By Elise Shanbacker, Executive Director

What do healthcare, education, and economic development have in common? Housing is at the root of Vermont’s current challenges with all of them. We can’t fix these systems unless we start with housing.

Right now, about one in 20 Addison County households lives in a permanently affordable home stewarded by Addison Housing Works. These are seniors aging safely in place, families rebuilding after homelessness, childcare workers and grocery clerks trying to stay in the communities they serve. And demand is only growing. With more than 200 households on our waiting list and only 40–50 apartments turning over each year, it can take five years to access a stable, affordable place to live.

Rental vouchers have long been a critical tool in helping low-income Vermonters afford market-rate housing. But that tool is quickly disappearing. The recent loss of state-issued vouchers has meant that households who did everything right—secured temporary aid, stabilized their lives, and waited their turn—are now finding the rug pulled out from under them.

The ripple effects go far beyond individual families. Market rent for a two-bedroom apartment in Addison County is about $1,410 per month. Someone earning $40,000 a year can realistically afford $1,000. Without a voucher, they’re forced to pay 42% of their income on housing—if they can find a unit at all.

This affordability gap is not just a social equity issue; it’s an economic one. If you care about inflation, you should care about the housing wage—the gap between what people earn and what they need to afford rent. When housing is scarce and expensive, wages must rise just so workers can stay local. That drives up costs for employers, which get passed on to consumers. The housing shortage is fueling the rising cost of everything from eldercare to car repairs.

At the same time, our ability to build new housing is constrained by the high cost of construction and the limited number of sites with access to municipal infrastructure. We need policies that help unlock developable land—like the Act 181 and CHIP planning processes now underway—and serious investment in community-scale infrastructure, especially for rural areas with aging water and septic systems.

One bright spot is manufactured housing. Modern manufactured homes are high-quality, energy-efficient, and cost a quarter of what it takes to build traditional housing. With average lot rent under $500 per month, they offer a rare path to affordable homeownership without deep government subsidy. But many existing manufactured housing communities face urgent infrastructure needs, and unlike towns, they can’t bond for upgrades. Sustained state and federal investment is essential to keep these communities viable.

Housing isn't a niche issue. It's the foundation everything else rests on. As federal cuts hit housing, food, and healthcare programs, we’re facing a moment that calls for real clarity and commitment. If we want Addison County to stay resilient and livable, we have to be willing to invest in the basics. That means housing. The real question isn’t whether we can afford to act. It’s whether we can afford to wait.

When Nancy Tanner moved into Firehouse Apartments, it marked the end of an era—she had spent 65 years in the same home before making the transition. At 90 years old, the idea of starting somewhere new was daunting. But with encouragement from her son, Nancy took a leap of faith. Today, she’s glad she did.

Nancy has lived at Firehouse since the property opened and has settled in with grace and good humor. “It’s very easy to clean,” she joked. “I can mop the whole place in one pass!”
But more important than square footage or convenience is the sense of connection. Nancy says she feels safe and supported at Firehouse—something she doesn’t take for granted. “The people look out for me,” she shared. “And I even like some of them too,” she added with a laugh.

One of her favorite daily rituals is having tea with a neighbor. It’s a simple act, but one that brings comfort and routine to her day. Over time, these small connections have helped Nancy feel at home in her new space.
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Nancy’s story is a reminder of why safe, affordable housing matters at every age. At Firehouse Apartments, independence and community go hand in hand—making it possible for longtime Vermonters like Nancy to continue living with dignity, friendship, and peace of mind.