The "Where to Live Dilemma"

Unfortunately I'm not talking about the fun and exciting "where to go?!" sort of dilemma. Rather, the one we face around is more like "Ok I'm here. Now where do I sleep?".

Having an economy based primarily(if not almost entirely....) on tourism, Gardiner has fallen into the same rut as other like places of seeing our housing options dwindle at an alarming rate. Just like everywhere else this has occurred, the 2 common culprits are increased demand and demand's(sometimes) evil counterpart, increase in price since the supply hasn't kept up. While of course there are always more intricacies involved in these matters than we see up front, I see a few big culprits. A few different categories, but similar result nonetheless:

1. There are fewer and fewer "old timers" - retired and/or elderly residents who have either lived here their entire lives, or at least a significant chunk of it. This population has decreased(2000 census notes 7.4% of our population as over 65, compared to the national average of over 12%) by their passing, moving in with their children or other family members, moving to assisted living, etc. When they do so, their homes and property often go to their children, who very often do not live here, nor do they want to. So, they decide to sell or rent.  If they opt to rent, they will inevitably learn about and consider the large sum of money to be had by not renting for a measly $500-$1000 a month when they can get that in a week from tourists. End Result: Vacation Rental
2.  If their option is to sell and their house is pretty much anything worth living in, it will more than likely be priced out of reach of many, many local residents(our median household income data was about $31,000 compared to the national average of just under $42,000 in 1999). End Result: Vacation/2nd Home
3. It's a small town, and as with many small towns, kids finish school and get the heck outta dodge. See #1. End Result: Parents house eventually becomes Vacation Rental or Vacation/2nd Home.

Granted, there are many more factors that come into play, but much of it is means to the same end. Areas like this are based on tourism because there is something that draws people here(proven by the fact that most of us are not from here!). With overall populations increasing**, that often means more people coming, which means a larger need for places for them to stay. No argument from me there(I wouldn't have a job without them!). But, the job doesn't do me much good if I don't have anywhere to live. Ironically, a good portion of my reason for moving back here was I was just plain sick and tired of needing 2 jobs just to get by in Steamboat Springs. **Note: Everywhere but here that is...my vacation rental takeover argument is firmly based in the fact that the residential population of our census block actually decreased from 1990-2000, with little change projected for 2010(per U.S. Census Bureau)

This growth phenomenon in towns like this can have some great benefits. An out of town investor has purchased 3 run-down local bars/restaurants in the last 2 years and done some wonderful things to renovate  and rejuvenate them. The out of town children of another property owner partnered with their dad to build a wonderful roof top patio bar that is great new place to hang out in the sun with a cold drink and amazing view. Another out of town couple tore out a long-vacant gas station and put in a little BBQ joint(with wonderful hash brown casserole at breakfast, I'm told!). These are great improvements, but they come with a price - the investor who purchased and renovated the 3 bars/restaurants also just purchased his 3rd house in the area, just before the sellers were about to rent it to a local family(with a clause to honor their lease if the house should sell). I have also seen friends need to leave their jobs because their landlords chose not the renew their lease to turn their property into a weekly rental. I have seen friends purchase mobile homes and trailers(often all one can afford to start off with), only to have the land they pay lot rent for sold off and built on. Most recently, an 8-unit apartment building was sold,and plans made known immediately via 30-day eviction notices that the building will be torn down. This last event leaves 8 individuals and families all looking for somewhere to live at the same time, a time which conveniently lines up with the spring influx of summer seasonal works also looking for a place to live. I by no means intend for this to be a slam to these investors/purchasers, as it's a great area to invest in and it's not for me to judge what people do with their resources(because I might do exactly the same thing if I had them!). It is, however, always sad to see another of the already limited residential properties go by the wayside, adding another tic to the growing number of vacation properties.

This is the point where I should not break the big rule of "No Bitch with No Fix"(or at least suggestion of fix!), but this one truly puts me at a loss....we are too small for a legitimate affordable housing program, we are too dependent upon the tourist industry to not provide for their demand, and the cost to purchase is quickly out-pacing income. Oh magic 8-ball, what do thee say?