who are interested in new housing would be first-time buyers.
   • However, 8 households in the city of Hendricks did say “yes” to this question and further work to
       determine their specific needs may be advisable.

Currently Use Income-Based Housing Assistance. (See Table 47.)
  • A small proportion of the survey respondents (4%) currently make use of income-based housing
      assistance. (The primary types of such assistance are income-based public housing units and
      Section 8 rent subsidy vouchers.)

Affordable Monthly Payment or Rent for New Housing. (See Table 48.)
   • Most respondents (45%) could afford monthly payments/rent for new housing in the range of $200
      to $600.
   • A sizeable proportion (14%) could only afford payments/rent of less than $200 per month.
   • The survey found that 16% of the respondents would not need a mortgage for new housing and
      can be assumed able to afford such housing without additional financing.

Bedrooms, Bathrooms, Garage Stalls Desired in New Housing. (See Table 49.)
   • The survey examined the public’s preferences concerning three key factors affecting the appeal of
      new housing – the number of bedrooms, the number of bathrooms, and the number of garage
      stalls. By wide margins, the responding households expressed preferences for new housing which
      offers:
          o Two bedrooms – 192 responses.
          o Two bathrooms – 204 responses.
          o Two garage stalls – 157 responses.
          o There is also a large number of households desiring only one garage stall – 138 responses.

Level of Interest in New Housing Preferences. (See Table 50.)
   • Although many households expressed a preference for a type of new housing, a majority (69%) do
       not have an immediate interest. Their interest may be more long-term. (See “Why Not Interested
       in New Housing,” page 27.)
   • However, 26 households do have an almost immediate interest in the new housing. 9 of these are
       in the city of Hendricks.
   • Future planning should also take into account the 89 households who say their timeline for new
       housing spans only 2, 3, or 4 years.

Reasons Interested in New Housing. (See Table 51.)
   • The largest segment of the survey group (33%) is interested in new housing because of retirement
      issues.
   • The next largest segment of households (25%) is interested because of the prospect of reduced
      maintenance associated with new housing.
                                                 - 26 -
         Figure 12 – Why Interested in New Housing




        Source: Development Services, Inc. (2008 Survey)


Why Not Interested in New Housing. (See Table 52.)
  • Nearly three-quarters (72%) of the households say they are satisfied with their current housing and
     are therefore not interested in new housing opportunities.
  • Ranking second as a reason for disinterest in new housing (14%) is the opinion that the new
     housing would not be affordable.

What Community Services & Amenities Are Important. (See Table 53.)
  • The survey indicated the strongest interest in a community center (92 households) and a 24-hour
     fitness center (47 households).
  • The least interest is in an expanded golf course (4 households), a soccer field (2 households), and
     additional health care services (1 household).

        Figure 13 – Survey Respondents View of Important Services & Amenities




                     47                                   92
                  Households                           Households




        Source: Development Services, Inc. (2008 Survey) ____________________________________________


Gave Their Names for Receiving More Information. (See Table 54.)
  • The survey asked people to give their names if they desired additional information about particular
      housing projects. This can form a valuable base for follow-up as certain housing projects take
      shape or move forward. The interest in receiving additional information was:
         o 16 households – assisted living
         o 12 households – housing repair
         o 5 households – new rental housing
         o 5 households – new owner housing
                                                                - 27 -
                                      Section IV-C – Detailed Responses of
                                        Those Interested in New Housing

The survey identified 51 households who said they were interested in new housing opportunities for
themselves. This includes 26 who reported they were interested almost immediately and 25 who were
interested within the next two or three years. Detailed information about this sub-group is presented in
this section.

Locations.
   • 18 households (35.3%) that are interested in new housing are in the city of Hendricks.
   • 12 households (23.5%) that are interested are from areas of Minnesota other than Hansonville,
       Hendricks, and Shaokatan Townships.
   • Comparatively few of the interested households are from South Dakota.

    Table 17 – Locations of Survey Respondents Interested in New Housing
                                                       Households                        Persons
                     City of Hendricks                 18 – 35.3%                    39 – 36.1%
      Minnesota




                     Hansonville Township               1 – 1.9%                      1 – 0.9%
                     Hendricks Township                 5 – 9.8%                      10 – 9.2%
                     Shaokatan Township                     –                             –
                     Other Minnesota                   12 – 23.5%                    30 – 27.8%
                     City of Astoria                    2 – 3.9%                         2 – 1.8%
      South Dakota




                     Scandinavia Township               3 – 5.9%                         9 – 8.3%
                     Lake Hendricks Twp.                4 – 7.8%                         8 – 7.4%
                     Oak Lake Township                       –                               –
                     Other South Dakota                 6 – 11.7%                        9 – 8.3%
    Totals                                             51 – 100%                     108 – 100%
    Source: Development Services, Inc. (2008 Survey)



Age Breakdowns.
   • 39.8% of the persons in households that are interested in new housing are age 60 or older.
   • Very few children age 6 and younger are reflected in the survey.

    Table 18 – Age Breakdowns of Persons in Households Interested in New Housing
    Age Group                           Number of Persons           Age Group                       Number of Persons
    Age 6 and younger                          8 – 7.4%             50 to 59 years old                  10 – 9.2%
    7 to 19 years old                         15 – 13.9%            60 to 69 years old                 13 – 12.0%
    20 to 29 years old                         10 – 9.2%            70 to 79 years old                  9 – 8.3%
    30 to 39 years old                        12 – 11.1%            80 or older                        21 – 19.4%
    40 to 49 years old                         10 – 0.9%            Total                              108 – 100%
    Source: Development Services, Inc. (2008 Survey)


Annual Household Income.
  • 39.2% of the households that are interested in new housing (20 out of 51) are in the lowest bracket
     of under $31,750 per year.
                                                              - 28 -
   •      54.9% of these households (28 out of 51) are in the federally-defined category of being low- and
          moderate-income (LMI).

       Table 19 – Annual Incomes of Households Interested in New Housing
       Income Range                             Households      Income Range          Households
       Less than $31,750                         20 – 39.2%     $56,251 to $59,850         –
       $31,751 to $36,300                         8 – 15.7%     $59,851 to $70,200     2 – 3.9%
       $36,301 to $40,800                         5 – 9.8%      $70,201 to $80,730     2 – 3.9%
       $40,801 to $45,350                         8 – 15.7%     Over $80,730           1 – 1.9%
       $45,351 to $49,000                              –        Income Not Reported    4 – 7.8%
       $49,001 to $52,600                         1 – 1.9%      Total                 51 – 100%
       $52,601 to $56,250                              –
       Source: Development Services, Inc. (2008 Survey)


Place of Work & Commuting.
   • 15 of the 51 households interested in new housing report one or more persons working in
       Hendricks.
   • 6 working in Ivanhoe.
   • 3 working in Marshall.
   • 2 working in Brookings, S.D.
   • 2 in Clear Lake, S.D.
   • 2 in Elkton, S.D.
   • 2 in Pipestone.
   • 2 in Toronto, S.D.
   • 2 in Watertown, S.D.
   • 1 in Arco.
   • 1 in Brandt, S.D.
   • 1 in Canby.
   • 1 in Sioux Falls, S.D.
   • 1 in Tyler.
   • 1 in White, S.D.

Type of Current Home.
   • 41 of those interested in new housing are currently in standard single-family houses.
   • 8 live in apartments.
   • 1 is in a duplex or twin-home.
   • 1 is in some other type of housing.
   • None live in mobile homes.

Own or Rent Current Home.
  • 36 of those interested in new housing own their current home.
  • 14 are renters.
  • 1 did not report their type of current housing.

Year Current Home Was Built.
   • A large proportion (45.7%) of the homes currently occupied by households interested in new
      housing date from 1939 or earlier.

                                                              - 29 -
   •       A breakdown of those who answered the question is as follows:
              o 16 – 45.7% – Built 1939 or earlier
              o 2 – 5.7% – Built 1940 to 1959
              o 5 – 14.3% – Built 1960 to 1969
              o 6 – 17.1% – Built 1970 to 1979
              o 3 – 8.6% – Built 1980 to 1989
              o 2 – 5.7% – Built 1990 to 1999
              o 1 – 2.8% – Built 2000 to 2008

Current Monthly House Payment or Rent.
  • A majority of all households (64%) have no monthly payments, indicating that they own their
      homes free and clear.
  • A breakdown of those who answered the question is as follows:
         o 22 – 45.8% – None
         o 2 – 4.1% – Under $100
         o 9 – 18.7% – $100 to $299
         o 10 – 20.8% – $300 to $499
         o 5 – 10.4% – $500 to $699
         o None – $700 or Over

Current Monthly Taxes, Insurance, and Utility Costs.
  • The largest percentage of the households interested in new housing (39.1%) have monthly
      payments of $300 or more.
  • A breakdown of those who answered the question is as follows:
         o 6 – 13.0% – None
         o 6 – 13.0% – $5 to $99
         o 5 – 10.8% – $100 to $199
         o 11 – 23.9% – $200 to $299
         o 18 – 39.1% – $300 or Over

Interested in Types of New Housing.
   • The largest number of households that are interested in new housing are interested in a traditional
       single-family house (115) and in an apartment (102).
   • Several households expressed interest in housing on the lakeshore and/or golf course as subsets of
       their interest in new housing. For example in the table below: 115 households are interested in
       new single-family housing. Of these, 43 are interested in new single family housing that is on the
       lakeshore.
   • A breakdown of those who answered the question is as follows. (Note that several survey
       respondents stated multiple types of housing that they are interested in.)

       Table 20 – Types of Housing Desired by Households Interested in New Housing
       Type                              Households Interested     Type                      Households Interested
       Single-Family House                      115 – 32.7%        Condo or Town House            60 – 17.1%
       • Subset on Lakeshore                          43           • Subset on Lakeshore              29
       • Subset on Golf Course                        20           • Subset on Golf Course            12
       Duplex or Twin-Home                       61 – 17.4%        Apartment                      102 – 29.0%
       • Subset on Lakeshore                          31           • Subset on Lakeshore              10
       • Subset on Golf Course                         9           • Subset on Golf Course             1
       Other                                      13 – 3.8%
       Source: Development Services, Inc. (2008 Survey)
                                                                 - 30 -
Own or Rent New Housing.
  • 21 of the 51 households interested in new housing would want to own.
  • 23 would prefer to rent.
  • 7 gave no response on this question.

First Time Home Buyer.
   • 9 of the 51 households interested in new housing would be first-time home buyers.
   • 37 would not.
   • 5 gave no response on this question.

Affordable Monthly Payment or Rent for New Housing.
   • Most households that are interested in new housing (16 – 39.0%) could afford monthly
      payments/rent in the range of $200 to $399.
   • None report being able to afford payments of $800 or more.
   • Very few ( only 3) would not need a mortgage for new housing.
   • A breakdown of those who answered the question is as follows:
          o 8 – 19.5% – Under $200
          o 16 – 39.0% – $200 to $399
          o 8 – 19.5% – $400 to $599
          o 6 – 14.6% – $600 to $799
          o None – $800 to $999
          o None – $1,000 or Over
          o 3 – 7.3% – Would not need a mortgage

Bedrooms, Bathrooms, Garage Stalls Desired in New Housing.
   • Of those households interested in new housing who answered the question, their preferences for
      bedrooms in the new housing are as follows:
         o 8 – One bedroom
         o 18 – Two bedrooms
         o 16 – Three bedrooms
         o 4 – Four bedrooms
   • Preferences for bathrooms are:
         o 15 – One bathroom
         o 28 – Two bathrooms
         o 2 – Three bathrooms
         o 1 – Four bathrooms
   • Preferences for garage stalls are:
         o 1 – No stalls
         o 18 – One stall
         o 21 – Two stalls
         o 1 – Three stalls
         o 1 – Four stalls

Reasons Interested in Different Housing.
   • The largest segment of households interested in new housing (33.3%) is interested because of
      retirement issues.
   • The next largest segment of households (25.9%) is interested because of their desire for a larger
      home.
                                                  - 31 -
   •          Of those who gave a response to this survey questions:

       Table 21 – Reasons Given by Households for Interest in New Housing
       Reason                                        Households         Reason                     Households
       Desire a Larger Home                           7 – 25.9%         Expanding Household Size     1 – 3.7%
       Desire a Smaller Home                          3 – 11.1%         Smaller Household Size       1 – 3.7%
       Access to City Services                        3 – 11.1%         Reduced Maintenance         3 – 11.1%
       Retirement                                          –            Other Reasons               9 – 33.3%
       Source: Development Services, Inc. (2008 Survey)


Gave Their Names for Receiving More Information.
  • Of the 51 households who said they were interested in new housing for themselves, several gave
      their names for inclusion on an information list for follow-up. The responses by those who
      answered the question were:
          o 4 households – Assisted Living
          o 4 households – New Rental Housing
          o 3 households – New Home Ownership

                                        Section IV-D – Detailed Responses of
                                         Those Interested in Assisted Living

The survey identified 39 households who said they were interested in a new assisted living facility for
themselves. This includes 20 who reported they were interested almost immediately and 19 who were
interested within the next two or three years. Detailed information about this sub-group is presented in
this section.

Locations.
   • 14 of the households (35.9%) that are interested in assisted living are in the city of Hendricks.
   • The next-highest levels of interest are found among households elsewhere in Minnesota (7
       households) and elsewhere in South Dakota (6 households).

       Table 22 – Locations of Survey Respondents Interested in Assisted Living
                                                           Households                  Persons
                       City of Hendricks                   14 – 35.9%                 23 – 28.7%
        Minnesota




                       Hansonville Township                      –                         –
                       Hendricks Township                   4 – 10.2%                  6 – 7.5%
                       Shaokatan Township                        –                         –
                       Other Minnesota                      7 – 17.9%                 21 – 26.2%
                       City of Astoria                      3 – 7.7%                   4 – 5.0%
        South Dakota




                       Scandinavia Township                 2 – 5.1%                   6 – 7.5%
                       Lake Hendricks Twp.                  3 – 7.7%                   8 – 10.0%
                       Oak Lake Township                         –                          –
                       Other South Dakota                   6 – 15.4%                 12 – 15.0%
       Totals                                               39 – 100%                  80 – 100%
       Source: Development Services, Inc. (2008 Survey)



                                                                  - 32 -
Age Breakdowns.
   • 32.5% of the persons in households that are interested in assisted living are age 80 or older.
   • 48.5% of the persons in the interested houses are age 60 or older.

