How VOA Southeast Is Building Affordable Housing in Georgia
Everyone deserves a safe place to live. That’s why, at VOA Southeast, we don’t just help people find affordable housing: we’re building more of it.
Take Newnan Crossing, a $14.5 million, 74-unit development outside the suburbs of Atlanta, GA, that opened in September, 2022. With rents for one- and two-bedroom apartments priced at under $900 for lower income adults ages 55 and up, Newnan Crossing is one of twelve multifamily communities that VOA Southeast has helped develop through the federal government’s Low Income Housing Tax Credit (LIHTC) program.
“It’s such a nice area,” says Kennedy Payne, the Property Manager at Newnan Crossing. “All the amenities in the area are so close for the residents, and I feel like that’s one of the most important things.”
The apartment complex is right next to two major grocery stores, Kroger and Publix, and the Ashley Park open-air shopping center. It’s also near a hospital, the Piedmont Healthcare Center, where many residents go for doctors’ appointments – and where a number of residents work as well.
“We have a decent amount of residents who still work, so everyone’s pretty active around here,” says Payne. Newnan Crossing caters to seniors, but the wide age range means many of them aren’t retired. She mentioned a number of residents also work in the local school system.
How VOA Draws New LIHTC Developments to Georgia
The LIHTC program was created in order to incentivize private developers to build housing in markets where they were otherwise unlikely to build. VOA Southeast’s LIHTC properties are designed to provide affordable housing, but for lower to middle income residents who are making between 50 – 60% of the Area Median Income (AMI).
New developments often focus on areas that aren’t fully rural, but aren’t fully urban either, where the demand for affordable lower and middle income housing is the greatest. The age range for residents is also wider than it is for HUD-funded programs: usually 55 years of age and older.
“At the end of the day, no matter what, these projects have to be able to sustain themselves,” said Sherry Atchison, VOA Southeast’s Director of Project Development. Over the course of applying for LIHTC funding, VOA Southeast and the developers they partner with have to establish that:
- There’s demand for lower income housing in the area
- That the rent will be reasonable and affordable but also high enough to maintain the property
- That VOA Southeast will be able to manage the property for at least 15 years
- That the new development benefits and engages the broader community
“One of the things that housing finance authorities have really started emphasizing over the last 3 to 5 years is community transformation,” says Atchison. “They want to connect housing to improving communities and bringing them back to where they were in the past.”
“The whole point is to engage the community on a broader scale than just the housing,” said Atchison. In addition to its 74 units, Newnan Crossing has a wealth of new amenities, including a computer center, a community room for social gatherings, a health and wellness center, outdoor walkways for residents – even a large community garden where residents can grow fruits and vegetables.
Safety and Community for Seniors at Newnan Crossing
Though she’s not outdoorsy herself, Miss Sharlean, a resident at Newnan Crossing, said she enjoys the community garden, which she can see each day from her second story window.
“It brightens my day,” she says. “It’s pretty out there.”
A lifelong resident of Newnan, GA, Miss Sharlean had to give up her job as a District Manager at Family Dollar due to a disability and eventually sold her house.
“I had stairs, and the doctor told me I couldn’t manage stairs any more.”
For her, it’s the little details that make Newnan Crossing a great place for her and other seniors to live.
“It’s quiet. It’s safe. It’s very lit up, so I’m not scared to come in late at night,” she says. “It’s got elevators. I walk with a cane, so that’s a good thing.” She noted that small touches like carpeting on the steps and frequent landings in the stairwell make them easier to navigate if you have to.
Most of all, Miss Sharlean says that the quality of the property management makes a huge difference.
“Anything we need, [Kennedy’s] there for us,” says Miss Sharlean. “You don’t see that with a lot of property managers. She cares. I was a district manager. I know you’ve got to care for your people for them to care for you.”
Miss Sharlean originally moved into a different apartment building in town, but she wasn’t satisfied with it. Not only were the rents much higher – nearly $400 more per month for a one-bedroom apartment compared with her current two-bedroom – but the rental company didn’t put effort into upkeep and maintenance.
“They didn’t really care. Anything that happened at that old one, you had to wait. Plus the rent was ridiculous. When you’re on a limited income, it’s hard when you get a twelve, thirteen, fourteen thousand dollar rent.”
“We’re the least expensive [residence] in the area by far,” said Payne. “For the location and the safety of the area, our [rental] prices really can’t be beat.”
There are a few different apartment layouts at Newnan Crossing. One bedroom apartments are 690 square feet and two bedroom apartments are 880 square feet. All of the units are priced under $900 per month.
Rents like these make it possible for older adults to find safe, supportive communities.
“I love my neighbors,” said Miss Sharlean. “We socialize. We play cards, we do bingo. We set up events for the holidays. We have fish fries. We do it all.”
With two adult children and twelve grandkids, Miss Sharlean often hosts her family at the apartment for cookouts and other events.
“They like it out here,” she says about her grandkids. “They like to go out and look at the garden, or sit on the porch and play games.”
In addition to shepherding the initial development, VOA Southeast has committed to providing $50,000 in funds to enhance the broader community around the apartments. VOA Southeast is working with the city of Newnan to determine how those funds will be used: whether it be an afterschool program, improvements for public parks, or services aimed specifically at senior citizens like funding for a senior center.
And just three hours away, in Tifton, GA, VOA Southeast is developing another property, Magnolia Villas, a $13.2 million 46-unit apartment building slated to open in January, 2025.
Donate to VOA Southeast to help seniors live in safety and dignity
Everyone deserves a place to call home. At VOA Southeast, we’re committed to ensuring that people from all walks of life can access safe, affordable housing.
Our programs touched the lives of over 54,000 people last year: from seniors and veterans in need, to people struggling with addiction and mental health challenges, to people living with life-altering physical and developmental disabilities. VOA Southeast’s services help people find the stability and security they need to not just recover but flourish.
Make a one time donation or consider giving to us monthly to sustain our work. Every dollar makes a difference!
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