By Lewis Loflin
In 2005, Bristol, Virginia, residents faced significant financial strain from a 15.5% average increase in property assessments and a 40% hike in electricity rates. In Washington County, assessments rose by 27%. A local resident remarked, “I don’t want my taxes to go any higher. When you’re on a fixed income, there’s not much you can do.” These increases coincided with a housing boom driven by retirees and newcomers attracted to Bristol’s low cost of living and recreational opportunities, such as Bristol Motor Speedway.
The influx of wealthier residents from high-cost regions fueled rising property values, making housing unaffordable for many locals reliant on local wages. Bristol’s focus on tourism-related industries, which generate tax revenue through meal and lodging taxes, often creates low-paying service jobs, exacerbating the affordability gap.
In 2006, a proposed affordable housing project at Exit 7 off Interstate 81 in Bristol, Virginia, sparked controversy. The site, previously a trailer park from which 50 low-income families were displaced for a failed shopping center, was targeted for 72 townhouse-style apartments by The Landmark Group of Winston-Salem, North Carolina. The $7.8 million project, funded partly by $5 million in federal tax credits, aimed to serve working households earning up to 60% of the region’s median income ($27,900 in 2006), with rents ranging from $340 to $600 per month.
The Bristol Virginia Planning Commission initially approved the project in February 2006, citing its alignment with planning goals. Landmark, experienced in developing housing for seniors and disabled residents, emphasized integration, with Rex Todd stating, “The idea is to integrate people, rather than sequester working-class people on one side of town.” However, opposition from wealthier residents in the Exit 7 area, a more affluent part of Bristol, led to significant pushback.
Wealthy residents opposed the project, citing concerns about property values and labeling it “low-income” housing, while Landmark called it “affordable.” At public meetings, opponents demanded delays and additional scrutiny, with one resident requesting criminal background checks be tied to the property’s deed to bind future owners. Rex Todd clarified that Landmark’s rigorous background and credit checks were standard but could not legally bind future owners. He also affirmed the company’s intent to manage the property long-term, dismissing suggestions of a quick sale.
The controversy revealed deep class divisions, with critics arguing that working-class residents should not live near affluent neighborhoods, despite one-third of Bristol residents qualifying for the proposed rents.
On September 13, 2006, the Bristol City Council returned the proposal to the Planning Commission for reconsideration, prompting criticism from local media. Terms like “pandering” and “bigoted” were used to describe officials’ responses to public pressure. The Bristol Herald Courier warned of potential federal discrimination lawsuits, noting that cities reversing approvals based on income could face scrutiny from the U.S. Department of Justice.
The Bristol City Attorney advised that reversing the project’s approval could violate federal anti-discrimination laws, as income-based zoning decisions are prohibited. The Virginia Housing Development Authority monitored the situation, and historical cases, such as a Fredericksburg, Virginia, project, showed that fears of declining property values were often unfounded. In Fredericksburg, property values doubled after a similar project was built.
Efforts to locate updated outcomes for the Exit 7 project were inconclusive due to limited public records. However, the controversy underscores ongoing challenges in Washington County and Bristol, where housing affordability remains a concern. In 2023, the U.S. Census Bureau reported that 49.7% of renters nationwide spent over 30% of their income on housing, a trend reflected locally as median home prices in Virginia rose 7.3% from 2022 to 2023, outpacing wage growth.
Acknowledgment: I’d like to thank Grok, an AI by xAI, for helping me draft and refine this article. The final edits and perspective are my own.