    Table 23 – Age Breakdowns of Persons in Households Interested in Assisted Living
    Age Group                           Number of Persons     Age Group             Number of Persons
    Age 6 and younger                          7 – 8.7%       50 to 59 years old        7 – 8.7%
    7 to 19 years old                         11 – 13.7%      60 to 69 years old        7 – 8.7%
    20 to 29 years old                         1 – 1.2%       70 to 79 years old        6 – 7.5%
    30 to 39 years old                         9 – 11.2%      80 or older              26 – 32.5%
    40 to 49 years old                         4 – 5.0%       Total                    80 – 100%
    Source: Development Services, Inc. (2008 Survey)


Annual Household Income.
  • 43.6% of the households that are interested in assisted living (17 out of 39) are in the lowest
     bracket of under $31,750 per year.
  • 58.9% of these households (23 out of 39) are in the federally-defined category of being low- and
     moderate-income (LMI).

    Table 24 – Annual Incomes of Households Interested in Assisted Living
    Income Range                             Households       Income Range             Households
    Less than $31,750                         17 – 43.6%      $56,251 to $59,850             –
    $31,751 to $36,300                         5 – 12.8%      $59,851 to $70,200             –
    $36,301 to $40,800                         6 – 15.4%      $70,201 to $80,730         2 – 5.1%
    $40,801 to $45,350                         3 – 7.7%       Over $80,730               1 – 2.5%
    $45,351 to $49,000                              –         Income Not Reported       4 – 10.2%
    $49,001 to $52,600                         1 – 2.5%       Total                     39 – 100%
    $52,601 to $56,250                              –
    Source: Development Services, Inc. (2008 Survey)


Type of Current Home.
   • 27 of those interested in assisted living are currently in standard single-family houses.
   • 6 live in apartments.
   • 2 are in a duplex or twin-home.
   • 4 are in some other type of housing.
   • None live in mobile homes.

Own or Rent Current Home.
  • 25 of those interested in assisted living own their current home.
  • 13 are renters.
  • 1 did not report their type of current housing.

Year Current Home Was Built.
   • A large proportion (46.1%) of the homes currently occupied by households interested in assisted
      living date from 1939 or earlier.

                                                            - 33 -
   •   A breakdown of those who answered the question is as follows:
          o 12 – 46.1% – Built 1939 or earlier
          o 4 – 15.4% – Built 1940 to 1959
          o 4 – 15.4% – Built 1960 to 1969
          o None – Built 1970 to 1979
          o 3 – 11.5% – Built 1980 to 1989
          o 2 – 7.7% – Built 1990 to 1999
          o 1 – 3.8% – Built 2000 to 2008

Current Monthly House Payment or Rent.
  • Half of all households that are interested in assisted living have no monthly payments, indicating
      that they own their homes free and clear.
  • A breakdown of those who answered the question is as follows:
          o 19 – 50.0% – None
          o 2 – 5.2% – Under $100
          o 4 – 10.5% – $100 to $299
          o 6 – 15.8% – $300 to $499
          o 4 – 10.5% – $500 to $699
          o 3 – 7.9% – $700 or Over

Current Monthly Taxes, Insurance, and Utility Costs.
  • Over one-third of the households (34.3%) that are interested in assisted living have monthly
      housing-related expenses of $300 or more.
  • A breakdown of those who answered the question is as follows:
         o 7 – 20.0% – None
         o 6 – 17.1% – $5 to $99
         o 4 – 11.4% – $100 to $199
         o 6 – 17.1% – $200 to $299
         o 12 – 34.3% – $300 or Over

Where Primary Medical Services Are Received.
  • Far and away, the medical facilities in Hendricks are most heavily patronized by the households
     that are interested in assisted living. Well over three-fourths (80.5%) of these households cite
     Hendricks as the source of their primary medical services.
  • A breakdown of those who answered the question is as follows:
         o 33 – 80.5% – Receive their medical care in Hendricks
         o 2 – 4.8% – Receive care in Ivanhoe
         o 2 – 4.8% – Receive care in Marshall
         o 1 – 2.4% – Receive care in Canby
         o 1 – 2.4% – Receive care in Pipestone
         o 1 – 2.4% – Receive care in Sioux Falls, S.D.
         o 1 – 2.4% – Receive care in White, S.D.




                                                 - 34 -
           Figure 14 – Location of Primary Medical Services




           Source: Development Services, Inc. (2008 Survey)


Important Services & Amenities in an Assisted Living Facility.
  • The top services and amenities which are believed to be most important for an assisted living
      facility are lawn care, meal services, and snow removal.
  • Garages are reported as the least important.
  • A breakdown of those who answered the question is as follows:

        Table 25 – Services & Amenities Important
        to Households Interested in Assisted Living
        Service or Amenity                         Households            Service or Amenity            Households
        Lawn Care                                          32            Help with Medications             24
        Meal Services                                      32            Organized Activities              23
        Snow Removal                                       32            Group Kitchen / Dining Room       21
        Social & Activity Room                             29            Bathing & Personal Care           20
        In-Town Transportation                             28            Garages                           18
        Light Housekeeping                                 26            Other                             1
        24-Hour Care Attendant                             24
        Source: Development Services, Inc. (2008 Survey)


Affordable Monthly Payment or Rent for Assisted Living.
   • More than half of the households that are interested in assisted living (17 – 54.8%) report they
      could afford monthly payments/rent of under $400.
   • A breakdown of those who answered the question is as follows:
          o 8 – 25.8% – Under $200
          o 9 – 29.0% – $200 to $399
          o 3 – 9.6% – $400 to $599
          o 6 – 19.3% – $600 to $799
          o 1 – 3.2% – $800 to $999
          o 2 – 6.4% – $1,000 or Over
          o 2 – 6.4% – Would not need a mortgage

                                                                - 35 -
Bedrooms, Bathrooms, Garage Stalls Desired in Assisted Living.
   • Of those households interested in assisted living who answered the question, their preferences for
      bedrooms in the new housing are as follows:
         o 10 – One bedroom
         o 13 – Two bedrooms
         o 5 – Three bedrooms
         o 4 – Four bedrooms
   • Preferences for bathrooms are:
         o 11 – One bathroom
         o 15 – Two bathrooms
         o 1 – Three bathrooms
         o None – Four bathrooms
   • Preferences for garage stalls are:
         o None – No stalls
         o 13 – One stall
         o 9 – Two stalls
         o 3 – Three stalls
         o None – Four stalls

Gave Their Names for Receiving More Information.
  • Of the 39 households who said they were interested in assisted living for themselves, several gave
      their names for inclusion on an information list for follow-up. The responses by those who
      answered the question were:
          o 7 households – Assisted Living
          o 2 households – New Rental Housing
          o None – New Home Ownership
          o 1 household – Housing Repair




                                                 - 36 -
                                           part v
                              interviews & additional research

                                              Section V-A – Sources of Data

Several personal contacts were made in order to obtain additional information for this study. Available
city and county records were consulted concerning building permits, sales, valuations, and other factors.
Individual interviews were conducted with a variety of persons who have a special perspective on housing
issues in the study area, including 5 major employers, 3 other business owners, 12 owners of rental
properties, 4 real estate professionals, and 2 others with roles in the local housing industry.

                                              Section V-B – Permits & Sales

Residential Building Permits.

Table 26 presents residential building permit information. A total of 107 permits for new dwelling
construction have been issued in the study area since 2000.
The comparatively large number of permits issued in Shaokatan Township, Hendricks Township, and
Lake Hendricks Township can be attributed to new single-family lakeshore housing. The bulk of this new
construction (52 permits – 48.6%) occurred between 2004 and 2006.

 Table 26 – Residential Building Permits Issued, 2000 to 2008
                                                                                                                           2008
                                 2000       2001        2002       2003        2004       2005        2006       2007       To    Total
                                                                                                                           Date
 City of Hendricks                 –           –          –           3          5           4          –             –      –     12
 Hansonville Township              –           –          1           2          –           –          –             –      –     3
 Hendricks Township                –           1          2           1          2           5          2             1      –     14
 Shaokatan Township                –           1          2           1          3           3          3             1      –     14
 City of Astoria                   –           1          –           1          1           1          2             2      –     8
 Scandinavia Twp.                  3           –          1           –          –           6          3             4      –     17
 Lake Hendricks Twp.               5           5          7           –          6           –          6             2      4     35
 Oak Lake Township                 –           1          1           1          –           –          –             1      –     4
                                   8           9          14          9         17          19         16             11    4     107
 Totals
                                 7.5%        8.4%      13.1%       8.4%        15.9%      17.7%      15.0%      10.4%      3.6%   100%
 Sources: City Clerks; Lincoln County Environmental Office; Brookings County Zoning Department; Township Officials.


Housing Sales.

Tables 58 and 59 in Attachment VII-D list detailed residential sales in the study area. The tables do not
account for rejected home sales, which are defined as homes that are sold for more than 150% of assessed
value. A rejected sale may also be a transaction which is not available on the open market, such as a sale
between relatives.

                                                                      - 37 -
Within the Minnesota portions of the study area (see Table 58), there have been 68 residential sales over
the last five years:
    • 56 in the City of Hendricks      Average Sale Price: $46,582
    • 5 in Hendricks Township          Average Sale Price: $101,700
    • 5 in Shaokatan Township          Average Sale Price: $156,275
    • 2 in Hansonville Township        Average Sale Price: $38,500

Since 2004, the average residential sale price in the city of Hendricks has increased by 24.0%, from
$39,850 to $49,441.

For all sales in the city of Hendricks since 2004, the average ratio of sales price to market value has
remained largely unchanged:
   • 2004 – sales prices 115% of market value
   • 2005 – sales prices 105% of market value
   • 2006 – sales prices 102% of market value
   • 2007 – sales prices 128% of market value
   • 2008 to date – sales prices 118% of market value

Our research also sampled lakeshore property sales around Lake Hendricks. Of the 14 residential
recreational sales found in our sampling, the average sale price of these lakeshore properties was $88,018.

Within the South Dakota portions of the study area (see Table 59), there have been 23 residential sales
over the last five years:
   • 6 in the City of Astoria                            Average Sale Price: $4,768
   • 12 in Oak Lake & Lake Hendricks Townships Average Sale Price: $224,575
   • 5 in Scandinavia Township                           Average Sale Price: $77,569

                                  Section V-C – Listings for Sale

Table 27 shows the availability of houses listed for sale on the residential market. Various real estate
professionals were consulted to determine availability in Hendricks and on the lakeshore as of April 30,
2008. (There was no information available concerning active listings in the City of Astoria and rural
townships within the study area.)

Homes Listed – City of Hendricks
  • Average listing price                 $64,488
  • Average number of bedrooms            2.5
  • Average number of baths               1.6

Homes Listed – Hendricks Lakeshore
  • Average listing price                 $248,350
  • Average number of bedrooms            3
  • Average number of baths               1.75




                                                     - 38 -
    Table 27 – Residential Listings of Homes for Sale
                                                                       List Price
    Location                                Broker                                     Bedrooms   Baths   Lot Size
                                                                       of Home
    City of Hendricks                Orlan L. Sandro                    $5,000            1         1      65 x 150
    City of Hendricks                Orlan L. Sandro                   $39,500            2         1        N/A
    City of Hendricks                Orlan L. Sandro                   $48,500            1         2        N/A
    City of Hendricks                Orlan L. Sandro                   $49,500            3         2      50 x 140
    City of Hendricks                Orlan L. Sandro                   $58,500            3         1      85 x 140
    City of Hendricks              Real Estate Retrievers              $62,500            3         2      1.5 acres
    City of Hendricks                Orlan L. Sandro                   $65,900            3         1      60 x 140
    City of Hendricks                Orlan L. Sandro                   $89,500            3         2      79 x 140
    Hendricks (Lake)                 Orlan L. Sandro                   $149,500           3         1      50 x 170
    City of Hendricks                 Lincoln Realty                   $161,500           5         3     10.8 acres
    Hendricks (Lake)                 Orlan L. Sandro                   $215,000           3         2     114 x 124
    Hendricks (Lake)                Prime Realty, Inc.                 $295,000           3        1.5    0.81 acres
    Hendricks (Lake)                 The Realty Team                   $333,900           3        2.5    100 x 227
    Averages                                                           $121,061           2.7      1.6
    Sources: Interviews with real estate professionals (April 2008).



                                 Section V-D – General Information from Interviews

Rental Housing.

        •    Rental opportunities 5 in the city of Hendricks were identified with the assistance of the Lincoln
             County Assessor’s Office, local individuals, and classified ads found in local newspapers.
             Interviews were also conducted with several rental property owners.

        •    Many of the vacant apartments are publicly subsidized and are available to low- to moderate-
             income tenants. Due to high vacancy rates stemming from income and rent restrictions imposed
             by the federal government, one property owner has decided to convert eight income-subsidized
             apartment units into market rate units. This owner’s rental units will now be available to a larger
             market.

Elderly Rental Housing.

        •    The exact opposite is true of rentals dedicated to the elderly. Units dedicated or marketed towards
             the elderly have waiting lists. It is not known how many people have their names on multiple
             lists, but some such overlap among waiting lists can be presumed given the limited number of
             rentals. Throughout the industry, units dedicated to elderly are typically condos or town homes
             and are newer construction that charge higher rents.

        •    More often than not, the elderly in Hendricks are moving out of single family homes within the

5
     Rental information does not include bed and breakfast facilities, rooms for rent in individuals’ homes, motels,
     hotels, or hunting lodges.

                                                                              - 39 -
          community. Their homes then become available to other families interested in living in
          Hendricks, looking for their first home, or moving into a larger home to meet the demands of a
          growing family.

