Developers and residents at Charlotte town hall outline steep cost, policy and NIMBY hurdles to affordable housing

Developers and neighborhood leaders at a Charlotte town hall agreed on one stark fact: building affordable and attainable housing is getting harder.

On a developer panel convened by Rob Manfelt, speakers described a mix of market and policy forces that squeeze lower-rent projects. Tim Sinema of Crossland Southeast compared two tax-credit-era projects and said per-unit costs rose from about $170,000 to $335,000 over six years, straining financing that supports lower-income rents. Laura Beltrew of Habitat Charlotte Region told the room that area median income rose roughly 74% over a decade while building costs rose much faster, widening the gap between wages and housing prices.

Peter Pappas, CEO of Twiliger Pappas and Pappas Properties, described projects that required major upfront infrastructure investments — he cited a development that included roughly $111 million in roads and off-site improvements — and argued that policy flexibility and shared offsets make some projects feasible. Pappas and other developers urged programmatic solutions rather than ad-hoc negotiation: repeated meetings and a predictable, scalable package of incentives (for example, targeted tax abatements or a municipal housing fund) would help make more attainable units financeable.

Neighborhood leaders said financing fixes alone will not be enough. Karen Sullivan and other panelists pressed developers to begin engagement "yesterday," arguing early conversations — before permits are filed — give residents a real chance to influence site plans, buffers and amenities. Sean Kennedy, an impact developer, framed the politics: "Nobody wants affordable, attainable housing in their backyard," he said, and called for reframing — mixed-income or workforce housing narratives — to reduce opposition.

Panelists debated possible offsets and policies. Peter Pappas proposed tax abatement as a scalable way to share the cost; others highlighted housing impact funds and equity vehicles that accept below-market returns to reduce rents. Several developers pointed to federal tax-credit rules that add complexity: projects located in areas of concentrated poverty receive more tax-credit incentives, which can skew where projects are financially viable.

No formal policy decisions were announced at the town hall. Organizers said staff will compile table comments and bring community feedback to relevant committees. Panelists left a clear inventory of policy avenues for council consideration: programmatic offsets (tax abatements, housing funds), process reforms to shorten timelines and clearer expectations for when community benefits will be implemented.