Why we're talking about housing
By Marcia Ratliff, Dan Wilson, and NDea Young of Engage Winona
Engage Winona is an independent, nonpartisan 501c3 nonprofit that drives equitable civic action and social change by working to ensure that everyone has access, voice, and power in Winona.
In 2023, we received a grant to start the Winona Area Kitchen Table. This is a program that supports people who have experienced housing instability and want to give back to the community. The program focuses on building their leadership skills so they can identify solutions that will work in our community and advocate for positive change.
As part of this work, we have been doing community education about the content and conclusions from the housing study that Winona County commissioned last year. The Winona County Housing Study is an in-depth analysis of current housing market demands, demographics, and policy analysis. It provides the hard data for what many people in Winona have been saying for years: we need more housing of all types. Winona County needs over 1,400 new units, with 720 needed in the City of Winona within the next five years. This number shows us that Winona is in a severe housing “hole,” and it’s not alone in the region. We know that Rochester, Goodhue County, and Northfield also face a housing “hole.”
Whether or not we know it, we all feel the effects of the tight housing market in Winona. Low housing supply results in increased rent and home purchase costs. Today, Winona has a major rent burden problem that affects people of all ages, not just the student population. When over 30% of a household’s income goes to rent and utilities, there is little left for food, childcare, or health insurance. Winona’s housing crunch makes it difficult for community members to find a home that meets their needs.
Housing represents one of our largest barriers to growth as a community, including growth for our businesses, schools, and universities. For those of us in the City of Winona, the housing study points out some common misconceptions. We often hear that with the bluffs and river, there is simply no room to expand. However, according to the housing study, the City of Winona has enough room within the current City borders to accommodate our housing needs. The truth is, we need to think creatively about using the valuable land we already have. Instead of expanding out, we can build within City limits using lots that currently sit empty or are only occasionally used.
Winona has great assets that put us in a position to get out of our housing “hole.” Winona’s new Comprehensive Plan lines up with the housing study in identifying land use changes that will make it easier for City staff to encourage redevelopment of underutilized land and work with smaller local developers. The Community Development office in Winona has a great reputation for making headway on bringing more housing to Winona. Winona’s strong business community and tourism opportunities make Winona a uniquely attractive city well-positioned to grow its population.
In tackling our housing problem, there are several opportunities unique to Winona. One is affordable senior housing, which is a crucial option for retirees on a fixed income. According to the Housing Study, in the next five years the City of Winona needs 100 more affordable senior housing units. When older adults sell their current home to move into an apartment, they often sell their home to first-time home buyers, providing space for young families to put down roots. In this way, affordable senior housing essentially represents a two-for-one investment for Winona. One or two apartment buildings can meet this need in short order.
Another opportunity is downtown housing. With every apartment built downtown, $1,400 per month is generated for downtown businesses. Vacant second or third-story downtown buildings, along with underutilized parking lots, represent money left on the table for downtown businesses. Housing is a truly unique opportunity to reduce the cost of living for all Winonans while driving economic growth.
The 1,400 units of housing needed in Winona County in the next five years is a daunting number, and a task that will require a high level of cooperation and advocacy from the entire community. From nonprofits to public institutions, schools, and businesses, all of Winona County needs to do its part to support additional housing in our community.
Winona is making progress on housing, but there’s work left to be done. The Winona Area Kitchen Table encourages Winona to imagine an even more vibrant Winona -- with housing options that meet the full range of needs in our community, from college students to working professionals to families to retirees. This is a vision that we can all work together for, and a vision that the Winona Area Kitchen Table is advocating for.