      •   Hendricks has a successful congregate housing program for the elderly. 6 The Hendricks
          Community Hospital Association (HCHA) owns and operates Lincoln Lane Congregate Living
          Center, which has 16 apartments. Interested parties must submit a $500 deposit to be added to the
          facility’s waiting list. A total of 25 persons are currently on the waiting list. The Lincoln Lane
          units are available to individuals 55 years old or older. Rents range from $825 to $1,045 per
          month (including utilities), depending upon number of people occupying a given apartment and
          the range of services which are desired.

      •   HCHA’s administration and board members allow Lincoln Lane residents to stay in the facility
          until they are ready for nursing home care. There is a consensus, however, that some residents
          reside at Lincoln Lane longer than they should because the community lacks assisted living
          facilities.

Single-Family Rental Housing.

      •   Single family homes represent approximately 10% of the area’s rental opportunities. Many of
          these units have not been updated for many years, other than amenities such as paint or carpeting.
          The average home has a rent of $337 per month, not including utilities. Few houses have garages.
      •
      •   Many individuals who own vacant single-family houses prefer to have their homes sit vacant
          pending sale rather than rent out the house. This is enhanced by banking policies which may offer
          aggressive loan programs to encourage individuals to buy versus rent.
      •
      •   Local property owners are being encouraged to increase rents in order to provide enough revenue
          in order to adequately maintain the properties and provide a return on investment for the owners.
      •
      •   Almost all property owners rely upon word of mouth to rent their properties. When necessary,
          owners will advertise in the local paper.

House Hunting. Several recent “transplants” to the Hendricks area were interviewed.

      •   Several people have preferred to rent when first moving to the community. They found it difficult
          to obtain a rental property suitable for a growing family. In addition, these individuals noted that

6
    Congregate housing and group living arrangements are available for rental to older persons in many
    communities. They are also sometimes known as “Sheltered Housing” or “Enriched Housing.” While you have
    your own private living quarters, including a kitchen for light meals and snacks, you routinely eat with others in a
    central dining facility. Typically, residents of congregate housing are usually expected to take care of personal
    needs, such as laundry. The home may provide housekeeping services, transportation to shopping areas,
    movies, speakers, and entertainment. If you are infirm or having trouble getting around, this type of arrangement
    relieves you of major cooking, housekeeping, and shopping responsibilities. Some may even offer health
    screening, personal care, or other types of assistance. Congregate housing is distinguished from board and care
    homes by the presence of professional staff, such as social workers, counselors, or nutritionists, who help
    administer services and social activities. In some congregate homes, residents organize advisory councils to
    work with the staff on policies and home management. (Source: www.senior-site.com)

                                                          - 40 -
       many of the single-family homes for sale or rent on the open market were structurally sound but
       needed cosmetic updates.

   •   For one family, the home they were renting sold during the term of the lease and they lost their
       occupancy.

   •   There were few developed lots that were available when these individuals were house-hunting.
       People are interested in lake lots, but many believe the lots are too expensive at this time.

   •   It should be noted that a multiple listing service (MLS) is not available. Working with realtors in
       the area may enhance opportunities for homebuyers.

             Section V-E – General Information from Employer Interviews

Perspectives of Main Employers.

Interviews were conducted with the area’s five main employers. It is estimated that this group employs
approximately 268 people and services a 35 to 40 mile area. Based upon these interviews:

   •   The employee turnover rate is minimal (less than one percent). Most of the turnover is due to
       retirement. This is expected to change over the next few years. An increase in turnover is
       occurring which the employers attribute to the increased cost of gasoline and transportation for
       commuters. However, these higher fuel prices may work to the advantage of local employers, as a
       few have reported benefiting from people deciding to work closer to home and no longer commute
       to larger communities.
   •
   •   All the employers who were interviewed commented on how their job recruits and/or business
       clients are typically surprised by all that Hendricks has to offer. They find the number of services
       provided in a community the size of Hendricks is impressive. All believe the community does a
       good job providing the daily “necessities.” Few would like to see local shops increase the variety
       of goods and/or products.
   •
   •   The size of Hendricks helps to “weed out” potential applicants before they apply. As a result,
       employers only work with those applicants who are serious about the area and their job
       opportunity.
   •
   •   To date, few of the major employers have had problems recruiting employees. Historically,
       employers in Hendricks tend to recruit within their own trade area. Hospital and school
       administrators believe this will change over the next few years. It is becoming more difficult to
       recruit people with the required education, skill, and experience.
   •
   •   Specifically in terms of education, a number of local teachers will be retiring over the next few
       years. This may cause the schools in Lincoln County to increasingly become stepping stones for
       new teachers. Those with ties to the community or area may stay longer. The same may be true
       for the Hendricks hospital as it continues to expand its services. As a result, housing issues may
       play a larger part in job recruiting.

Table 28 summarizes employment, commuting, income, and other information obtained from the five
main employers:
                                                   - 41 -
 Table 28 – Information from Main Employers
                                        Of Those Employees Who Commute to Work

                 Total                      Commute    Commute      Commute Commute      Median    Annual    Service Area
               Number of       Number        5 to 10   11 to 20     21 to 30 31 to 40+ Income of Turnover of    of the
               Employees                      Miles     Miles        Miles     Miles   Employees Employees    Business

                                                                                                               30 to 40
                                                                                        $31,600     0.87%
Totals             268            125           38        59               22    6                            miles; and
                                                                                        Average    Average
                                                                                                              Multi-State
 Source: Individual interviews (2008)          30%       47%           18%       5%


                                            Section V-F – Specific Interviews
Selected specific interviews are summarized in this section. They were found to be representative of the
larger group of interviews and also illustrate a number of important housing issues.

Employment & Housing.

    •     Personnel have not been lost due to a lack of amenities in Hendricks. However, employers have
          encountered problems in recruiting qualified candidates because of Hendricks’ limited range of
          amenities. Most of the positions are secondary jobs and serve to secure family benefits. Younger
          employees want new homes with all the amenities.

    •     Historically, the hospital typically employed wives of local farmers and ranchers. Their positions
          were typically secondary jobs which provided benefits for the family.

    •     Hendricks now recruits candidates from throughout the nation. Housing is the number one issue
          for most new job recruits. Housing and location are becoming more important issues as fuel
          prices continue to increase for commuting.

    •     NB Golf employs 13 persons who are located in Hendricks. Nine of these are full-time, four are
          part-time. Two employees commute 22 miles daily. Both individuals are established in their
          community and will not move to Hendricks.

    •     The Hospital (HCHA) is expected to hire between 20 and 25 people over the next five years. The
          facility currently employs 200 people from the surrounding area. There is a turnover rate of 2.5%,
          meaning that approximately five people resign or retire annually.

    •     The Hendricks Clinic currently employs 16 people. Six employees commute into work from their
          family farms.

    •     The Clinic has had a difficult time recruiting people with training in specific services which are
          needed in the area.

    •     Hendricks Farmers Lumber currently employs seven people. One person lives in the Brookings
          area. There are plans to remodel and expand the facilities over the next three years, in addition to
          hiring an additional 1 or 2 people.

                                                                  - 42 -
   •   Concerns from some prospective employees have focused on the viability of the hospital and
       school.

   •   The school has a stable but aging staff. Currently there are 30 to 35 employees. One person
       commutes from Marshall, is established in Marshall, and would not move to Hendricks. Two
       others commute from Lake Benton, one commutes from Canby, and 11 commute from Ivanhoe.
       The rest of the employees live in Hendricks.

   •   One school employee retired this year and school officials predict that six people will retire over
       the next five to ten years. The belief at that point is that the school will be a stepping stone for
       young teachers to get experience before moving to higher paying positions. New teachers may
       remain with the school district if they themselves are originally from the area.

   •   As is the case with other small school districts, the school size may remain stable over the next
       few years but school officials do not see it growing.

The Community & Housing.

   •   Transplants to Hendricks noted that not much is available for housing in Hendricks upon
       relocating to the community, unless one wants to build new. The community does not offer
       developed land or family developments.

   •   Potential employee recruits typically comment how wonderful the community is, while housing
       has been expressed as a concern.

   •   Many believe the size of the community filters out many people before the application or
       interview process even begins.

Public Policy & Housing.

   •   It is believed that Hendricks may develop best as a bedroom community, as the community is
       located halfway between Marshall, MN and Brookings, SD. However, this poses the classic
       chicken-or-the-egg question, “Which comes first, the jobs or the homes?”

   •   One individual believes there is potential to develop land for new housing on the South Dakota
       side of Lake Hendricks due to tax advantages and the preferences of “snowbirds” who move south
       for the winter.

   •   The community has not seen “real” development in almost twenty years. The area needs
       developed lots but most groups are neither willing to take the risk nor have the financial capacity
       or desire to develop the area.

   •   Hendricks is on the brink of needing new housing options. Most development in the area takes
       place around Lake Hendricks and Lake Shaokatan. Lot costs of approximately $70,000 are not
       affordable to many people. One interviewee does not believe people would be interested in lots
       off of the lake.

   •   The prospect for development raises issues for city government. Hendricks may be able to annex
       developed or undeveloped lakeshore property into the city limits. In the past, the City has paid all
                                                   - 43 -
       up-front infrastructure development costs. The developer has then re-paid the city over time. It is
       believed the existing municipal utility infrastructure has a 10% capacity for growth.

Financial Issues & Housing.

   •   Houses typically rent for between $250 and $350 per month. Some property owners are now
       raising the rent to around $400 per month.

   •   Local banks are very flexible when working with potential home buyers. 100% financing for five
       years may be offered because most first-time home buyer programs are not competitive in today’s
       market.

   •   The most active housing price range is from $40,000 to $75,000. A typical home in that price
       range will be 1 1/2 story and have 1,200 square feet on the main floor.

   •   As of April 10, 2008 there were ten homes and six developed lots listed. Currently listed prices
       range from $12,000 to $215,000, while lake lots range from $75,000 to $120,000. Houses in the
       identified price range are in good structural condition but need cosmetic updates.

   •   About seven to ten homes are sold in the city of Hendricks annually.

   •   One family found it was difficult to find a home to rent when moving to Hendricks. The general
       opinion is that rental conditions are not that great. All the rentals investigated at the time were
       older homes with smaller rooms and in need of cosmetic updates.

   •   Few consider building new, but the price of lake lots seemed too high, although the construction
       costs appeared reasonable.




                                                   - 44 -
                                     part vi
                          findings & recommendations


                            Section VI-A – The Housing Spectrum

Throughout this study, one focus has been on the range of housing needs which extends across age
groups, employment status, and retirement objectives. This can be regarded as “the housing spectrum.”
Community leaders and housing stakeholders are well-advised to consider current and future needs along
each point of this spectrum. The study itself has identified opportunities within each of the following
areas. (Special attention is paid in Section VI-B to those needs associated with the proposed assisted
living project.)

Multi-Family Housing.

A strong correlation exists among the demographic information, study area survey results, and analysis of
the housing inventory which suggests a need for new, maintenance-free housing alternatives, especially
for those of retirement age. The development of such new housing can also “open up” additional existing
homes for those who seek housing for growing families, thereby providing additional housing
opportunities for those in the 20 to 49 age group. The study recommends:

   •   Construct 6 to 12 units of multi-family housing in the city of Hendricks. Special attention should
       be paid to housing in the townhouse or condo style, in order to meet the needs of retirement-age or
       pre-retirement individuals who have expressed strong interest for such units. (Figure 3.)

   •   This recommendation is supported by findings from this study, including the following:

       o There is strong public interest in owning new housing in the twin-home, condo, or town house
         style (Table 20, Table 44) and several parties with an immediate or near-term desire for such
         housing (Table 50).

       o A significant reduction in the number of vacant houses indicates a tightening overall housing
         market (Table 9).

       o Retirement and a desire for reduced maintenance are strong motivations for desiring this style
         of housing (Table 51).

   •   Private-sector developers should be approached first, together with offering assistance in preparing
       a feasibility study or business plan for such a project. Partnerships between private developers
       and public development groups should be encouraged.

   •   If a private developer is not available, however, a public entity such as the Hendricks Economic
       Development Authority (EDA) must be prepared to exercise that role. EDAs have the legal ability
       to function as a developer and it is quite common that this occurs when needed. The Hendricks
       EDA should obtain further information and guidance as to how they could pursue such a project in
       their own right.

                                                  - 45 -
   •   Whether a private- or public-sector developer is involved, financial incentives may be necessary in
       order for a housing development project to be feasible for the developer and affordable for the
       home buyer. Information and guidance should be obtained to determine how tax increment
       financing, essential function (gross revenue) bonds, downpayment assistance programs, or other
       tools including Federal and State funding sources can be used to provide such incentives.

Additional Lots and/or New Subdivisions for Single-Family Houses.

A strong correlation exists among the interview information, study area survey results, and analysis of the
housing inventory which suggests a need to provide opportunities for new housing construction when
attracting new residents to Hendricks. The availability of lots for this market is key to the development of
this new housing. The study recommends:

   •   Develop additional lots and/or new subdivisions in order to accommodate 6 to 10 new single-
       family homes in the city of Hendricks. Lots which can be easily developed are, of course, the
       keys to any new housing development.

   •   This recommendation is supported by findings from this study, including the following:

       o There is strong public interest in owning new single-family homes (Table 20, Table 44, Table
         45). Furthermore, several parties have an immediate or near-term desire for such housing
         (Table 50).

       o A significant reduction in the number of vacant houses indicates a tightening overall housing
         market (Table 9).

       o Employment patterns indicate the potential for enticing workers to live in Hendricks who now
         commute into Hendricks (Table 14, Table 33).

       o Demographics point to an increasing population in Hendricks which will require housing
         (Table 2), lower incomes which may make financial incentives necessary (Table 5, Figure 5,
         Table 6, Figure 10), and limited ability to afford monthly payments (Table 48).

   •   Land should be identified which is most suitable for new housing. This can be followed by
       assistance to property owners who may seek to develop the land on their own or by another private
       party. As noted above, however, the Hendricks EDA does have the ability to pursue a subdivision
       project as a developer.

   •   Annexation of land into the Hendricks city limits may be needed in order to extend utilities,
       provide other infrastructure, and expand the city’s tax base for the support of city services to the
       new areas. The Hendricks City Council and its legal staff should be encouraged to move forward
       with annexation when it is appropriate.

