A Community Land Trust (CLT) is a form of common land ownership with a charter based on the principles of sustainable and ecologically-sound stewardship and use. The land in a CLT is held in trust by a democratically-governed non-profit corporation. Through an inheritable and renewable long-term lease, the trust removes land from the speculative market and facilitates multiple uses such as affordable housing. Individual leaseholders own the buildings and other improvements on the land created by their labor and investment, but do not own the land itself. Resale agreements on the buildings ensure that the land value of a site is not included in future sales, but rather held in perpetuity on behalf of the regional community.
The first community land trust was formed in 1967 in Albany, Georgia by Robert Swann and Slater King, seeking a way to achieve secure access to land for African American farmers. The movement has grown to include well over 200 community land trusts throughout the US and is widely understood as the best model for developing permamently affordable homeownership opportunities in regions of escalating land prices. A National Community Land Trust Association has formed to respond to the growing needs of its member organzations.
Like all non-profits, CLTs follow local laws and zoning requirements, and also follow the organizational bylaws put in place when the CLT was establised. Comminity land trusts are governed by a board of directors that is made up of community members and CLT homeowners.
Stewardship:
Preserving Scarce Resources
The Black Hills National Forest encompasses 1.2 million acres or 27% of the land within the four counties in which the Black Hills are primarily located. We need to preserve the Black Hills for enjoyment and recreational activities for one generation after another; however, it reduces the availability of buildable land, increasing the need to preserve land affordability for one generation after another.
Mobility:
Rebuilding the Housing Ladder
The average costs of all rentals have exceeded $500 monthly for the Northern Black Hills families, per the Northern Black Hills Area Communities Housing Market Analysis; therefore, families are considering homeownership. However, due the high cost of housing, options are limited. The median sales prices have increased at an average of 8% per year for the past five years, per Northern Black Hills Realtors Association. A home that sold for $116,900 in 2002 is now selling for $165,500 and at the same rate of increase this home will sell for $243,000 in 2012; doubling in price within 10 years.
Stability:
Supporting Development without Displacement
The Black Hills supports a large amount of seasonal housing typically for vacations or part time use, which imposes additional burdens on neighborhoods and the vulnerable populations. Tourism is the number one industry throughout the Black Hills area, therefore generating approximately twelve thousand service related employment opportunities, per the South Dakota Department of Labor. The lack of affordable housing has created employment vacancies within the tourism industry.
The lack of affordable housing has created a burden on economic development in other industries as well.
Flexibility:
Adapting to Sites, Funds & Constituencies
The high land costs are creating the lack of affordable housing; therefore, the communities within the Black Hills need to become innovative in creating housing opportunities for the valuable workforce.
