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The analysis (Table 10) indicates that Eugene needs 15,105 new dwelling <br />units for the 2012-2032 period. The next step in estimating units by <br />structure type is to evaluate income as it relates to housing affordability. <br />Table 30 shows an estimate of needed dwelling units by income level for <br />the 2012-2032 period. <br />The analysis uses market segments consistent with HUD income level <br />categories. The analysis shows that about 38% of households in Eugene <br />could be considered high or upper -middle income in 2012 and that about <br />39% of the housing need in the 2012-2032 period will derive from <br />households in these categories. The analysis also shows that 62% of <br />Eugene's households could be considered lower -middle, low, or very low <br />income in 2012 and that about 61 % of the housing need in the 2012-2032 <br />period will derive from households in these categories. <br />Table 30 also shows the type of unit by tenure financially attainable within <br />each of the income categories. The analysis shows that for the lower <br />middle, low and very low income households, the housing will be <br />primary used (existing housing stock) and more likely to be renter - <br />occupied. <br />Table 30. Estimate of needed dwelling units by income level, Eugene, 2012-2032 <br />Market Segment by <br />Income <br />Income <br />range <br />Number of <br />Households <br />Percent of Households <br />Financially Attainable Products <br />wner- <br />occupied Renter -occupied <br />High (120% or more <br />All housing <br />All housing types; <br />of MFI) <br />$71,040 <br />4,019 <br />27% <br />types; higher <br />higher prices <br />I <br />or more <br />prices <br />Upper Middle (80%- <br />All housing <br />All housing types; <br />Primarily <br />120% of MFI) <br />$, to <br />1,750 <br />12% <br />types; lower <br />lower values <br />New <br />$47,36 <br />$47360 <br />values <br />Housing <br />Lower Middle (50%- <br />Manufactured <br />Single-family <br />Primarily <br />80% of MFI <br />on lots; single- <br />attached; <br />Used <br />$47,360 to <br />2,944 <br />19% <br />family attached; <br />detached; <br />Housing <br />$29,600 <br />duplexes <br />manufactured on <br />lots; apartments <br />Low (30%-50% or <br />Manufactured in <br />Apartments; <br />less of MFI) <br />$29,600 to <br />2,440 <br />16% <br />parks <br />manufactured in <br />$17,760 <br />parks; duplexes <br />Very Low (Less than <br />None <br />Apartments; new <br />30% of MFI) <br />Less than <br />3,952 <br />26% <br />and used <br />$17,760 <br />government <br />assisted housing <br />Source: Analysis by ECONorthwest; <br />Number of households by income range from the 2008 American Community Survey, Table 619001 <br />Income range based on HUD's 2008 Median Family Income of $59,200. <br />Part 11 — Eugene Housing Needs Analysis ECONorthwest Page 113 <br />