   •   As is the case with multi-family housing development, if a private developer is not available the
       Hendricks Economic Development Authority (EDA) must be prepared to exercise that role.

Promotion & Marketing.

   •   Hendricks should undertake a coordinated program of promotion and marketing in order to
                                                   - 46 -
       maximize housing utilization and population growth.

   •   Such a program should focus on: Local assets and opportunities for lakeshore housing as a key
       sector of the study area’s housing market; housing directed to workers who currently commute
       into Hendricks; and the needs of an aging population.

   •   Review and follow up with survey responses who provided contact information and who indicated
       an immediate or short-term interest in new housing options.

Rehabilitation.

The study did not collect specific information concerning the structural condition of buildings in the study
area. However, observations made during the housing study and an analysis of the housing inventory lead
to the following recommendation:

   •   Many houses and commercial buildings are in need of physical repair in order to be preserved for
       future use and/or to deal with health and safety issues. Additionally, many personal comments
       received during the study’s interviews point to the need for the general upgrading of houses.

   •   All jurisdictions in the study area should continue to pursue grant funds for housing rehabilitation
       and commercial building repair, in coordination with local leveraged funds.

   •   Past rehabilitation efforts in the city of Hendricks and the Minnesota townships in the study area
       have been successful. However, unmet need remains in those jurisdictions, as documented by
       waiting lists for rehabilitation assistance and frequent inquiries as to the availability of such
       assistance. There is no evidence that a focused program of building rehabilitation has ever been
       attempted in the city of Astoria or the South Dakota townships.

Acquisition/Demolition.

The study did not collect specific information concerning the need for building demolition in the study
area. However, observations made during the housing study and an analysis of the housing inventory lead
to the following recommendation:

   •   Many houses in the study area are old, small, deteriorated, and not laid out in keeping with today’s
       housing styles. All these factors make them unappealing and not suitable for new buyers with
       contemporary preferences in housing. At some point, such houses can become “dead properties”
       which may sink even farther into disrepair. Within the cities of Hendricks and Astoria, a program
       of acquisition/demolition should be implemented to remove such structures.

   •   Such an acquisition/demolition program can be especially beneficial if two or more structures are
       adjacent to each other. Their removal could “free up” sufficient space to allow for construction of
       new housing that would better address the contemporary preferences of homebuyers.

   •   Acquisition/demolition could focus on: Vacant and seriously deteriorated buildings; buildings
       which may become available through the non-payment of property taxes; homes owned by long-
       term residents of the nursing home; and candidates for transition into various elderly housing
       facilities.


                                                   - 47 -
                                       Section VI-B – Assisted Living

The Hendricks Community Hospital Association (HCHA) is currently considering whether to embark on
a major project – constructing and operating an assisted living facility. Therefore, we are separately
addressing this aspect of housing in this section.

Definitions.

Definitions of “assisted living” include “a type of long-term care facility for elderly or disabled people
who are able to get around on their own but who may need help with some activities of daily living, or
simply prefer the convenience of having their meals in a central cafeteria and having nursing staff on call”
(www.medterms.com) or “A living arrangement in which people with special needs, especially seniors
with disabilities, reside in a facility that provides help with everyday tasks such as bathing, dressing, and
taking medication.” (www.answers.com)

Other Assisted Living Facilities.

Table 29 in Section VII-A presents an inventory of assisted living (and related) facilities which have been
identified within a 70-mile radius of Hendricks. There are 26 such facilities in Minnesota and 25 in South
Dakota, within that selected radius. This information may be useful as HCHA examines the market
feasibility of their proposed facility.

Recommendation.

     •   Construct a 14- to 20-unit assisted living facility in the city of Hendricks, as may be warranted by
         a subsequent feasibility study and business plan. 7 Based on what we have seen in similar
         communities with similar demographics and medical facility attributes, this is a realistic and
         achievable goal in the community.

     •   This recommendation is supported by findings from this study, including the following:

         o There is strong community support for an assisted living facility (Table 40).

         o A significant number of individuals have an immediate or near-term desire to move into such a
           facility (Table 42).

         o The demographics of the study area indicate a growing base for this type of housing. The
           current age of the population (Table 3) and anticipations for an increasingly aging population
           (Figure 3) both indicate a widening need for this housing option.

         o Income information cited throughout this study indicates the steps should be taken to develop
           an assisted living facility which is affordable to its clientele.

     •   Several initial steps should be taken by the HCHA Board and administration, such as:

         o Identifying potential locations for the facility.


7
    This housing study does not serve as a feasibility study nor should it replace the technical considerations that a
    full business plan can bring to such a project.
                                                          - 48 -
o Evaluating the levels of care which can best be offered by the facility.

o Assessing the suitable range of services and amenities which the facility would offer.

o Moving forward with a feasibility study and/or business plan.

o Taking steps to secure architectural services if the decision is reached to proceed with plans
  and specifications.




                                           - 49 -
  part vii
attachments




    - 50 -
                   Section VII-A – Neighboring Assisted Living Facilities

Table 29 – Assisted Living Facilities Within 70 Miles of Hendricks
                   Name of Facility                 City    Distance in Miles

Minnesota Facilities
       Appleton Hospital Home Health Care   Appleton               66
       Lakeview Senior Housing              Balaton                45
       REM Canby Senior Services            Canby                  21
       Serenity House                       Canby                  21
       Fieldcrest                           Cottonwood             51
       Prairie Meadows Assisted Living      Dawson                 47
       Edgebrook Estates Assisted Living    Edgerton               58
       Henry Hill Assisted Living           Granite Falls          63
       Hometown Care Provider – Riverside   Granite Falls          63
       Homestead Place                      Granite Falls          63
       Westwood Elderly Home                Granite Falls          63
       Jasper Sunrise Village               Jasper                 53
       Popular Creek Estates                Luverne                66
       Boulder Estates                      Marshall               36
       Lyon County Extended Care            Marshall               36
       REM Southwest                        Marshall               36
       Madison Avenue Apartments            Minneota               32
       Burnsdale Extended Care              Montevideo             65
       Copper Glen Assisted Living          Montevideo             65
       Health Providers                     Montevideo             65
       Home Front                           Montevideo             65
       Valin Senior Care                    Montevideo             65
       Fairway View Senior Community        Ortonville             56
       Falls Landing Assisted Living        Pipestone              42
       Springside                           Tracy                  58
       Lutheran Social Services             Tracy                  58
South Dakota Facilities
       Park Place                           Brookings              38
       Stoneybrook Suites                   Brookings              38
       Greenleaf                            Brookings              38
       Prairie Crossing                     Brookings              38
       South Park Assisted Living           Bryant                 58
       Castle View                          Castlewood             42
       Deuel County Good Samaritan          Clear Lake             30
       Orchard Hills                        Dell Rapids            66
       Cozy Korner                          Elkton                 22
       Estelline Nursing & Care Center      Estelline              27
       Riverview                            Flandreau              40
       Greenleaf                            Flandreau              40
       Parker Assisted Living               Hetland                63
       Homested                             Lake Norden            45
       Angela Hall                          Milbank                60
       Golden Living Community              Milbank                60
       Beverly Health Care                  Milbank                60
       Trent Assisted Living                Trent                  53
       Dakota Sun                           Volga                  44
       Meadow Lake Acres                    Watertown              51
       Evergreen                            Watertown              51
       Cedar View                           Watertown              51
       Prairie Crossings                    Watertown              51
       Prairie Crossings                    Watertown              51
       Stoneybrook Suites                   Watertown              51


                                                 - 51 -
                               Section VII-B – Survey Instrument

                        Hendricks Area Housing Survey
The Hendricks Economic Development Authority and Hendricks Community Hospital are conducting this
survey. We want to determine if there is interest in new housing projects. If you complete and return
this survey, you will have a chance to win $100, as is explained on the last page.
          Information gathered from this survey will be kept completely confidential.

                                    General Questions
                                           In Minnesota                        In South Dakota
1.     Please mark an ✕ where you live:    ______ City of Hendricks            ______ City of Astoria
                                           ______ Hansonville Township         ______ Scandinavia Twp.
                                           ______ Hendricks Township           ______ Lake Hendricks Twp.
                                           ______ Shaokatan Township           ______ Oak Lake Township
                                           ______ Other (please list):         ______ Other (please list):
                                                                               ___________________

2.     Please write the number of people in each age group who are living in your household.
               Age 6 and younger            30 to 39 years old               60 to 69 years old
               7 to 19 years old            40 to 49 years old               70 to 79 years old
               20 to 29 years old           50 to 59 years old               80 years or older

3.     What is your approximate gross annual household income? Check the range which best fits your
       income. This information is confidential and will only be used to help determine housing needs
       in the Hendricks area. Please mark an ✕ in the correct range of household income.
               Less than $31,750            $45,351 to $49,000               $59,851 to $70,200
               $31,751 to $36,300           $49,001 to $52,600               $70,201 to $80,730
               $36,301 to $40,800           $52,601 to $56,250               Over $80,730
               $40,801 to $45,350           $56,251 to $59,850

4.     Please list the community or communities in which you and your family members currently work.
       _______________________       _______________________        _______________________


                                   Your Current Housing
5.     What type of home do you currently live in? Please mark an ✕ for the correct answer.
       ______ Single-family house          ______ Duplex/twin-home                  ______ Apartment
       ______ Mobile home                  ______ Other (please explain): _________________________

6.     Do you currently own or rent your current home?       ______ Own             ______ Rent

7.     If you own, in what year was your home built?             _________
                                                 - 52 -
8.     What is your current monthly house payment or rent? (Do not include taxes, insurance, utilities.)
                None                                     $100 to $299                         $500 to $699
                Under $100                               $300 to $499                         $700 or Over

9.     What are your current monthly taxes, insurance, and utility costs at your current residence?
                None                                     $100 to $199                         $300 or Over
                $5 to $99                                $200 to $299


                      A New Assisted Living Facility?
Hendricks Community Hospital is considering a new project in Hendricks… constructing an Assisted
Living facility. The Hendricks area already has a strong hospital, nursing home, and independent living
apartments (Lincoln Lane Villa). “Assisted Living” can assist persons who need more care than what
independent living offers, but who do not need the full range of care offered by the nursing home.
Assisted Living seeks to meet the residential needs of senior citizens while also providing an appropriate
range of health care services.

10.    Where do you currently receive your primary medical services? _________________________

11.    Do you believe an Assisted Living facility, as described above, is needed to serve the Hendricks area?
               Yes                                      No                                     Unsure

12.    If a new assisted living option were available in Hendricks, which of the following would best
       describe your own level of interest?
               Yes – I would be interested almost immediately.
               Yes – I would be interested in two or three years.
               Yes – I have an interest, but probably not for four or more years.
               I currently have little or no interest, but may in the future.
       _______ Not interested.

13.    What kinds of services and amenities would you think are important in an assisted living
       apartment facility? Please mark an ✕ for all that apply.
       ______   24-hour care attendant    ______ Help with medications     ______ Meal services
       ______   Lawn care                 ______ Bathing & personal care   ______ In-town transportation
       ______   Snow removal              ______ Light housekeeping        ______ Garages
       ______   Organized activities      ______ Group kitchen/dining room ______ Social & activity room
       ______   Other (please explain):      ________________________________________________________

14.    If you are not interested in new assisted living for yourself, why? Mark an ✕ for all that apply.
               I have already made other living arrangements.
               I am satisfied with my current housing.
               I would rather live in a different community.
               I am concerned about not being able to afford it.
       _______ I am not in the right age group for assisted living.
               Other reasons (please explain): ___________________________________________________

                                                      - 53 -
                              Other New Housing?

15.   If new housing were made available in Hendricks, what type of new housing would you be
      interested in? Please mark an ✕ for all that apply.
               Traditional single-family house                   Condo or town house
      ______ Duplex or twin-home                          ______ Apartment
      ______ On the lakeshore                                    None of these
      ______ On the golf course                           ______ Other: ______________________

16.   Would you want to own or rent?                     ______ Own            ______ Rent

17.   Would you be a first-time home buyer?              ______ Yes            ______ No

18.   Do you currently make use of income-based housing assistance?      ______ Yes       ______ No

19.   What amount of monthly house payment or rent would you realistically be able to afford for the
      type of new housing you would want?
               Under $200                 $400 to $599       ______ $800 to $999
               $200 to $399               $600 to $799       ______ $1,000 or Over
      ______ I would not need a mortgage

20.   If you were interested in new housing, would you like…
      How many bedrooms? _____ How many bathrooms? _____               How many garage stalls? _____

21.   If the housing preferences you mentioned above were available in Hendricks, which of the
      following best describes your own level of interest?
               Yes – I would be interested almost immediately.
               Yes – I would be interested in two or three years.
               Yes – I have an interest, but probably not for four or more years.
               I currently have little or no interest, but may in the future.
      ______ Not interested.

22.   If you are interested in different housing than you currently have, why? Mark an ✕ for all that
      apply.
               Desire a larger home                   Expanding household size
               Desire a smaller home                  Smaller household size
      ______ Access to city services         ______ Reduced maintenance
      ______ Retirement                      ______ Other reasons: ______________________________


                                                - 54 -
23.    If you are not interested in different housing for yourself, why? Please mark an ✕.
                I have already made other living arrangements.
                I am satisfied with my current house.
                I would rather live in a different community.
                I am concerned about not being able to afford it.
                Other reasons (please explain): ___________________________________________

24.    Whether you live in Hendricks or not, what services and amenities would be important to you?
       Please mark an ✕ for all that apply.
                A community center            ______ A 24-hour fitness center
       Additional recreation facilities, such as:
       ______ Tennis courts                   ______ Soccer field
       ______ Expanded golf course            ______ Other recreation: __________________________
       Additional health care services (please explain): _____________________________________
       Other services or amenities (please explain): ________________________________________


              Information List? / Others to Contact?
25.    If you would like to be put on an information list for follow-up on any of these possible housing
       projects, please tell us which and then give your name, address, and phone number below.

