James, a lifelong Vermonter and a resident of Creekview housing in Vergennes, is coming up on 6 years of housing with AHW. We are extremely proud of James and thank him for being a great tenant and neighbor - he has become a staple of the Creekview community.

James grew up in Burlington and after graduating high school worked for IBM for around 20 years before being laid off in the mid-1990s. Like many people of his generation, he worked hard, raised a family, and expected that dedication would provide a stable future. But life had other plans. Following the lay-off James went through a divorce and found himself moving back in with his parents while trying to rebuild his life. Then came another challenge: a cancer diagnosis.

The years that followed were filled with medical treatments and uncertainty. “I lost my hair and everything,” James recalled. “I was weak. I couldn’t do the things I normally did.” Yet through it all, James kept moving forward. He eventually moved out of his parents’ house and found another job in Vermont. He was there for about 10 years, but the work was demanding and laborious and after his serious medical issues he ended up retiring at the age of 62.

A year later he found AHW, which he describes as “lifesaving”, allowing him to maintain his independence while living on fixed income. "All I want is to pay my bills and live comfortably," he said. "I've worked all my life." He spoke openly about the challenges many older adults face, from rising housing costs to medical expenses and food insecurity. He knows how quickly circumstances can change and how important stable housing can be.

But James's story isn't only about resilience. It's also about community.

Neighbors and AHW staff know him as someone who looks out for others, keeps an eye on the property, and is always willing to lend a hand. He believes caring for a community is a shared responsibility and takes pride in helping create a welcoming environment for everyone who lives there. You’ll often find him alongside his rescue dog, Lily, on their front steps greeting the residents and visitors of Creekview.
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Thank you James and congrats on 6 years at Creekview!

When people think about affordable housing, one of the most common assumptions is that residents are unemployed or primarily dependent on public assistance.

Our resident data tells a different story.

Nearly one in three households (33%) living in our multifamily apartment communities has employment income. For these households, the average annual earnings from employment are approximately $37,000.

Yet having a job doesn't necessarily mean housing is affordable.

Among households with employment income, one-third are still classified as Extremely Low Income, based on federal income guidelines. Even while working, many households simply don't earn enough to keep up with today's housing costs.

That's where affordable housing makes a difference.

On average, apartments in our communities rent for about $1,250 per month, but residents pay an average of $731 per month out of pocket. Rental assistance helps bridge the gap, allowing households to pay a rent that is affordable based on their income.

In fact, two-thirds of working households receive rental assistance. These are not households without jobs—they are workers whose wages alone are not enough to afford market-rate housing.

Our data also shows that many households rely on more than one source of income. About one-third of working households also receive Social Security or Supplemental Security Income (SSI). In some cases, that reflects older adults who continue working after retirement. In others, it reflects households with more than one adult contributing to the family's finances, or people with disabilities who are able to work while receiving benefits.

The picture that emerges is one of resilience. Many residents are doing exactly what we often expect people to do: working, budgeting carefully, and combining multiple sources of income to make ends meet. Affordable housing provides the stability that allows those efforts to succeed.

Affordable housing is often described as a safety net. But for many of our residents, it's also a workforce support. It helps employees remain close to their jobs, enables older adults to continue contributing to their communities, and provides the stability families need to build a better future.

The next time you hear someone ask who lives in affordable housing, remember: many of the people who call our communities home are also the people who keep our communities running.

Addison Housing Works (AHW) is excited to announce that it has been awarded $1,978,125 from the Vermont Housing & Conservation Board (VHCB) to support a major infrastructure improvement project at Hillside Manor, a 29-lot manufactured home community in Starksboro.

Originally developed in the 1960s, Hillside Manor has provided affordable homeownership opportunities to local families for decades. Along with AHW's other manufactured housing communities in town, these neighborhoods make up roughly one in five housing units in Starksboro and provide an affordable housing option in a rural community where housing opportunities are limited.

Engineering studies completed in 2023 identified significant infrastructure challenges in this community that severely impact homeowners and properties at large, from aging waterlines vulnerable to leaks and freezing, inadequate drainage, and outdated septic systems. The funding will allow AHW to improve and replace much of the community's aging infrastructure, including drinking water, wastewater, stormwater, and roadway systems that have reached the end of their useful life.

"This investment is transformative for Hillside Manor and for the families who call it home," said Elise Shanbacker, Executive Director of Addison Housing Works. "Residents have dealt with recurring water and wastewater failures, freezing lines, drainage problems, and infrastructure that simply cannot continue to function safely without major reinvestment. VHCB's support allows us to move forward with a project that will preserve this important affordable housing community for decades to come."
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AHW is grateful to the Vermont Housing & Conservation Board for its continued partnership and investment in preserving affordable housing throughout Addison County.

Who lives in affordable housing? It's a question that's often answered with assumptions. Our latest resident profile tells a more nuanced story.

