To repair or replace substandard housing in the City of Williamsburg, James City County, and York County. Our unique strength is the formation of true partnership between communities, volunteers, and our neighbors to achieve the goal of safe, warm, and dry housing.

Area Median Income vs. Affordable Housing Prices in the Historic Triangle

Williamsburg, James City County, and York County—faces a severe housing affordability crisis. While the 2025 Area Median Income (AMI) for the region stands at $106,500, median home prices have surged to levels that make homeownership increasingly unattainable for moderate and low-income working families. This analysis examines the widening gap between income levels and housing costs, revealing a fundamental mismatch that threatens the economic vitality and diversity of our community.
 

The housing market in the Historic Triangle has experienced dramatic increases over the past decade, far outpacing income growth:

Median Home Sale Prices (as of June 2025):

• James City County: $485,000 (74% increase since January 2016)

• York County: $477,500 (75% increase since January 2016)

• Williamsburg: $377,000 (64% increase since January 2016)
  
  Cost-Burdened Households
  The impact of this affordability gap is evident in the number of cost-burdened households—those paying more than 30% of their income for housing:
   

• James City County: Approximately 4,695 households (30% of all households) are cost-burdened

• Severely cost-burdened: 3,340 households pay more than 50% of their income for housing

• Williamsburg: One-third of city households spend too much on housing

• York County: 70% of residents believe housing is no longer affordable in the county.
  
  Who Is Affected?
  The affordability crisis impacts critical segments of the Historic Triangle workforce:
   

• Service and Tourism Workers: The Historic Triangle's economy relies heavily on tourism, with 18.4% of employment in accommodation and food services—jobs that average just $329 per week. More than 4,000 families in these sectors spend more than 35% of their income on rent.
   

• Essential Workers: About one-third of workers in James City County (29.4% or 7,634 people) earn approximately $16,245 per year working full-time at lower wage levels. These workers can afford only $406 per month in housing costs, forcing many to commute from outside the area or live in substandard conditions.
   

• Seniors: A rapidly growing segment of cost-burdened residents are seniors on fixed incomes who can no longer afford to remain in the community where they've lived for years. Social services directors report that seniors comprise the fastest-growing group seeking housing assistance.
   

• Young Families and First-Time Homebuyers: Height and density limitations in James City County restrict multifamily housing development, making it nearly impossible for young working families to find affordable starter homes in the area.
  
  Economic and Community Consequences
  
  The housing affordability crisis has far-reaching implications:

• Workforce Challenges: Only about 10% of Williamsburg workers live in the city. More than 17,000 people commute to James City County from other areas daily. This creates:

• Increased traffic congestion

• Higher infrastructure costs

• Environmental impacts

• Reduced quality of life for workers

• Economic Vulnerability: Local task forces warn that the lack of affordable housing makes it increasingly difficult for businesses to attract and retain the workforce they need, including service workers, teachers, and public safety personnel.

• Community Diversity: As one task force noted, the county cannot be a truly diverse community "if our community is segregated by income, race, or other factors."

• Housing Quality: Many income-limited households live in substandard housing—dilapidated mobile homes or older, distressed single-family rentals—because these are the only options they can afford near their jobs.
  
  Conclusion
  The Historic Triangle faces a critical choice. The current trajectory—with median home prices rising 64-75% while incomes grow more modestly—is unsustainable. The gap between the $106,500 Area Median Income and median home prices approaching $500,000 represents more than a housing crisis; it threatens the economic vitality, diversity, and character of our community. Addressing this crisis requires a multi-faceted approach including zoning reform to allow higher-density development, public-private partnerships to create affordable housing options, and a commitment to ensuring that the people who serve our community—from restaurant workers to teachers to healthcare providers—can afford to live here.  Without action, the Historic Triangle risks becoming an exclusive enclave where only the wealthy can afford to live, while the essential workers who keep our community running are forced to commute from increasingly distant locations or leave the area entirely.

Sources: 

• U.S. Department of Housing and Urban Development FY2025 Income Limits

• Virginia Association of Realtors (2025)

• James City County Housing Task Force (2017-2019)

• York County Demographic Studies (2022-2023)

• Williamsburg Housing Task Force (2021)

• U.S. Census Bureau American Community Survey