       ______ Assisted living                 ______ New home ownership           ______ Housing repair

       ______ New rental housing              ______ Other: __________________________________

       Name, address, and phone: _______________________________________________________

26.    Do you know of someone who may not have received this survey, but may be interested? If so,
       we can make sure they are sent a survey. Their name and address? _______________________
       _____________________________________________________________________________



              m Win a prize for returning this survey! m

      We have enclosed an envelope for your use. If you complete this survey and
      mail it back or drop it off in person at City Hall before May 25, you will be
      entered in a drawing. Three winners will each receive $100 in Hendricks
      Bonus Bucks, which are as good as cash at Hendricks businesses. You have
      three chances to win! Be sure your name is on the envelope, so you can be
      entered. Your name will not be matched up with the survey. The envelope will
      be destroyed, in order to remain confidential.
                                                    - 55 -
                                  Section VII-C – Detailed Survey Analysis,
                                              Entire Study Area



Table 30 – Question 1 – Where Survey Respondents Live
                                           Households              Persons
                City of Hendricks          134 – 30.2%            246 – 26.0%
 Minnesota




                Hansonville Township        14 – 3.1%              35 – 3.7%
                Hendricks Township          32 – 7.2%              76 – 8.0%
                Shaokatan Township          18 – 4.0%              42 – 4.4%
                Other Minnesota            101 – 22.7%            239 – 25.3%
       City of Astoria                      8 – 1.8%               14 – 1.4%
 South Dakota




       Scandinavia Township                 19 – 4.2%              47 – 4.9%
       Lake Hendricks Twp.                  27 – 6.0%              52 – 5.5%
       Oak Lake Township                    6 – 1.3%               15 – 1.5%
       Other South Dakota                  76 – 17.1%             162 – 17.1%
Location Unreported                         8 – 1.8%               16 – 1.6%
Totals                                     443 – 100%             944 – 100%




                                                         - 56 -
Table 31 – Question 2 – Age Breakdowns
                                    Total Persons        Persons Age 6      Persons Age      Persons Age
                                   from the Survey        and Younger         7 to 19          20 to 29
City of Hendricks                          246               8   –    3%      21   –   8%      10   –   4%
Hansonville Township                       35                0   –    0%       8   –   23%      3   –   8%
Hendricks Township                         76                3   –    4%      15   –   20%      3   –   4%
Shaokatan Township                         42                2   –    5%       7   –   17%      2   –   5%
Other Minnesota                            239              13   –    5%      41   –   17%     17   –   7%
City of Astoria                            14                0   –    0%       2   –   14%      0   –   0%
Scandinavia Township                       47                5   –    11%     10   –   21%      0   –   0%
Lake Hendricks Twp.                        52                2   –    4%       2   –   4%       0   –   0%
Oak Lake Township                          15                0   –    0%       4   –   27%      1   –   7%
Other South Dakota                         162               0   –    0%      27   –   17%     12   –   7%
Totals                                     928              33   –    4%     128   –   14%     45   –   5%
                                     Persons Age         Persons Age        Persons Age      Persons Age
                                       30 to 39            40 to 49           50 to 59         60 to 69
City of Hendricks                        13    –   5%       14   –    6%      39   –   16%     43   –   17%
Hansonville Township                      0    –   0%        4   –    11%      7   –   20%      9   –   26%
Hendricks Township                        7    –   9%        7   –    9%      16   –   21%     13   –   17%
Shaokatan Township                        4    –   10%       5   –    12%     14   –   33%      4   –   10%
Other Minnesota                           9    –   4%       33   –    14%     27   –   11%     41   –   17%
City of Astoria                           1    –   7%        2   –    14%      1   –   7%       3   –   21%
Scandinavia Township                      6    –   13%       8   –    17%      8   –   17%      0   –   0%
Lake Hendricks Twp.                       5    –   10%       4   –    8%      20   –   38%     14   –   27%
Oak Lake Township                         1    –   7%        5   –    33%      3   –   20%      0   –   0%
Other South Dakota                       12    –   7%       27   –    17%     29   –   18%     22   –   14%
Totals                                   54    –   6%      107   –    12%    157   –   18%    140   –   16%
                                     Persons Age         Persons Age
                                       70 to 79           80 or Older
City of Hendricks                        54    –   22%      44   –    18%
Hansonville Township                      3    –   8%        1   –    3%
Hendricks Township                        6    –   8%        6   –    8%
Shaokatan Township                        3    –   7%        1   –    2%
Other Minnesota                          32    –   14%      24   –    10%
City of Astoria                           0    –   0%        5   –    36%
Scandinavia Township                      9    –   19%       1   –    2%
Lake Hendricks Twp.                       5    –   10%       0   –    0%
Oak Lake Township                         0    –   0%        1   –    7%
Other South Dakota                       16    –   10%      17   –    10%
Totals                                 125     –   14%      97   –    11%
Source: Development Services, Inc. (2008 Survey)




                                                             - 57 -
Table 32 – Question 3 – Annual Household Income
                                    Total Low- and
                                                             Households Less      Households            Households
                                   Moderate-Income
                                                              than $31,750     $31,751 to $36,300    $36,301 to $40,800
                                     Households
City of Hendricks                        61       –   36%           52                  10                  10
Hansonville Township                      5       –   3%             4                  0                    1
Hendricks Township                        8       –   5%             7                  1                    1
Shaokatan Township                        4       –   2%             2                  2                    0
Other Minnesota                          41       –   24%           31                  10                   5
City of Astoria                           5       –   3%             5                  0                    1
Scandinavia Township                      4       –   2%             3                  1                    3
Lake Hendricks Twp.                       8       –   5%             6                  2                    1
Oak Lake Township                         1       –   1%             1                  0                    0
Other South Dakota                       34       –   20%           22                  9                    9
Totals                                 171        –   100%         133                  35                  31
                                    Households                  Households         Households           Households
                                 $40,801 to $45,350          $45,351 to $49,000 $49,001 to $52,600   $52601 to $56,250
City of Hendricks                             11                     5                  9                    0
Hansonville Township                          3                      2                  0                    0
Hendricks Township                            0                      6                  4                    1
Shaokatan Township                            0                      1                  3                    1
Other Minnesota                               7                      5                  6                    2
City of Astoria                               1                      0                  0                    0
Scandinavia Township                          0                      0                  1                    1
Lake Hendricks Twp.                           1                      2                  1                    1
Oak Lake Township                             0                      0                  2                    0
Other South Dakota                            5                      2                  3                    5
Totals                                        28                    23                  29                  11
                                    Households         Households         Households                 Households Over
                                 $56,251 to $59,850 $59,851 to $70,200 $70,201 to $80,730               $80,730
City of Hendricks                             3                      8                  4                    9
Hansonville Township                          1                      0                  1                    2
Hendricks Township                            0                      3                  1                    3
Shaokatan Township                            1                      5                  0                    3
Other Minnesota                               4                     14                  4                   10
City of Astoria                               0                      0                  0                    0
Scandinavia Township                          1                      2                  3                    3
Lake Hendricks Twp.                           0                      2                  2                    9
Oak Lake Township                             1                      1                  0                    1
Other South Dakota                            2                      6                  1                   10
Totals                                        13                    41                  16                  50
Source: Development Services, Inc. (2008 Survey)




                                                                  - 58 -
Table 33 – Question 4 – Place of Work & Commuting
        Live in ®       All Households,                                Hansonville      Hendricks
                                             City of Hendricks
† Work in                Entire Survey                                  Township        Township
MN - Arco                   1   –   0%             0   –     0%          0   –   0%      0   –   0%
MN - Canby                 17   –   4%             2   –     2%          1   –   7%      2   –   9%
MN - Clarkfield             3   –   1%             0   –     0%          0   –   0%      0   –   0%
MN - Granite Falls          0   –   0%             0   –     0%          0   –   0%      0   –   0%
MN - Hansonville Twp.       4   –   1%             0   –     0%          4   –   29%     0   –   0%
MN - Hendricks            141   –   36%           58   –     63%         6   –   43%    16   –   70%
MN - Ivanhoe               40   –   10%            8   –     9%          2   –   14%     0   –   0%
MN - Lake Benton            4   –   1%             0   –     0%          0   –   0%      0   –   0%
MN - Marble Twp.            1   –   0%             1   –     1%          0   –   0%      2   –   9%
MN - Marshall              28   –   7%             5   –     5%          1   –   7%      0   –   0%
MN - Minneapolis            1   –   0%             0   –     0%          0   –   0%      0   –   0%
MN - Minneota               5   –   1%             2   –     2%          0   –   0%      0   –   0%
MN - Pipestone              3   –   1%             1   –     1%          0   –   0%      0   –   0%
MN - Porter                 4   –   1%             0   –     0%          0   –   0%      0   –   0%
MN - Redwood Falls          1   –   0%             0   –     0%          0   –   0%      0   –   0%
MN - Russell                1   –   0%             0   –     0%          0   –   0%      0   –   0%
MN - Tyler                  5   –   1%             2   –     2%          0   –   0%      0   –   0%
SD - Astoria               10   –   3%             1   –     1%          0   –   0%      0   –   0%
SD - Brandt                 2   –   1%             0   –     0%          0   –   0%      0   –   0%
SD - Brookings             43   –   11%            4   –     4%          0   –   0%      1   –   4%
SD - Castlewood             1   –   0%             0   –     0%          0   –   0%      0   –   0%
SD - Clear Lake            15   –   4%             3   –     3%          0   –   0%      0   –   0%
SD - Colman                 1   –   0%             0   –     0%          0   –   0%      1   –   4%
SD - Deuel County           3   –   1%             0   –     0%          0   –   0%      0   –   0%
SD - Elkton                 5   –   1%             0   –     0%          0   –   0%      0   –   0%
SD - Estelline              3   –   1%             0   –     0%          0   –   0%      0   –   0%
SD - Gary                  10   –   3%             0   –     0%          0   –   0%      0   –   0%
SD - Madison                1   –   0%             0   –     0%          0   –   0%      0   –   0%
SD - Sioux Falls            1   –   0%             0   –     0%          0   –   0%      0   –   0%
SD - Toronto               20   –   5%             4   –     4%          0   –   0%      1   –   4%
SD - Watertown              4   –   1%             1   –     1%          0   –   0%      0   –   0%
SD - White                 10   –   3%             0   –     0%          0   –   0%      0   –   0%
Totals                    388   –   100%          92   –     100%       14   –   100%   23   –   100%
                                          Continued on the next page




                                                    - 59 -
Table 33 – Question 4 – Place of Work & Commuting (Continued)
        Live in ®       Shaokatan                                                   Scandinavia
                                         Other Minnesota         City of Astoria
† Work in               Township                                                     Township
MN - Arco                 0   –   0%          1   –     1%          0   –    0%       0   –   0%
MN - Canby                0   –   0%         11   –     11%         0   –    0%       0   –   0%
MN - Clarkfield           0   –   0%          5   –     5%          0   –    0%       0   –   0%
MN - Granite Falls        0   –   0%          1   –     1%          0   –    0%       0   –   0%
MN - Hansonville Twp.     0   –   0%          0   –     0%          0   –    0%       0   –   0%
MN - Hendricks           10   –   43%        23   –     23%         0   –    0%       4   –   27%
MN - Ivanhoe              3   –   13%        24   –     24%         0   –    0%       0   –   0%
MN - Lake Benton          0   –   0%          5   –     5%          0   –    0%       0   –   0%
MN - Marble Twp.          0   –   0%          0   –     0%          0   –    0%       0   –   0%
MN - Marshall             2   –   9%         13   –     13%         0   –    0%       0   –   0%
MN - Minneapolis          0   –   0%          0   –     0%          0   –    0%       0   –   0%
MN - Minneota             0   –   0%          3   –     3%          0   –    0%       0   –   0%
MN - Pipestone            0   –   0%          2   –     2%          0   –    0%       0   –   0%
MN - Porter               1   –   4%          2   –     2%          0   –    0%       0   –   0%
MN - Redwood Falls        0   –   0%          1   –     1%          0   –    0%       0   –   0%
MN - Russell              0   –   0%          1   –     1%          0   –    0%       0   –   0%
MN - Tyler                1   –   4%          2   –     2%          0   –    0%       0   –   0%
SD - Astoria              0   –   0%          0   –     0%          2   –    25%      2   –   13%
SD - Brandt               0   –   0%          0   –     0%          0   –    0%       1   –   7%
SD - Brookings            4   –   17%         4   –     4%          1   –    13%      2   –   13%
SD - Castlewood           0   –   0%          0   –     0%          0   –    0%       0   –   0%
SD - Clear Lake           0   –   0%          0   –     0%          1   –    13%      3   –   20%
SD - Colman               0   –   0%          0   –     0%          0   –    0%       0   –   0%
SD - Deuel County         0   –   0%          0   –     0%          1   –    13%      0   –   0%
SD - Elkton               0   –   0%          1   –     1%          0   –    0%       0   –   0%
SD - Estelline            0   –   0%          0   –     0%          0   –    0%       0   –   0%
SD - Gary                 0   –   0%          2   –     2%          0   –    0%       0   –   0%
SD - Madison              0   –   0%          0   –     0%          0   –    0%       0   –   0%
SD - Sioux Falls          0   –   0%          0   –     0%          1   –    13%      0   –   0%
SD - Toronto              1   –   4%          0   –     0%          2   –    25%      2   –   13%
SD - Watertown            0   –   0%          0   –     0%          0   –    0%       1   –   7%
SD - White                1   –   4%          1   –     1%          0   –    0%       0   –   0%
Totals                   23   –   100%      102   –     100%        8   –    100%    15   –   100%
                                    Continued on the next page