This year, we analyzed data from 383 households living in our multifamily apartment communities to better understand who our residents are and how affordable housing helps people remain part of the communities they call home.

One of the strongest themes is housing stability. Residents stay in their homes for an average of nearly seven years, demonstrating that affordable housing provides more than a roof over someone's head—it creates long-term stability. Stable housing allows seniors to age in place, families to establish roots, and individuals to remain connected to their jobs, healthcare providers, and neighbors.

The data also challenges some common misconceptions about who lives in affordable housing.

While many residents are older adults living on fixed incomes, a substantial share are working. About one-third of households report employment income, making it the second most common income source after Social Security. Nearly half of households receive Social Security, reflecting the large number of retirees in our communities who have earned retirement benefits over a lifetime of work. By comparison, only about 3% of households receive General Assistance, one of the smallest income categories in our resident population.

Many households also rely on more than one source of income to make ends meet. Employment income is often combined with Social Security, pensions, or disability benefits, illustrating the reality that many residents piece together several modest income streams rather than relying on a single source.

Our residents represent some of the lowest-income households in our region. More than half qualify as Extremely Low Income, and approximately 70% receive rental assistance to help keep housing affordable. On average, the apartments in our portfolio rent for about $1,250 per month, while residents pay an average of $731 per month out of pocket. Rental assistance bridges that gap, making it possible for seniors, working households, and people with disabilities to remain safely housed while paying a rent that reflects their income rather than the full cost of housing.

Our resident community includes people from a variety of racial and ethnic backgrounds. Among households that reported race, 93% identified as White, while 7% identified as Black, Asian, American Indian, multiracial, or another race. Approximately 2% of households identified as Hispanic or Latino. Like the broader Addison County community, our residents come from a range of backgrounds and life experiences, united by the need for safe, stable, and affordable housing.

Ultimately, these numbers reinforce something we see every day: affordable housing serves seniors living on retirement income, working adults, people with disabilities, and families striving to remain in the communities they call home.
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Behind every statistic is a neighbor. Affordable housing isn't simply about lowering housing costs—it's about preserving stability, strengthening communities, and ensuring that people of all backgrounds and income levels have the opportunity to call Addison County home.
 

On June 8, Addison Housing Works completed the acquisition of Valley View Apartments, preserving 24 affordable homes for seniors in Vergennes and ensuring that the community will remain affordable for generations to come.

Located at 13 Walker Avenue, Valley View has been an important housing resource for older adults since it was built in 1979. The property includes 24 apartments—22 one-bedroom homes and two two-bedroom homes—and all of the apartments are supported through a federal housing assistance program that allows residents to pay rent based on their income.
For many residents, Valley View is more than just an apartment building. It is a community where neighbors look out for one another, where residents can remain connected to local services and amenities, and where older adults can continue living independently in the community they call home.

When the property became available for sale, Addison Housing Works saw an opportunity to preserve a critical affordable housing resource at a time when both housing costs and demand for senior housing continue to rise. Across Addison County, affordable apartments remain in short supply, and AHW maintains waitlists that far exceed the number of homes that become available each year.

“Preserving affordable housing is often the fastest and most effective way to address our housing shortage,” said Addison Housing Works Executive Director Elise Shanbacker. “By acquiring Valley View, we're protecting 24 affordable homes that already exist, while strengthening the services and support available to the residents who live there.”

AHW began managing Valley View on April 1, giving staff an opportunity to become familiar with the property and build relationships with residents before the acquisition closed. Now, as both owner and manager, AHW is focused on providing long-term stewardship of the property while expanding opportunities for resident engagement and support.

"We're so happy you all are here. It's so nice to see so many smiling faces." One resident said of their experience with AHW employees. In passing, another resident shared, "Your maintenance team is so quick to respond. They are all so nice. Please let them know we appreciate that." 

Because Valley View serves older adults, AHW plans to strengthen connections to supportive services through its SASH (Support and Services at Home) program and Family Support Team. Residents will have access to wellness programming, service coordination, community-building activities, and other resources that help seniors remain healthy, connected, and independent.

The acquisition was made possible through a partnership of public and mission-driven financing sources. More than $2.1 million in funding was provided through the Vermont Housing and Conservation Board, complemented by $500,000 in social impact financing from the Vermont Community Loan Fund. These investments reflect a shared commitment to preserving affordable housing and preventing the displacement of Vermont seniors.

AHW is also excited to build on the strong sense of community that already exists at Valley View. Earlier this spring, the organization's Family Support Team helped arrange a donation of flowers for the property's raised-bed gardens, and AHW looks forward to expanding community gardening and resident engagement opportunities in the years ahead.