                                               - 60 -
Table 33 – Question 4 – Place of Work & Commuting (Concluded)
    Live in ®                      Lake Hendricks         Oak Lake
                                                                           Other South Dakota
† Work in                            Township             Township
MN - Arco                                0    –    0%      0   –    0%          0   –   0%
MN - Canby                               0    –    0%      0   –    0%          1   –   1%
MN - Clarkfield                          0    –    0%      0   –    0%          0   –   0%
MN - Granite Falls                       0    –    0%      0   –    0%          0   –   0%
MN - Hansonville Twp.                    0    –    0%      0   –    0%          0   –   0%
MN - Hendricks                          11    –    50%     1   –    14%         9   –   12%
MN - Ivanhoe                             0    –    0%      0   –    0%          2   –   3%
MN - Lake Benton                         0    –    0%      0   –    0%          0   –   0%
MN - Marble Twp.                         0    –    0%      0   –    0%          0   –   0%
MN - Marshall                            0    –    0%      0   –    0%          4   –   5%
MN - Minneapolis                         0    –    0%      0   –    0%          1   –   1%
MN - Minneota                            0    –    0%      0   –    0%          0   –   0%
MN - Pipestone                           0    –    0%      0   –    0%          0   –   0%
MN - Porter                              0    –    0%      0   –    0%          1   –   1%
MN - Redwood Falls                       0    –    0%      0   –    0%          0   –   0%
MN - Russell                             0    –    0%      0   –    0%          0   –   0%
MN - Tyler                               0    –    0%      0   –    0%          0   –   0%
SD - Astoria                             0    –    0%      1   –    14%         4   –   5%
SD - Brandt                              0    –    0%      0   –    0%          1   –   1%
SD - Brookings                           5    –    23%     3   –    43%        18   –   23%
SD - Castlewood                          0    –    0%      0   –    0%          1   –   1%
SD - Clear Lake                          1         5%      0   –    0%          7   –   9%
SD - Colman                              0         0%      0   –    0%          0   –   0%
SD - Deuel County                        0         0%      0   –    0%          2   –   3%
SD - Elkton                              3         14%     0   –    0%          0   –   0%
SD - Estelline                           0         0%      0   –    0%          3   –   4%
SD - Gary                                2         9%      0   –    0%          5   –   6%
SD - Madison                             0         0%      0   –    0%          1   –   1%
SD - Sioux Falls                         0         0%      0   –    0%          0   –   0%
SD - Toronto                             0         0%      0   –    0%         10   –   13%
SD - Watertown                           0         0%      0   –    0%          2   –   3%
SD - White                               0    –    0%      2   –    29%         6   –   8%
Totals                                  22    –    100%    7   –    100%       78   –   100%
Source: Development Services, Inc. (2008 Survey)




                                                           - 61 -
Table 34 – Question 5 – Type of Current Home
                                    Single-Family                                Duplex /
                                                          Mobile Homes                         Apartments
                                       Houses                                   Twin-Homes
City of Hendricks                     101    –     83%       1      –     1%      4   –   3%    16   –   13%
Hansonville Township                   13    –     93%       0      –     0%      0   –   0%     1   –   7%
Hendricks Township                     28    –     97%       0      –     0%      0   –   0%     1   –   3%
Shaokatan Township                     18    –     100%      0      –     0%      0   –   0%     0   –   0%
Other Minnesota                        86    –     90%       0      –     0%      3   –   3%     7   –   7%
City of Astoria                         5    –     71%       0      –     0%      0   –   0%     2   –   29%
Scandinavia Township                   18    –     100%      0      –     0%      0   –   0%     0   –   0%
Lake Hendricks Twp.                    27    –     100%      0      –     0%      0   –   0%     0   –   0%
Oak Lake Township                       6    –     100%      0      –     0%      0   –   0%     0   –   0%
Other South Dakota                     64    –     90%       3      –     4%      0   –   0%     4   –   6%
Totals                                366    –     90%       4      –     1%      7   –   2%    31   – 8%
Source: Development Services, Inc. (2008 Survey)




Table 35 – Question 6 – Own or Rent Current Home
                                         Own                 Rent
City of Hendricks                      97    –     81%      23      –     19%
Hansonville Township                   12    –     92%       1      –     8%
Hendricks Township                     31    –     97%       1      –     3%
Shaokatan Township                     18    –     100%      0      –     0%
Other Minnesota                        88    –     88%      12      –     12%
City of Astoria                         6    –     75%       2      –     25%
Scandinavia Township                   19    –     100%      0      –     0%
Lake Hendricks Twp.                    27    –     100%      0      –     0%
Oak Lake Township                       5    –     83%       1      –     17%
Other South Dakota                     68    –     91%       7      –     9%
Totals                                371    –     89%      47      –     11%
Source: Development Services, Inc. (2008 Survey)




                                                                 - 62 -
Table 36 – Question 7 – Year Current Home Was Built
                                  1939 and Earlier          1940 to 1959             1960 to 1969           1970 to 1979
City of Hendricks                     34     –     36%       19      –   20%           8    –   9%          26   –   28%
Hansonville Township                   7     –     64%        2      –   18%           0    –   0%           1   –   9%
Hendricks Township                    12     –     44%        3      –   11%           1    –   4%           2   –   7%
Shaokatan Township                     5     –     31%        4      –   25%           0    –   0%           2   –   13%
Other Minnesota                       29     –     36%       14      –   17%           9    –   11%         10   –   12%
City of Astoria                        4     –     67%        0      –   0%            2    –   33%          0   –   0%
Scandinavia Township                   5     –     26%        3      –   16%           2    –   11%          1   –   5%
Lake Hendricks Twp.                    5     –     19%        1      –   4%            1    –   4%           3   –   11%
Oak Lake Township                      3     –     75%        0      –   0%            1    –   25%          0   –   0%
Other South Dakota                    33     –     52%        1      –   2%            3    –   5%           6   –   9%
Totals                               137     – 39%           47      – 13%            27    – 8%            51   – 15%
                                    1980 to 1989            1990 to 1999             2000 to 2008
City of Hendricks                        1   –     1%         4      –   4%            2    –   2%
Hansonville Township                     1   –     9%         0      –   0%            0    –   0%
Hendricks Township                       2   –     7%         4      –   15%           3    –   11%
Shaokatan Township                       0   –     0%         1      –   6%            4    –   25%
Other Minnesota                          8   –     10%        5      –   6%            6    –   7%
City of Astoria                          0   –     0%         0      –   0%            0    –   0%
Scandinavia Township                     2   –     11%        1      –   5%            5    –   26%
Lake Hendricks Twp.                      2   –     7%         6      –   22%           9    –   33%
Oak Lake Township                        0   –     0%         0      –   0%            0    –   0%
Other South Dakota                       5   –     8%         9      –   14%           7    –   11%
Totals                                21     – 6%            30      – 9%             36    – 10%
Source: Development Services, Inc. (2008 Survey)




Table 34 – Question 8 – Current Monthly House Payment or Rent
                                                   Under   $100 to         $300 to   $500 to     $700 or
                                   None
                                                   $100     $299            $499      $699        Over
City of Hendricks                   74               2       11               20        6             9
Hansonville Township                10               1        0               1         2             0
Hendricks Township                  18               0        1               1         4             4
Shaokatan Township                  10               0        0               1         1             4
Other Minnesota                     65               0        5               9        10             6
City of Astoria                      4               0        1               3         0             0
Scandinavia Township                13               0        0               1         3             1
Lake Hendricks Twp.                 19               0        1               0         1             5
Oak Lake Township                    4               0        0               1         0             1
Other South Dakota                  37               2        7               9         1             10
                                    254              5       26               46       28             40
Totals
                                   64%               1%      7%              12%       7%             10%
Source: Development Services, Inc. (2008 Survey)
                                                                  - 63 -
Table 38 – Question 9 – Current Monthly
Taxes, Insurance and Utility Costs
                                                   $5 to       $100 to          $200 to   $300 or
                                   None
                                                    $99         $199             $299      Over
City of Hendricks                    7               7            15               25       60
Hansonville Township                 7               0            0                 4        8
Hendricks Township                   0               1            1                 7       19
Shaokatan Township                   0               0            3                 2       13
Other Minnesota                      8               3            13               23       46
City of Astoria                      1               2            1                 0        3
Scandinavia Township                 1               0            4                 2       10
Lake Hendricks Twp.                  0               0            1                10       16
Oak Lake Township                    0               0            0                 1        5
Other South Dakota                   5               5            6                22       34
                                    29               18           44               96      214
Totals
                                    7%               4%          11%              24%      53%
Source: Development Services, Inc. (2008 Survey)




Table 39 – Question 10 – Where Primary Medical Services Are Received
                                   All Households,                                         Hansonville      Hendricks
                                                               City of Hendricks
  Provider                          Entire Survey                                           Township        Township
Brookings                             18    –      4%            3      –   2%               0   –   0%     0   –   0%
Brown Clinic                           1    –      0%            0      –   0%               0   –   0%     0   –   0%
Canby                                 16    –      4%            2      –   2%               3   –   21%    0   –   0%
Estelline                              1    –      0%            0      –   0%               0   –   0%     0   –   0%
Flandreau                              1    –      0%            0      –   0%               0   –   0%     0   –   0%
Hendricks                            341    –      76%         118      –   94%             11   –   79%   30   –   97%
Ivanhoe                               30    –      7%            0      –   0%               0   –   0%     1   –   3%
Marshall                              14    –      3%            2      –   2%               0   –   0%     0   –   0%
Pipestone                              2    –      0%            0      –   0%               0   –   0%     0   –   0%
Sioux Falls                            8    –      2%            0      –   0%               0   –   0%     0   –   0%
Tracy                                  1    –      0%            0      –   0%               0   –   0%     0   –   0%
Tyler                                  3    –      1%            0      –   0%               0   –   0%     0   –   0%
Veteran's Hospital                     2    –      0%            0      –   0%               0   –   0%     0   –   0%
White                                 10    –      2%            0      –   0%               0   –   0%     0   –   0%
Totals                                     448                 125      –   100%            14   – 100%    31   –   100%
                                                         Continued on the next page




                                                                       - 64 -
Table 39 – Question 10 – Where Primary Medical Services Are Received (Continued)
                                      Shaokatan                                              Scandinavia
                                                         Other Minnesota   City of Astoria
  Provider                            Township                                                Township

Brookings                              0    –      0%      2    –   2%       1   –   13%      4   –   20%
Brown Clinic                           0    –      0%      0    –   0%       0   –   0%       0   –   0%
Canby                                  2    –      12%     8    –   7%       0   –   0%       0   –   0%
Estelline                              0    –      0%      0    –   0%       0   –   0%       0   –   0%
Flandreau                              0    –      0%      0    –   0%       0   –   0%       0   –   0%
Hendricks                             14    –      82%    64    –   54%      7   –   88%     13   –   65%
Ivanhoe                                1    –      6%     25    –   21%      0   –   0%       0   –   0%
Marshall                               0    –      0%      8    –   7%       0   –   0%       1   –   5%
Pipestone                              0    –      0%      2    –   2%       0   –   0%       0   –   0%
Sioux Falls                            0    –      0%      5    –   4%       0   –   0%       0   –   0%
Tracy                                  0    –      0%      1    –   1%       0   –   0%       0   –   0%
Tyler                                  0    –      0%      2    –   2%       0   –   0%       0   –   0%
Veteran's Hospital                     0    –      0%      1    –   1%       0   –   0%       1   –   5%
White                                  0    –      0%      0    –   0%       0   –   0%       1   –   5%
Totals                                17    – 100%       118    –   100%     8   – 100%      20   –   100%
                                   Lake Hendricks           Oak Lake       Other South
  Provider                           Township               Township         Dakota
Brookings                              1    –      4%      0    –   0%       7   –   9%
Brown Clinic                           0    –      0%      0    –   0%       1   –   1%
Canby                                  0    –      0%      0    –   0%       0   –   0%
Estelline                              0    –      0%      0    –   0%       1   –   1%
Flandreau                              0    –      0%      0    –   0%       1   –   1%
Hendricks                             22    –      88%     4    –   67%     55   –   70%
Ivanhoe                                0    –      0%      0    –   0%       2   –   3%
Marshall                               2    –      8%      0    –   0%       1   –   1%
Pipestone                              0    –      0%      0    –   0%       0   –   0%
Sioux Falls                            0    –      0%      1    –   17%      2   –   3%
Tracy                                  0    –      0%      0    –   0%       0   –   0%
Tyler                                  0    –      0%      0    –   0%       1   –   1%
Veteran's Hospital                     0    –      0%      0    –   0%       0   –   0%
White                                  0    –      0%      1    –   17%      8   –   10%
Totals                                25    – 100%         6    –   100%    79   – 100%
Source: Development Services, Inc. (2008 Survey)




                                                               - 65 -
 Table 40 – Question 11 – Assisted Living Facility Needed for Hendricks Area
                                                                                                                   "Yes" –
                                                                                                               Households with
                                           Yes                      No                       Unsure
                                                                                                               Persons Age 60
                                                                                                                 and Older
 City of Hendricks                    87    –       33%       11    –    52%            29    –   23%            65       –   39%
 Hansonville Township                 10    –       4%         1    –    5%              3    –   2%              6       –   4%
 Hendricks Township                   21    –       8%         4    –    19%             6    –   5%             14       –   8%
 Shaokatan Township                   12    –       4%         1    –    5%              4    –   3%              5       –   3%
 Other Minnesota                      54    –       20%        3    –    14%            39    –   31%            31       –   19%
 City of Astoria                       6    –       2%         0    –    0%              2    –   2%              4       –   2%
 Scandinavia Township                 15    –       6%         0    –    0%              4    –   3%              6       –   4%
 Lake Hendricks Twp.                  19    –       7%         1    –    5%              7    –   6%              8       –   5%
 Oak Lake Township                     3    –       1%         0    –    0%              3    –   2%              0       –   0%
 Other South Dakota                   40    –       15%        0    –    0%             30    –   24%            28       –   17%
 Totals                              267    –       100%      21    –    100%        127      –   100%          167       –   100%
 Source: Development Services, Inc. (2008 Survey)




 Table 41 – Question 12 – Level of Interest in Assisted Living
                                                                                                      Positive – Households with
                                            Positive                         Negative
                                                                                                      Persons Age 60 and Older
                                                                     Little or No
                                 Almost                     4 or       Interest                  Almost                        4 or
                                                 2 or 3                                 Not                      2 or 3
                               Immediate                   More       Now, But                 Immediate                      More
                                                 Years                              Interested                   Years
                                Interest                   Years        May in                  Interest                      Years
                                                                        Future
City of Hendricks                    5                9     23              69           19               5           7         17
Hansonville Township                 0                0     2               10            1               0           0          1
Hendricks Township                   1                3     5               20            2               1           3          4
Shaokatan Township                   0                0     1               11            5               0           0          1
Other Minnesota                      5                2     14              53           21               4           1          9
City of Astoria                      1                2     0                3            1               1           2          0
Scandinavia Township                 2                0     4               13            0               1           0          2
Lake Hendricks Twp.                  3                0     4               16            4               0           0          3
Oak Lake Township                    0                0     1                5            0               0           0          0
Other South Dakota                   3                3     7               46           12               2           2          5
                                    20               19     61              246          65              14       15            42
Totals
                                    5%               4%    15%              60%         16%             20%       21%           59%
 Source: Development Services, Inc. (2008 Survey)




                                                                   - 66 -
Table 42 – Question 13 – Important Services & Amenities in an Assisted Living Facility
                                    All Households,                        Hansonville          Hendricks
                                                      City of Hendricks
                                      Entire Survey                         Township            Township
Snow Removal                          333 – 10%              104               11                  21
Lawn Care                             331 – 10%              103               11                  21
Meal Services                         319 – 10%              90                 9                  25
Light Housekeeping                    301 – 9%               90                 9                  23
Social, Activity Room                 292 – 9%               87                11                  21
In-Town Transportation                271 – 8%               80                10                  18
24-Hour Attendant                     240 – 7%               60                 7                  15
Bathing, Personal Care                235 – 7%               68                 7                  17
Group Kitchen, Dining                 230 – 7%               73                 6                  16
Help with Medications                 227 – 7%               80                 8                  19
Garages                               226 – 7%               74                 8                  18
Organized Activities                  208 – 6%               43                 8                  18
Other                                  13 – 0%                2                 0                   1
Totals                              3,226 – 100%             400               44                 104
                                        Shaokatan                                              Scandinavia
                                                      Other Minnesota     City of Astoria
                                        Township                                                Township
Snow Removal                               13                74                  6                 14
Lawn Care                                  13                76                  6                 13
Meal Services                              15                78                  7                 12
Light Housekeeping                         16                71                  4                 14
Social, Activity Room                      14                70                  5                 13
In-Town Transportation                     12                62                  4                 14
24-Hour Attendant                          12                66                  3                 14
Bathing, Personal Care                     12                61                  4                 12
Group Kitchen, Dining                      10                56                  3                 11
Help with Medications                      14                66                  5                 13
Garages                                    10                54                  3                 12
Organized Activities                       13                56                  3                 11
Other                                       0                 4                  0                  1
Totals                                     154               794                53                154
                                                                                               Those With
                                    Lake Hendricks       Oak Lake          Other South
                                                                                            Positive Interest in
                                      Township           Township            Dakota
                                                                                             Assisted Living
Snow Removal                                19                6                60                   86
Lawn Care                                   19                5                59                   85
Meal Services                               20                4                53                   81
Light Housekeeping                          18                4                47                   70
Social, Activity Room                       18                4                45                   77
In-Town Transportation                      16                2                48                   71
24-Hour Attendant                           19                3                37                   61
Bathing, Personal Care                      16                3                31                   56
Group Kitchen, Dining                       18                3                30                   57
Help with Medications                       17                3                48                   71
Garages                                     13                3                29                   61
Organized Activities                        14                2                35                   57
Other                                        1                1                 3                    3
Totals                                      208              43                525                  836
Source: Development Services, Inc. (2008 Survey)


                                                          - 67 -
Table 43 – Question 14 – Why Not Interested in Assisted Living
                                  Made Other       Satisfied with     Rather Live                  Not in the
                                                                                     Not Able to
                                   Arrange-          Current          in Different                 Right Age    Other
                                                                                       Afford
                                    ments            Housing          Community                     Group

City of Hendricks                        2               30                  3            12          24          5
Hansonville Township                     0               0                   1            1            7          0
Hendricks Township                       0               4                   0            3           13          1
Shaokatan Township                       0               2                   0            1            6          1
Other Minnesota                          0               16                  3            8           37          5
City of Astoria                          0               0                   0            1            1          0
Scandinavia Township                     0               1                   0            0            8          0
Lake Hendricks Twp.                      0               2                   0            1           13          0
Oak Lake Township                        0               1                   0            0            1          0
Other South Dakota                       1               3                   1            7           31          6
                                         3               59                  8            34          141         18
Totals
                                       1%               22%                  3%          13%         54%         7%
Source: Development Services, Inc. (2008 Survey)




                                                                    - 68 -
Table 44 – Question 15 – Interested in Types of New Housing
                                   All Households,                           Hansonville        Hendricks
                                                      City of Hendricks
                                    Entire Survey                             Township          Township
Single-Family House                  115    – 32.7%          33                   1                 6
• Subset on Lakeshore                 43                      6                   1                 6
• Subset on Golf Course               20                      4                   –                 2
Duplex or Twin-Home                   61    – 17.4%          23                   1                 9
• Subset on Lakeshore                 31                      5                   –                 7
• Subset on Golf Course                9                      3                   –                 2
Condo or Town House                   60    – 17.1%          19                   3                 7
• Subset on Lakeshore                 29                      4                   1                 5
• Subset on Golf Course               12                      3                   –                 2
Apartment                            102    – 29.0%          32                   4                11
• Subset on Lakeshore                 10                      2                   –                 3
• Subset on Golf Course                1                      1                   –                 –
Other                                 13    – 3.8%           5                    1                 –
                                      Shaokatan                                                Scandinavia
                                                      Other Minnesota       City of Astoria
                                      Township                                                  Township
Single-Family House                         4                31                   1                 4
• Subset on Lakeshore                       –                14                   –                 3
• Subset on Golf Course                     3                 3                   –                 2
Duplex or Twin-Home                         3                8                    1                 3
• Subset on Lakeshore                       1                 7                   –                 2
• Subset on Golf Course                     –                 1                   –                 1
Condo or Town House                         3                12                   1                 2
• Subset on Lakeshore                       1                 8                   –                 1
• Subset on Golf Course                     –                 3                   –                 1
Apartment                                   4                26                   4                 1
• Subset on Lakeshore                       –                 4                   –                 –
• Subset on Golf Course                     1                 –                   –                 –
Other                                       1                2                    –                 1
                                   Lake Hendricks        Oak Lake
                                                                          Other South Dakota
                                     Township            Township
Single-Family House                         7                3                    29
• Subset on Lakeshore                       3                 –                   10
• Subset on Golf Course                     3                 2                   1
Duplex or Twin-Home                         5                –                    8
• Subset on Lakeshore                       2                 –                   7
• Subset on Golf Course                     2                 –                   –
Condo or Town House                         7                –                    6
• Subset on Lakeshore                       3                 –                   6
• Subset on Golf Course                     3                 –                   –
Apartment                                   9                –                    10
• Subset on Lakeshore                       –                 1                   –
• Subset on Golf Course                     –                 –                   –
Other                                       1                –                    2
Source: Development Services, Inc. (2008 Survey)




                                                           - 69 -
Table 45 – Question 16 – Own or Rent New Housing
                                          Own                  Rent
City of Hendricks                   51     –       50%    50    – 50%
Hansonville Township                 4     –       40%     6    – 60%
Hendricks Township                  17     –       63%    10    – 37%
Shaokatan Township                   5     –       42%     7    – 58%
Other Minnesota                     45     –       56%    35    – 44%
City of Astoria                      1     –       20%     4    – 80%
Scandinavia Township                11     –       79%     3    – 21%
Lake Hendricks Twp.                 21     –       84%     4    – 16%
Oak Lake Township                    3     –       60%     2    – 40%
Other South Dakota                  35     –       61%    22    – 39%
Totals                             193     –       57%   143    – 43%
Source: Development Services, Inc. (2008 Survey)




Table 46 – Question 17 – First Time Home Buyer
                                          Yes                   No
City of Hendricks                     8   – 7%           100    – 93%
Hansonville Township                  0   – 0%            10    – 100%
Hendricks Township                    1   – 3%            30    – 97%
Shaokatan Township                    0   – 0%            16    – 100%
Other Minnesota                      10   – 11%           77    – 89%
City of Astoria                       0   – 0%             6    – 100%
Scandinavia Township                  1   – 6%            15    – 94%
Lake Hendricks Twp.                   1   – 4%            24    – 96%
Oak Lake Township                     1   – 20%            4    – 80%
Other South Dakota                    5   – 8%            59    – 92%
Totals                               27   – 7%           341    – 93%
Source: Development Services, Inc. (2008 Survey)




Table 47 – Question 18 – Currently Use Income-Based Housing Assistance
                                          Yes                   No
City of Hendricks                     8    –   7%        107    –    93%
Hansonville Township                  1    –   7%         13    –    93%
Hendricks Township                    0    –   0%         31    –    100%
Shaokatan Township                    0    –   0%         18    –    100%
Other Minnesota                       6    –   7%         82    –    93%
City of Astoria                       0    –   0%          5    –    100%
Scandinavia Township                  0    –   0%         17    –    100%
Lake Hendricks Twp.                   0    –   0%         27    –    100%
Oak Lake Township                     0    –   0%          6    –    100%
Other South Dakota                    2    –   3%         63    –    97%
Totals                               17    – 4%          369    – 96%
Source: Development Services, Inc. (2008 Survey)

                                                               - 70 -
Table 48 – Question 19 – Affordable Monthly Payment or Rent for New Housing
                                                                                                              Would
                                   Under           $200 to   $400 to     $600 to    $800 to      $1,000 or
                                                                                                             Not Need
                                   $200             $399      $599        $799       $999          More
                                                                                                             Mortgage
City of Hendricks                    11               28        18          14           7            8         11
Hansonville Township                  2               2          2          2            0            0          3
Hendricks Township                    7               5          2          6            3            3          3
Shaokatan Township                    2               3          3          2            1            0          3
Other Minnesota                      11               15        22          10           7            1         13
City of Astoria                       3               1          1          0            0            0          0
Scandinavia Township                  0               4          2          1            2            1          6
Lake Hendricks Twp.                   2               4          5          1            3            1          8
Oak Lake Township                     0               2          0          1            0            0          1
Other South Dakota                    7               16        14          5            1            4          6
                                     45               80        69          42          24            18         54
Totals
                                    14%              24%       21%         13%          7%           5%         16%
Source: Development Services, Inc. (2008 Survey)




Table 49 – Question 20 – Bedrooms, Bathrooms, Garage Stalls Desired in New Housing
                                                                     Bedrooms Desired
                                                                                                                Six or
                                Efficiency          One       Two        Three          Four        Five
                                                                                                                More
City of Hendricks                     0               9        64           22           4             1          2
Hansonville Township                  0               1        8            2            1             0          0
Hendricks Township                    0               1        19           9            2             0          0
Shaokatan Township                    0               1        11           2            1             2          0
Other Minnesota                       0              14        41           17           6             1          1
City of Astoria                       0               3        2            1            0             0          0
Scandinavia Township                  0               1        6            5            3             0          0
Lake Hendricks Twp.                   0               3        11           7            5             0          0
Oak Lake Township                     0               0        3            1            1             0          0
Other South Dakota                    0               6        27           19           7             0          1
Totals                                0              39       192           85           30            4          4
                                                   Bathrooms Desired                        Garage Stalls Desired
                                                                         Four or                               Three or
                                    One             Two      Three                      One         Two
                                                                          More                                  More
City of Hendricks                    38              57        2            3            49           42          2
Hansonville Township                 4                6        1            1             8            3          1
Hendricks Township                   8               21        2            0            12           16          2
Shaokatan Township                   3               11        1            1             5            9          2
Other Minnesota                      31              44        3            2            33           34          9
City of Astoria                      4                1        0            0             2            1          0
Scandinavia Township                 2               11        1            0             3            9          1
Lake Hendricks Twp.                  6               16        2            1             7           12          4
Oak Lake Township                    3                2        0            0             2            3          0
Other South Dakota                   17              35        7            0            17           28          14
Totals                              116              204       19           8           138          157          35
Source: Development Services, Inc. (2008 Survey)


                                                               - 71 -
Table 50 – Question 21 – Level of Interest in New Housing Preferences from Question 15
                                                   Positive                               Negative
                                                                                Little or No
                                  Almost                            In 4 or       Interest
                                                   In 2 or 3                                       Not
                                Immediate                            More        Now, But
                                                    Years                                      Interested
                                 Interest                           Years       May in the
                                                                                   Future
City of Hendricks                        9              9             28               49          20
Hansonville Township                     0              1             0                11           0
Hendricks Township                       2              3             6                18           1
Shaokatan Township                       0              0             4                10           4
Other Minnesota                          7              5             14               46          15
City of Astoria                          0              2             0                2            2
Scandinavia Township                     1              2             3                10           0
Lake Hendricks Twp.                      4              0             2                17           3
Oak Lake Township                        0              0             1                4            1
Other South Dakota                       3              3             6                35          16
                                     26                 25            64             202          62
Totals
                                     7%                 6%           17%             53%         16%
Source: Development Services, Inc. (2008 Survey)




Table 51 – Question 22 – Reasons Interested in New Housing
                                                                                     Growing     Smaller
                                 Desire        Desire Access to                                             Reduced
                                                                           Retire-   House-      House-
                                 Larger        Smaller   City                                               Mainte-   Other
                                                                            ment      hold        hold
                                 Home           Home   Services                                              nance
                                                                                      Size        Size
City of Hendricks                    6              4          0              15           1         0        19        11
Hansonville Township                 0              0          2              4            0         1         1        0
Hendricks Township                   1              0          1              5            0         2         2        2
Shaokatan Township                   2              2          0              2            0         0         1        2
Other Minnesota                      2              4          2              16           1         0         5        9
City of Astoria                      0              1          0              1            0         0         0        0
Scandinavia Township                 0              0          0              2            0         0         5        0
Lake Hendricks Twp.                  3              1          1              1            0         0         8        0
Oak Lake Township                    0              0          0              1            0         0         1        0
Other South Dakota                   2              3          2              10           0         1         2        8
                                    16             15          8              57           2         4        44        32
Totals
                                    9%             8%          4%             32%       1%          2%       25%       18%
Source: Development Services, Inc. (2008 Survey)