As Addison Housing Works continues its mission of creating and preserving affordable housing throughout Addison County, the acquisition of Valley View Apartments represents an important investment in both housing stability and healthy aging.
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Most importantly, it ensures that 24 affordable homes in Vergennes will remain available to the seniors who need them—not just today, but for generations to come.

Addison Housing Works is excited to invite the community to our annual Neighborhood Block Party on Friday, September 18, from 4:00–7:00 PM at the American Legion in Vergennes.
This year, we're taking over Armory Lane for our annual community celebration, showcasing the vibrant neighborhood of 49 permanently affordable AHW homes in the heart of Vergennes. The Block Party is an opportunity to celebrate not only affordable housing, but also the connections, friendships, and sense of belonging that help communities thrive.
More than just a fundraiser, the Neighborhood Block Party is a celebration of community. Each year, residents, supporters, local businesses, community partners, and neighbors come together to connect, have fun, and support the work of creating and preserving affordable homes throughout Addison County.
At Addison Housing Works, we believe that housing is about more than buildings. Strong communities are built when people have stable homes, meaningful connections, and opportunities to thrive. Armory Lane is a wonderful example of that vision in action, and this year's event gives attendees a chance to experience and celebrate this special neighborhood firsthand.
This year's event will feature live music from The Grift, family-friendly games and activities, property tours, a silent auction, local food vendors, and a cash bar. Food will be available for purchase from local vendors, making it easy for attendees to enjoy an evening out while supporting local businesses.
Whether you're a longtime supporter of affordable housing, a resident, a community partner, or someone who simply wants to learn more about AHW's work, the Neighborhood Block Party offers a welcoming space to connect with others who care about building a stronger Addison County.
We're especially grateful to our presenting sponsors, Deppman Law and Otter Creek Engineering, whose support helps make this event possible.
Tickets are just $10 and are available now:
https://bit.ly/AHWBlockParty
Businesses and organizations interested in sponsoring the event are encouraged to reach out. Sponsorship opportunities remain available and offer a meaningful way to support affordable housing while demonstrating a commitment to our community.
For sponsorship information or event questions, contact Engagement Manager, Kara Bradford, at [email protected].
We hope you'll join us on September 18 for an evening of music, community, and celebration in support of affordable housing.

Al Rotax is a lifelong Addison County resident who grew up in North Ferrisburgh and spent much of his life working physically demanding jobs, including farming and working for a moving company. Throughout his life, Al has been a caregiver and helper to those around him. For many years, he lived with and cared for friends in need, including one of his closest friends who ultimately passed away from cancer.

As he approached retirement age, Al found himself without stable housing. During the COVID-19 pandemic, he connected with a shelter in Middlebury and quickly became a beloved member of the community. Drawing on his farming background, he helped build gardens and taught fellow residents how to grow fresh vegetables.

But shelter living was not a long-term solution, especially as Al faced significant health challenges, including bladder cancer and a deteriorating hip that eventually required replacement surgery. Over the next several years, he moved twice more while searching for the right fit. First, he lived in a shared housing community in Vergennes, where he recovered from cancer treatments and hip surgery. Later, he moved to an Addison Housing Works (AHW) property in Middlebury. While he appreciated having his own apartment, he missed the community connections he had built in Vergennes and Ferrisburgh.

When AHW offered Al an apartment at Armory Lane in Vergennes, he knew immediately it was where he belonged.

"I'm glad I got in here," Al said. "It's quiet. It's good."

Today, Al has found stability and peace at Armory Lane. He is a master puzzler, avid fisherman, and enjoys a happening social life! He even gets to tap into his love of gardening by joining the gardening committee which helps AHW staff maintain the flower boxes around the property. His apartment is decorated with complete puzzles and a replica of one of his proudest catches—a 20-inch rainbow trout.

Al continues to look for ways to help others. Recently, he restored an unused electric wheelchair for a fellow resident living with a health condition, helping his friend regain a sense of freedom and independence. When asked about his generosity, he simply said “I like helping people.”
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From caring for friends to building gardens and supporting his neighbors, Al has spent a lifetime giving back. His self-deprecating humor, positive attitude, and generous spirit have made him a valued member of the Armory Lane community and a reminder that housing is about more than a place to live—it's about belonging and community.

Addison Housing Works would like to extend a thank you to the Middlebury FFA Chapter, and especially to Hailey, for their generous donation of six tie blankets and twelve cake kits for our residents.

As part of a community service project for the Vermont FFA State Convention, members of the Middlebury FFA Chapter created handmade tie blankets and assembled soda cake kits, each accompanied by a handwritten card. The blankets, measuring approximately 4 by 6 ft, are perfect for staying warm and cozy during Vermont's colder months. The cake kits are non-perishable and free from common allergens, making them an accessible and thoughtful treat.

We are grateful for the time, care, and generosity that went into this project.  

Thank you, Middlebury FFA, for your kindness and support!