                                                                    - 72 -
Table 52 – Question 23 – Why Not Interested in New Housing
                                 Made Other           Satisfied       Rather Live in
                                                                                         Not Able to
                                  Arrange-           with Current       Different                          Other
                                                                                           Afford
                                   ments               Housing         Community
City of Hendricks                       2                 57                  4               11            4
Hansonville Township                    0                  8                  1                2            1
Hendricks Township                      0                 16                  0                5            1
Shaokatan Township                      0                  9                  0                1            3
Other Minnesota                         2                 41                  6                6            5
City of Astoria                         0                  2                  0                2            0
Scandinavia Township                    0                 14                  1                0            1
Lake Hendricks Twp.                     0                 14                  0                3            1
Oak Lake Township                       0                  3                  0                0            0
Other South Dakota                      0                 31                  1                7            4
                                        4                 195                 13              37            20
Totals
                                       1%                 72%                 5%              14%           7%
Source: Development Services, Inc. (2008 Survey)




Table 53 – Question 24 – What Community Services & Amenities Are Important to You
                                    A Community                   A 24-Hour                                  Expanded Golf
                                                                                        Tennis Courts
                                       Center                  Fitness Center                                   Course
City of Hendricks                    20 – 22%                   13 – 28%                  4   –   57%          0 – 0%
Hansonville Township                  3 – 3%                     1 – 2%                   0   –   0%           0 – 0%
Hendricks Township                    7 – 8%                     0 – 0%                   1   –   14%          0 – 0%
Shaokatan Township                    5 – 5%                     7 – 15%                  0   –   0%           0 – 0%
Other Minnesota                      26 – 28%                   11 – 23%                  1   –   14%          0 – 0%
City of Astoria                       1 – 1%                     0 – 0%                   0   –   0%           1 – 25%
Scandinavia Township                  8 – 9%                     2 – 4%                   0   –   0%           0 – 0%
Lake Hendricks Twp.                   7 – 8%                     4 – 9%                   0   –   0%           1 – 25%
Oak Lake Township                     0 – 0%                     1 – 2%                   0   –   0%           0 – 0%
Other South Dakota                   15 – 16%                    8 – 17%                  1   –   14%          2 – 50%
Totals                               92 – 100%                  47 – 100%                 7   –   100%         4 – 100%
                                                                                       Additional Health     Other Services
                                     Soccer Field          Other Recreation
                                                                                        Care Services         or Amenities
City of Hendricks                     1     –      50%           2    –   29%            1 – 100%              0 – 0%
Hansonville Township                  0     –      0%            0    –   0%             0 – 0%                0 – 0%
Hendricks Township                    1     –      50%           3    –   43%            0 – 0%                0 – 0%
Shaokatan Township                    0     –      0%            0    –   0%             0 – 0%                0 – 0%
Other Minnesota                       0     –      0%            1    –   14%            0 – 0%                0 – 0%
City of Astoria                       0     –      0%            0    –   0%             0 – 0%                0 – 0%
Scandinavia Township                  0     –      0%            0    –   0%             0 – 0%                0 – 0%
Lake Hendricks Twp.                   0     –      0%            1    –   14%            0 – 0%                0 – 0%
Oak Lake Township                     0     –      0%            0    –   0%             0 – 0%                0 – 0%
Other South Dakota                    0     –      0%            0    –   0%             0 – 0%                0 – 0%
Totals                                2     –      100%          7    –   100%           1 – 100%              0 – 0%
Source: Development Services, Inc. (2008 Survey)

                                                                     - 73 -
Table 54 – Question 25 – Gave Their Names for Receiving More Information
                                                   Information List for Possible Housing Projects
                                   Assisted             New Rental       New Owner       Housing
                                                                                                           Other
                                    Living               Housing          Housing        Repair
City of Hendricks                      7                     2                 0               10           1
Hansonville Township                   0                     0                 0                0           0
Hendricks Township                     0                     0                 0                0           3
Shaokatan Township                     2                     0                 1                0           0
Other Minnesota                        2                     3                 2                1           0
City of Astoria                        1                     0                 0                0           0
Scandinavia Township                   1                     0                 0                0           0
Lake Hendricks Twp.                    1                     0                 0                0           0
Oak Lake Township                      0                     0                 0                0           0
Other South Dakota                     2                     0                 2                1           0
                                       16                    5                 5               12           4
Totals
                                      38%                  12%                12%           29%            10%
Source: Development Services, Inc. (2008 Survey)



                                  Section VII-D – Other Demographic Tables

Table 55 – Detailed Household Incomes, 1990 to 2000 (Number of Households)
                                    $0 – $14,999            $15,000 – $24,999        $25,000 – $34,999     $35,000 – $49,999
                                    1990           2000          1990         2000     1990         2000        1990     2000
City of Hendricks                     157          88              66         51          31        45             31    50
Hansonville Township                   10          10              18         12           6        0               6    10
Hendricks Township                     24          6               34         16          10        15             14    24
Shaokatan Township                     14          11              25         17          18        13             10    15
City of Astoria                        44          20              18         17           7        9               4    13
Scandinavia Township                   20          13              15         21          21        14             10    14
Lake Hendricks Twp.                    20          9                8         4           11        13              2    23
Oak Lake Township                       6          2                7         8            0        8              14    4
Totals                                295          159            191         146        104        117            91    153
                                $50,000 – $74,999           $75,000 – $99,999 $100,000 – $149,000               $150,000 +
                                    1990           2000          1990         2000     1990         2000        1990    2000
City of Hendricks                      5           23               2         18          7         5              5    8
Hansonville Township                   2           6                0         0           0         0              0    0
Hendricks Township                    13           23               0         0           0         2              0    0
Shaokatan Township                     4           11               2         0           2         1              2    0
City of Astoria                        2           11               0         1           0         0              0    1
Scandinavia Township                   0           10               0         7           0         3              0    0
Lake Hendricks Twp.                    0           16               0         3           0         4              0    0
Oak Lake Township                      5           6                0         0           0         0              0    3
Totals                                 31          106               4        29           9        15             7    12
Source: U.S. Census Bureau

                                                                     - 74 -
Table 56 – Housing Units, by Year Built
                                  1939 and Earlier              1940 to 1959                1960 to 1969                 1970 to 1979
City of Hendricks                         142                          94                          24                           68
Hansonville Township                      32                           13                           2                            4
Hendricks Township                        51                           12                          13                           25
Shaokatan Township                        51                            8                           8                           25
City of Astoria                           36                            8                           4                           19
Scandinavia Township                      49                           15                           7                           13
Lake Hendricks Twp.                       31                           12                           9                           21
Oak Lake Township                         22                            0                           2                            4
Totals                                    414                         162                          69                          179
                                    1980 to 1989                1990 to 1995                1995 to 1999                 2000 to 2008
City of Hendricks                          24                          0                            5                           12
Hansonville Township                        0                          0                            0                            3
Hendricks Township                          6                          9                           12                           14
Shaokatan Township                          3                          6                           11                           14
City of Astoria                             3                          0                            7                            8
Scandinavia Township                        6                          2                            2                           17
Lake Hendricks Twp.                        19                          2                           26                           35
Oak Lake Township                           2                          2                            3                            4
Totals                                     63                          21                          66                          107
Sources: U.S. Census Bureau; City Clerks; Lincoln County Environmental Office; Brookings County Zoning Department; Township Officials.




                                                                     - 75 -
Table 57 – Owner-Occupied Housing Units, by Value, 2000
                                                    $50,000 to          $100,000 to         $150,000 to
                             Less than $50,000
                                                     $99,999             $149,999            $199,999
State of Minnesota            85,915   – 8%      306,642   – 27%      366,474   – 33%     185,489   – 17%
State of South Dakota         33,332   – 24%      61,385   – 45%       26,863   – 20%       8,957   – 7%
City of Hendricks               154    –   68%       69    –    30%        0    –   0%         4    –    2%
Hansonville Township             10    –   71%        4    –    29%        0    –   0%         0    –    0%
Hendricks Township               10    –   36%       12    –    43%        2    –   7%         2    –    7%
Shaokatan Township                4    –   31%        3    –    23%        4    –   31%        2    –    15%
City of Astoria                  42    –   89%        5    –    11%        0    –   0%         0    –    0%
Scandinavia Township              2    –   25%        2    –    1%         0    –   0%         3    –    38%
Lake Hendricks Twp.               5    –   17%        8    –    27%       15    –   50%        2    –    7%
Oak Lake Township                 9    –   28%       11    –    34%       11    –   34%        1    –    3%
Study Area Totals               236    – 46%        114    – 25%          32    – 15%         14    – 10%
                                $200,000 to        $300,000 to
                                                                      $500,000 or More     Median Value
                                 $299,999           $499,999
State of Minnesota           115,472   – 10%      44,497   – 4%        13,000   – 1%          $122,400
State of South Dakota          4,875   – 4%        1,682   – 1%          437    – <1%         $79,600
City of Hendricks                 0    –   0%         0    –    0%         0    –   0%        $39,200
Hansonville Township              0    –   0%         0    –    0%         0    –   0%        $37,500
Hendricks Township                0    –   0%         0    –    0%         2    –   7%        $85,000
Shaokatan Township                0    –   0%         0    –    0%         0    –   0%        $88,300
City of Astoria                   0    –   0%         0    –    0%         0    –   0%        $17,800
Scandinavia Township              0    –   0%         0    –    0%         0    –   0%        $102,500
Lake Hendricks Twp.               0    –   0%         0    –    0%         0    –   0%        $108,300
Oak Lake Township                 0    –   0%         0    –    0%         0    –   0%        $45,300
Study Area Totals                 0    – 0%           0    – 0%            2    – 4%          $65,488
Source: U.S. Census Bureau




                                                       - 76 -
Table 58 – Residential Sales (Minnesota Segment of Study Area)
            2008 To Date                      2007                   2006                          2005                           2004

           Sale        Market         Sale       Market      Sale        Market            Sale           Market          Sale       Market
           Price       Value          Price      Value       Price       Value             Price          Value           Price      Value
City of Hendricks
        $27,500        $25,400       $10,000     $10,800    $12,500      $16,100          $10,000        $17,800         $12,500     $10,100
        $30,000        $30,000       $14,000     $13,300    $15,500      $7,800           $14,000        $13,100         $15,000     $12,700
        $52,000        $51,300       $16,000     $18,900    $25,000      $38,700          $14,750        $17,800         $16,500     $13,200
        $57,150        $43,000       $42,000     $42,600    $30,000      $51,700          $17,500        $21,500         $16,500     $15,600
        $62,000        $51,000       $47,500     $43,400    $37,000      $39,000          $23,000        $24,500         $16,500     $19,000
        $68,000        $49,500       $47,000     $48,500    $42,500      $35,100          $29,000        $22,200         $39,000     $35,800
         $146,500      $104,300      $48,000     $32,900    $50,000      $54,000          $30,500        $35,100         $45,000     $31,900
             –             –         $58,500     $34,500    $50,000      $56,200          $32,500        $34,900         $46,500     $39,500
             –             –         $65,000     $37,900    $56,000      $55,400          $45,000        $37,300         $66,000     $64,600
             –             –         $68,000     $37,300    $60,000      $44,000          $50,000        $42,700         $125,000    $104,000
             –             –         $70,000     $58,600    $62,000      $52,600          $55,500        $49,500            –            –
             –             –         $85,000     $65,300    $63,000      $51,000          $58,200        $40,500            –            –
             –             –         $225,000    $173,400   $65,000      $62,800          $74,000        $74,200            –            –
             –             –             –           –      $95,000      $82,800                                            –            –
Hansonville Township
      $40,000 $34,500                $37,000     $39,100       –                –             –                –            –            –
Hendricks Township
         $145,000      $94,400           –           –      $107,500     $64,100         $112,000         $93,000        $144,000    $66,500
             –              –            –           –         –                –             –                –         $144,500    $116,100
Shaokatan Township
         $268,000      $226,100      $17,000     $89,000    $8,000       $6,900           $9,755         $7,500          $43,400     $48,500
         $243,700      $174,100      $85,000     $66,700    $55,000      $60,100          $15,000        $21,700         $80,000     $77,300
             –              –        $123,000    $74,400    $145,000     $146,200            –               –           $100,000    $60,100
             –              –        $129,000    $73,800       –                –            –               –           $120,000    $65,000
             –              –        $139,000    $73,800       –                –            –               –           $125,000    $42,700
             –              –        $158,350    $114,800      –                –            –               –           $130,000    $65,200
Sources: Lincoln County Assessor’s Office.                                  Figures in italics are for bare land only.




                                                                - 77 -
Table 59 – Residential Sales (South Dakota Segment of Study Area)
            2008 To Date                      2007                   2006                          2005                           2004

           Sale        Market         Sale         Market    Sale        Market            Sale           Market          Sale       Market
           Price       Value          Price        Value     Price       Value             Price          Value           Price      Value
City of Astoria
           –               –             –           –         –               –          $10,500         $9,868          $360        $347
           –               –             –           –         –               –             –              –             $375        $705
           –               –             –           –         –               –             –              –             $375        $705
           –               –             –           –         –               –             –              –            $2,000      $21,983
           –               –             –           –         –               –             –              –            $15,000     $10,221
Oak Lake & Lake Hendricks Townships
      $139,000   N/A      $247,000  N/A                     $154,000         N/A         $187,000           N/A          $115,000        N/A
         –        –       $320,000  N/A                     $210,000         N/A              –              –           $234,900        N/A
         –        –          –       –                      $249,000         N/A              –              –           $235,000        N/A
         –        –          –       –                      $289,000         N/A              –              –              –             –
         –        –          –       –                      $315,000         N/A              –              –              –             –
Scandinavia Township
         –         –                     –           –      $88,800      $65,299          $90,048        $69,429         $76,000     $54,769
         –         –                     –           –         –            –                –              –            $73,000     $55,192
         –         –                     –           –         –            –                –              –            $60,000     $48,217
Source: Brookings County Office of Equalization.                            Figures in italics are for bare land only.




                                                                - 78 -

				
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